I’ve been asked this question twice this week. Is it a problem to remove the tubs from each bathroom? People planning a remodel asked if it was a big deal or not to only have a walk-in shower in each bathroom. Here are my thoughts, and I really want to hear from you too. Anything to add?
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It’s not a black and white answer: There’s not one black-and-white answer that applies to every house, price range, location, or market. Bottom line. But backing up, part of the fun of working in real estate is figuring out how to answer questions like this in a way that is balanced and hopefully reflective of the sentiment in the marketplace.
Generally, here’s what I think: I have mixed feelings. Most of all, I favor keeping one tub in the house somewhere just in case it’s needed. This seems wise because a tub is good for kids especially, and you never know when you might need to soak (or soak something). Moreover, if you ever want to do viral cold plunge videos inside your home, then you’re good to go. Haha. Seriously though, tubs can be very important to some buyers, and it can limit the pool of prospective future buyers by removing a tub. Yet, part of me isn’t as concerned for a property that is going to attract a small household or older individuals (such as a “move up” neighborhood). Personally, I’m at a stage in life where the tub just isn’t important any longer now that the kids are grown. So, if I was shopping for a home today, and there wasn’t a tub, it wouldn’t be a deal-killer (especially since both bathrooms were likely recently remodeled). But that’s just me. And it doesn’t matter what I think. What does the market think?
Trends change: What people prefer is constantly changing, and the same is true with tubs and showers. At the very least, it’s more common to see a tub in the primary bathroom removed during a remodel. But what about the hall tub? Well, that’s what this post is about.
It’s never just about resale value: Often we talk about doing something to a home only for the sake of resale value, but in my opinion, it’s never just about what future buyers will pay. What do you want out of your home? What’s going to make you happy? My advice? Keep an eye on resale value if that’s important to you, but don’t neglect what you really want to do because you only get one life. On that note, in case my wife is reading… We’re going to build a private beach in the backyard with a helicopter pad and skate park.
Asking people what they think: Without exhaustive research, we don’t have the benefit of running comps with and without tubs to see if there is any statistical price difference, but we can ask people what they think. I realize that’s subjective, but part of real estate knowledge and expertise is being in touch with what people are thinking and saying.
My Twitter (X) poll this week: This one had 658 votes, and 56% of people said the lack of a tub would be a clear negative. It’s important to note the hesitation here with “maybe” and “it depends” too. In other words, there was strong potential for no tubs to be a negative for about 75% of people. Yet, about 25% said it was no big deal if there wasn’t a tub, and that’s also something we want to consider. The comments are insightful too. See poll here.
My Instagram poll: This poll from my stories only had 153 votes, but what I really like about Instagram is you can see who votes. I know that sounds creepy, but it’s powerful for me when I’m trying to understand an aspect of the market. What’s especially valuable is to see local real estate agents I know vote one way or another. In short, there are people on both sides of yes and no that I have tremendous respect for, though the poll weighed heavily in favor of it being a negative without a tub.
55+ communities: These days builders in 55+ communities are tending to have zero threshold showers in the primary bathroom, but the hall bathroom in many cases still has a tub. I don’t have exhaustive analysis for every 55+ property, so I’d love to hear from specialists, but this seems meaningful. Yet, yesterday a real estate agent was telling me about a friend in Sun City Lincoln Hills who is wanting to remove the hall tub, so there are clearly people who don’t want a tub in 55+ communities.
Splitting hairs to prove an adjustment: Okay, so most people want a tub, but does removing the hall tub damage value? Well, I think that’s hard to answer because we don’t have much data. Not only are there few homes without a tub, but in our local MLS, it would be incredibly difficult to even find homes without tubs because the local custom is to consider it a full bathroom even if it doesn’t have a tub. I realize some markets say it’s a 0.75 bathroom if there isn’t a tub, but that’s not what we do locally. Has marketability been damaged though? Probably so since there aren’t as many willing buyers. But does that lead to an automatic value impact if there are say 25% of buyers who would still buy the house? (using the figure from my poll). That’s the tricky part. Some of this will come down to what individual buyers think, how much they love the rest of the house, and probably how much supply is on the market. We also have to consider location since this can likely be a more glaring issue for a house with a family with kids rather than something an older adult might buy. I’ve found sometimes a home can have a negative aspect for lots of people, but that doesn’t always mean it’s going to sell for less. Yet, sometimes when something is a big deal for many people, there can be a loss in value. Maybe we don’t have comps to support an adjustment, but when a property is listed for sale and the price has to be lowered to find the right buyer, that sounds like data to me. Ultimately, all I’m saying is this is challenging to actually prove statistically, and there isn’t one quick answer.
Advice for owners & looking to the comps: What I would recommend for any owner considering removing a tub is to talk to a few local real estate professionals to ask their opinion. Do you think this could damage value? Would it be a negative for buyers or an asset? Have you ever seen a house sell without a tub? Was it a big deal or not? And look to the comps. Scour every new listing that comes on the market to see what the bathrooms are like. If there aren’t any homes without tubs, that could be very telling for you. And if the homes without tubs are selling on par with other units, then maybe it’s a non-issue in terms of value. In contrast, if homes without tubs are awkward and taking a hit to value, then that’s something to consider if resale value is important to you. Most of all, consider prospective buyers for your home. Do you think buyers are going to want a tub? That’s reasonable to ask, so this is where we have to be in touch with the buyer profile in the neighborhood. Ultimately, do whatever the heck you want, but keep the future market in mind if that’s important to you.
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Questions: What do you think about removing a tub? How would you answer this question if someone asked you? Any stories or real-life examples to share? I’d love to hear.
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My wife, for one, will need a tub in HER bathroom and she won’t use the hall bathroom. I don’t use a tub. I think a tub is for kids and women. A related fixture – a bidet. Do those add value? If you ADD one, is it a 1.5 bath? What if the homeowner goes “French” and replaces the commode with a bidet? Is that forcing a foreign activity?
Thanks Jay. I’m not a tub guy personally. But I suppose if we had an incredible tub, I’d probably rethink that. Deep question about a bidet. Ha. 🙂
My opinion, always keep one tub in your home. I don’t care myself but I know a lot of women who take baths and occasionally I’ve had to use for my grandkids.
Thank you Meg. I appreciate it. I’ve thought about that myself. We are nowhere near having grandkids as far as I know, but if we did remove tubs, that could be an issue.
I can’t put a value on this, but I do know that families with kids want a tub. Adults usually don’t care. I recently sold a house with two showers and no tubs, and it didn’t seem to matter; no one asked about the situation.
Thank you Paul. Love to hear the commentary. I agree. The issue is mostly split around kids, but there are also some adults who want a tub. And yeah, hard to really put a value on something like this.
Thanks for adding clarity to this question! My clients are in the process of doing a house remodel and didn’t know if it would produce less value to the home. I personally think that a tub is needed, because of kids, but if you look at some very expensive home models, the tub in the bathrooms are a stand out item! Some add different character in big bathrooms! I’m impressed with your analysis to this great question 🙂 Thanks for sharing
Realtorchick
Thank you Lydia. And I really appreciate you reaching out about that this week. It helped me articulate some thoughts. In real estate, it’s not always a simple yes or no. There are many layers to the discussion.
30 years ago, no tub may have been met with a market reaction. I would have noted it then. But I see market acceptance now for this, like great rooms instead of formal living rooms. A tub may be able to be added if preferred. It’s too obscure to quantify.
Thank you Helen. Yeah, very challenging to quantify. Appreciate your take.
I believe having a tub may help with resell because some buyers put it on their desired features list. This seems to be particularly relevant to households with kids. Although I have also had some adults, both ladies and gentlemen, who were looking for a tub. I don’t think it is a great idea to do something (removing a tub) that could potentially eliminate some buyers. Interesting point about 55+ communities, a walk-in/accessible shower could very well be a more desired feature.
Thank you Michael. Yeah, it’s still pretty unconventional to remove the tub in the hall bathroom.
This is one of those things that even if you did have a bunch of comps with and without tubs, the value or loss of value could get lost in the noise of the data. If you’re remodeling to flip, do what is most common in the market. If you’re remodeling to live in, do what you like and enjoy it.
Thanks Gary. Totally agree. One person yesterday on Instagram told me if there is a loss in value, it could be pretty minor. Of course, another person said the loss in value could be 5%. Tough to really whittle value down like this in my opinion. One thing buyers would consider is the cost-to-cure if there was an issue too. Totally agree with your last sentence.
I see this as pertaining to age restricted developments, unless there are walk in tubs, showers are perceived as a safer option for many reasons within the elderly pop. As far as removing all tubs from a residence for non age restricted, well I look at this as subjective also. Depending on what is considered or expected by buyers within that particular market, a cost to cure upon resale or if one wants to be extremely Hair splitting intrinsic if the property has over sized or illusions showers only! Just this certified Cats opinion!
Thanks Irva. I appreciate hearing your perspective. It does seem safer with an older age. I even think this with my own house and the lack of a walk-in option. That could be an issue at some point.
Hey Ryan,
The last 10 years of my soccer career was played between injuries so I see the value in having a tub for injury recovery. I think it’s more important for older folks who do not want to downsize or move to a retirement community to have a tub. That said, I’ve seen a lot of tubs replaced with more accessible options.
I think your point is dead on that not having a tub reduces the potential buyer pool. Since the cost to cure is relatively low, and data is certainly an issue in our markets, I lean towards little value impact. But I wouldn’t want to prove it in court.
Solid point. I appreciate hearing from your personal experience. And helpful commentary. I find sometimes people put a massive percentage value decrease on something that costs significantly less to actually cure. Doesn’t always make sense.
We removed upstairs, hall bathroom bathtub, smaller size works much better with walk-in. Went with a free standing tub for the ensuite. Removed large built in tub, much more space in large bathroom.
Larger 3k sq/ft house with 4bed/3bath. We would have been hesitant to purchase a house without a tub when our children were toddlers, so we kept one.
Thanks Mike. I appreciate hearing.
I agree you should change whatever you want to suit your lifestyle. You also have to consider others in the house or will soon be in the house, i.e., babies (need tub), toddlers (need tub). However on two story houses with tubs on both stories and elderly on 1st floor, consider converting tub to lo or no lip shower.
Very well stated. People may not need to consider future buyers, but they ought to really consider their household (and what might happen in the future). Solid.
I always tell folks to remodel for their “ creature comfort”, however we can all see the negative reactions. For me, where do I wash my 4-legged buds:)?
A hose in the front yard? Haha. Thanks Vicki.
This is actually something I consider when looking at homes.
My dream primary bathroom would have a nice wide walk-in shower with built-in bench and substantial grab bars. However, at some point my dreams will fade. My grown children will inherit my dream bathroom and it may not (and in my son’s case, definitely not) be their dream bathroom. Even if they choose to not reside in my homes and place them on the market, I would not want to, in any way, jeopardize their resale potential.
A suggested epitaph for me…
“She’s still looking at houses”
Thank you Patty. It’s so true about kids. They may not like what we’ve done to homes in terms of remodeling or our decor. I know my kids don’t like a couple of chairs we have in the living room. Haha. Too bad though. 🙂
Retired Comm & Residential appraiser here.
Back in the day I started in 1984 – At least ONE bathtub was required to get a Fannie Mae loan. I don’t remember about an FHA or VA and I know this has changed but I don’t know when.
60-inch cast iron tubs RULE!!
Yes, I like ’em. I remodeled my house here in 2015 and there is one cast iron tub in the house.
Good Luck everyone!!
Wow, I’ve never even thought about lending and tubs. Fascinating, Ed. Thanks.
I have been building for 30 years. The demographics have really changed. There was a time when the owner’s bath required a tub. Not for use but for show=sales. Today the 55+ crowd is scared to death of them, the “I have fallen and can’t get up” syndrome. I have found that a larger and more accessible shower is valued. But the question of a tub always comes up. I point to the second bath and everyone’s happy.
Thank you Fred. Really appreciate your insight. I think you’re spot on about a larger and more accessible shower. I think that’s what many people use the most for the primary bathroom anyway.
I don’t agree. “55+”! (How old are you, Fred??) What really screams “old people” is the walk-in tub. Not sure I would want one of those.
Personally, I think the value to a buyer is a balance of what both bathrooms look like. I absolutely HATE the tiny primary bathroom with a “coffin shower”. I understand that was a step-up in 1960, but not in 2024. I would like a separate shower and tub in “my” bathroom. (Yes, a much bigger bathroom!)
A well-remodeled hall bathroom with a large, beautiful shower has as much value as a cramped old shower-over-tub with strange tile. (IMHO)
Hi Ryan,
I agree with you. Leave at least one, you never know when you will need it! I don’t think any one ever doesn’t buy a house because it has a tub!
That’s a good way to look at it. Thank you DeeDee.
Me and my husband literally remodeled our starter home bathroom just to install a jacuzzi tub (ended up remodeling the whole house – you know how it goes).
It originally had showers in both the bathrooms. In my opinion eliminating tubs is not beneficial for a house in terms of maximizing its value and reaching the biggest pool of buyers.
Thanks for sharing. I like the way you put that about the pool of buyers. If an owner does remove all tubs, it’s important to be aware of this.
We work the Inner East Bay and we can always tell when someone from out of the area remodeled the house. A stand-alone tub? In drought country? Ha!
I removed my tub. By time I sell, there will be more remodeling to do besides a tub. Just tack it onto the invoice.
Oh wow, that’s an entirely different layer to consider. Thank you Amy.
Hi Amy
I’m with you on this!
Alison
I’m not a tub person either but agree. A tub in at least one bathroom is good for resale value. I’ve yet to run into a house that does not have at least one tub. Thanks for posting those though. It will good information in case I run into an appraisal of a home without any tubs!
Right on. Thank you Kim. This question is so basic, but I find it’s spurring lots of conversation. I’m really enjoying all these comments. Thankfully, by the time the appraiser gets to the property, we’ve somewhat seen the market speak, whether that means there were price reductions until value was found, or there were five offers (and buyers didn’t care at all).
The answer is interesting in the 55+ communities- in the older communities. The first thing people tend to do if they remodel the bathroom is completely eliminate the stupid-ass Tubs. The tubs a
originally put into the Del Webb properties, are the kind you couldn’t get out of if you were 35 years old! They are round; they are without anything to hold onto to hoist yourself out. How stupid. (experienced tub exiter).
My fear is that I will get a listing call from the tub, only to find they need a towel and some help!
People who do bath remodels in older, 55+ homes tend to build a shower that allows them to not lift their foot very far into the shower, or better, if you needed to, you could roll a wheelchair or somebody just walk in. It is usually , a very simple design -most do not put grab bars in, but they should. The majority leave the second bathroom, which has a tub shower combo, alone. They rarely use that other bathroom. There’s almost always a powder room for guests. The other bath tends to be occupied by guests and grandchildren. Do not remove that tub. It absolutely could affect the sale of that home to the variety of people who need a second bathroom for guests, and one for visiting grandchildren. Seniors do not soak hand washables in the tub. They have a laundry room or other large sink area. That is my insight.
Solid insight. Debra, thank you for sharing. This is really helpful. I know exactly the tubs you are talking about. They are massive, and functionally a problem. You’d think builders wouldn’t have installed these, but maybe at the time that’s what people were into. Thanks for your two cents.
On a related note, a 2-story unit is not something we really see in a 55+ community. I did see some in Roseville recently though, but the second story was a suite for live-in help. I didn’t know that until some local agents told me that was the issue. I was thinking, “Who in the world built a two-story in a 55+ community?” 🙂
What about rentals? Are their rentals that are very similar except one has a tub and the other does not? Does the market say that a rental with a tub rents for more than one that does not? Apply a GRM to the positive difference and use that as an adjustment on the sales grid?
Interesting idea. Thanks Dennis. If you crack the code on it, and it works, let me know. I think the problem is probably adequate data. I wonder if it would be an issue to rent. I’ll ask some property management friends next time I’m at a meeting. I’m guessing not an issue, but who knows.
Thanks!
I’m late to the party, as I’ve been out of town, but as some have covered above, people with kids, people who like baths, people who need to soak for therapeutic reasons, and people who dye clothing, would all prefer a house with a tub.
I wouldn’t want to risk eliminating my home from contention by removing the tub.
Thanks Steve. I always appreciate your take on things.
Many years ago I had an appraisal assignment where they had removed the hallway tub and made it a walk-in shower, resulting in no tubs. I had never seen this before, so I called the county office to see if dwelling were required to have a least 1 tub and the answer was no. So, ok, but my thoughts were where are you going to bathe children? I recommend leaving at least 1 tub.
Thank you Christine. I really appreciate hearing your take.
I sold a 3 bedroom 1 bath home as their broker last year and it had a remodeled walk in shower…and the finished basement casita also had a walk in shower.
I really think remodeled is a priority over a tub.
If buyers have kids under … say 7 years old … they will be interested in a tub. Think of how small that market is and kids get older and outgrow the tub later as time goes on.
When i appraise a house, i would mention a lack of a tub and likely need to comment about functional utility and make a small adjustment because mentioning it means the lender would need a comment why or why not an adjustment was applicable.
Thanks Sonja. That’s really interesting to consider. Being fully remodeled would not be something buyers would ignore.
If the buyer prefers a remodeled shower over a tub, then that’s great.
No judgment on your answer, but instead of thinking of how small the market is for families with kids under 7, I think of how large it is and always will be.
People will always be having kids, and they want tubs.
And, think about visiting grandkids.
If someone is going to remodel, I always recommend having a bathroom with a tub.
You can shower in a tub, but you can’t take a bath in a shower.
Tubs suck – They are hard to clean, tough to enter/exit for anyone that has a mobility issue (young or old). Cause parents to have to kneel on the floor to wash kids, waste a lot of water, and our children and grand-children all prefer the walk-in shower. for infants there are a plethora of basinets you can use in the kitchen sink or shower until they are big enough to shower with mom or dad or on their own.
Thanks Bob. Honestly, we hate cleaning our tub. It’s just not our love language. 🙂
During freezing weather in my area of North Texas, there have been a few times over the last 20 years when water service was interrupted. Each time a freeze was coming, we filled our bathtubs with water for flushing toilets. Super glad we had a tub during those times. People who live in hurricane prone areas do this when a hurricane is coming because they know utilities may be disrupted.
Oh wow, that’s really interesting. Yet another use for a tub… Thank you for sharing.
If you are gonna be using the skate park, you probably want to keep at least ONE bathtub. At your age being able to soak in a tub is critical. Unless, of course, you have a jacuzzi — then, nevermind! Great article, as always!!
Haha. Thanks for reading closely, Tracy. I appreciate you. And yes, solid point.
Function before form. The idea is to have a way to clean your body. A tub should not be mandatory but lack of a tub could be a functional obsolescence in some markets, say 55+ age communities. Like any other amenity, if you want a tub, buy the property that has a tub. If you can’t find one in your market, be the first on your block to install a tub.
Thank you David. I appreciate your take.
I was recently told by an AMC that my adjustments may not be made based on professional judgement, but need to be supported by DataMaster or some similar data collection company. also, no words like near or within easy reach of, along with no words like good, average, etc. i have worked as an appraiser for 47 years, but my professional judgment is not considered to be of any value. They seem to think i can find sales in today’s market for everything from pools car storage backing to lake, one side on a main street vs the other side, etc. Should I simply retire?
Thanks John. It’s hard to quantify some things. Don’t retire. Hit at least 50 years. I’m impressed. 🙂 I’m actually 47 years old, so you’ve been appraising literally my entire life. 🙂
Professional judgement is great, but USPAP requires support for adjustment and maybe lack of adjustment. 1. Identify the problem to be solved. (Is there a problem ?), 2. Determine and perform the scope of work necessary to develop credible assignment results. 3. Disclose the scope of work in the report.
This is not new. Carefully read some other appraiser’s report. Decide what you would do if you were the reviewer.
I was there in the 60’s also. The highway department never allowed professional judgement.