Tub or no tub, that is the question?
We also have a huge master bath about 350 sqft. Had what was called a “garden tub” I removed. I then put in a freestanding tub and faucet. Already have a huge shower with bench but decided to put a tub in anyway. We have three other full baths in this house, but since it’s almost 4000 sqft we put in another tub. I doubt we’ll ever use it, but all the master bathrooms in this subdivision have a tub and large shower for the resale. Nice thing about this tub is it would be easy to remove and only require the replacement of two tiles if someone wanted the extra space.
We don't have a tub in this house.  The only use I've had for a tub in the last 40 years or so is to give the dogs a bath.
Thank you all for the great advice and discussion.  Most helpful.  In reacting to the comments, the one that has been at the root of our concerns is whether there is any resale issue.  That is the only place we have concerns.  The feedback offered has certainly diminished those greatly in validating the overall lack of use tubs are getting vs. luxury showers.  

So, regarding future sale of the home, one approach suggested by my wife to dimish that concern even further was to rough in the drain and water supply lines for a tub near the corner windows, and document that to go with the sales package if we ever sell.  

Initially I thought that was a dandy idea, but the more I thought about it, I am just not sure it's worth it.  It will mean adding that to my permits and also figuring out how to drain and vent the tub with a long run to the DWV stack behind the toilet closet.  The rough in will have to be tested, inspected, etc.   Doable but a nuisance at the very least.

I think we all know that in reality, installing a tub later would be expensive in any event and the rough plumbing would likely be a relatively small cost compared to prices of high end tubs, hardware, and finishing the area with tile, stone, wood, or whatever these days.  But it certainly could remove a psychological obstacle for a buyer since most people are not familiar with plumbing details.  

On the other hand, we live in a desirable area near DC and would expect to be able to command the market price for the home.  There would be no particular reason to think we would be on a razor's edge in terms of appealing to buyers such that the tub thing would make or break a deal.   

Probably overthinking this by now.    My wife and I agonize over things where normal people would just make a decision and move out.  But, the planning stage of a project is the time to allow for some overthinking as it has near-zero cost to making changes compared to the construction stage.  

Please continue to share your thoughts if you are so inclined.
sleepy hollow

Didn't read your whole post, but you have my permission to not install a tub in your MB. Any RE agent worth their salt will say you HAVE to have a tub, but I strongly disagree with this old way of thinking.
I think as long as you have one other tub in the house, the master bedroom does not need one.
The main reason to have a tub is if the buyer has small children.
If they have small kids, they probably don't want a giant luxury tub, more water to fill, harder to reach in and bathe the kids (the tub walls are higher), etc, etc.

I had a similar decision on my bathroom.. Enlarge the closet or put a tub in. I put a tub in. After a year, I am the only one that uses it, but I use it because I have back problems and the warm water jets help.. So that would be my only thought.. If you or your wife have a health condition where the jets might help, you might want to reconsider.. Other than that, seems like you don't want a tub there, so don't put it in.
Double post, so I will add something.

Do not put in a rough in for a tub "just in case"
Buyer will find that super strange.
They will think you screwed up the renovation and were just to lazy to do the job right.
Plus, it will look ugly.
Remodeled both bathrooms on 2nd floor about 4 years ago.  Kept bath tub (changed color) in the 2nd bath on the assumption that if we sold, it would be used by families with children and they would want a tub.  Also comes in handy for storing water during hurricanes.  Master bath no tub, but did install fancy shower unit with steam bath.  Neither of us has used a tub in forever, showers for both of us. Good luck on the remodel.
(02-16-2023, 10:33 AM)sleepy hollow Wrote: On the other hand, we live in a desirable area near DC and would expect to be able to command the market price for the home.  There would be no particular reason to think we would be on a razor's edge in terms of appealing to buyers such that the tub thing would make or break a deal.  

Please continue to share your thoughts if you are so inclined.

Sounds like you live in No Va or Montgomery County MD... am I close? If so, you will never have a problem selling your house as long as it's reasonably well maintained. And there will always be multiple offers. I've been inspecting homes in this area since 2016. There were always multiple offers before covid.. that was the norm. Now with a housing shortage, there are just a couple less offers and home prices haven't fallen here. We are in a rare area where Gov't employees and Gov't contractors aren't affected much by economic cycles.

Do what you want. It won't affect resale unless the work is bad or real ugly. Most people buying these homes have the ability to change whatever they want... except the neighborhood and access to DC. That's what you will be selling. Not a tub hook-up.

Don't sweat over it. I inspected a house Thursday in Silver Spring. 1900 sq ft, 90+ years old. Just an average house, updated but small baths and kitchen. On the market Monday, 6 offers by Wednesday, all cash deal. Asking price plus 5%. Closes Tuesday. In normal times, there may have only been 3 or 4 offers but still sold in just a day or two and probably above asking.
Neil Summers Home Inspections

I came to a stop sign and a skanky tweaker chick in a tube top climbed out of the brush and propositioned me.  She looked like she didn't have any teeth so I counted that as a plus.

... Kizar Sosay

Excellent feedback all.  Thank you for taking the time to offer your thoughts and experiences.  

To the home inspector, yes I live in Great Falls on the VA side.  Your anecdotes, experience, and overall assessment helps boost our confidence a great deal.  Thank you.  

I also appreciate the suggestion from one of the posters to nix the rough-in plumbing (though I was planning to hide it).  But the idea that it has a downside such as you suggest never occurred to me.  Very helpful advice.  Also something I don't want to have to puzzle through anyway.  So, win-win.

The tub I built in the guest bath is plenty big and a bit fancier than the builder grade.  It is up higher and has a wide ledge built into the wall side instead of the no ledge standard tub.  I layed it in a mortar bed so it is rock solid and could be mistaken for cast iron.   So, this helps a lot IMHO with not having another tub upstairs as the guest bath tub is really pleasant.  

Also the guest bath is a higher end bathroom with large format porcelain tiled floor, full porcelain faux marble tiled shower, sliced pebble floor with epoxy grout (great stuff).  The shower has a handheld on an adjustable bar in addition to the main shower head.  It's a great shower.  I use all schluter materials including Ditra to waterproof the floor.   I also heavily soundproofed the floor befor closing it up - rockwool, Quietwrap for the PVC drain pipes, and individually cut drywall pieces that are caulked to the wood I-Beam flanges in each bay.  I have 24" OC I-Beams so I decided to stiffen them by adding 2x6 bracing "boxes" and additional plywood between the flanges based on the recommendations of the manufacturer.  That floor is rock steady.  No deflection and no cracking tiles.

It took time but it was well worth it.  The bathroom is above the kitchen and you cannot hear a thing above you when in the kitchen while someone is bathing or showering or whatever.   Very happy about how that came out.  I dare say no remodeler would ever entertain the notion of doing all that work under the floor.  And it's all documented.  The work is fully permitted as well.  Those inspectors are a wealth of knowledge.  I routinely fail the first inspections but I never care about that as I learn alot and they are good with homeowners as a rule in my experience.  Perhaps they understand we pay all the bills.  

Looking to repeat a lot of this for the master bath but I am not putting tile down (except the shower of course).  Too much area and too hard for comfort and acoustics.  

Looking at perhaps some of the new waterproof engineered hardwood and maybe carpet near the closets.  Not sure, but it will be as high end as makes sense and as suits us.  

Thanks again to all.
sleepy hollow

From someone that’s been playing in luxury kitchen and baths as a consumer and provider all over the country for near on three decades - I can tell this:

Realtors will tell you you gotta have bath.  Realtors will tell you they’re outdated and you don’t need one. Realtors are fickle , strange creatures and most most of them don’t really know squat about real estate.  They’re great at being facilitators , personality counselors, and usually sales but they rarely  have hard data at the micro level about what really sells a home.  It’s more about “feel”.   Sure , they can tell you a 5bedroom sells better than a 2 bed , or vice versa or they’ve sold this type of house more than that kind but but it only takes one sucker , um I mean buyer for your house to sell.  Location and condition have more to do with it than whether you have master tub or master car wash -or- what brand you have.  

In my experience just as many people will be turned off by no master tub as will be turned on by having a two person shower with 6 features , a steam generator, and a fog-less shaving mirror.  Again, you only need one buyer to love your house to sell it. 

I can also tell you with national survey data to back it up that you ain’t gonna get your money back on any bath remodel come sale time - so you better get what YOU want , not what you (or some realtor) thinks or guesses the future buyer might want.   Your chances are better at the casino. 

The first thing you should do before this starts is to consult a designer and or plumber about how you’re going to supply A LOT of hot water to this bath.  Bigger challenge if you need the same heater to supply the rest of the home for children and or guests.  Big tubs and car wash showers use a lot of hot water.  One of those can deplete a typical 40-50 gallon tank in a few minutes. And then you / your spouse/ guests are going to have to wait quite a while for that to re heat a tankful just to start over again.

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