New construction, lovely floor plan, wonderful kitchen and beautiful all around but, but (!) - would you want to live with this?
You can't tell, can you?
This is a high-end electrical cook top.
There is a high-end kitchen light/fan above.
The two high center cabinet doors do not open up as they hide the exhaust fan discharge tubing.
The fan is behind the pediment feature above the cook top. It is flush to the bottom of the cabinet and directly above the cook top.
Things look great up to now, right?
However, this is what you can't determine until you get in there.
The counter top is 36" from the floor.
The underside of the cabinet is 46" above the cook top.
The counter top is 28" wide in front of the cook top, with that little lip to accomodate the controls, etc.
As I said, the kitchen light/fan is flush to the underside of the cabinet above the cook top. The light/fan controls are buried in the fan mechanism.
That makes the controls 82" high, and you have to lean over the cook top to reach it. That extra angle is not significant, but it adds about 4" to the reach.
I am 6' tall and have a wingspan of 6'8" (long arms). I had no problem reaching the exhaust-fan controls.
The male Realtor with me is 5'8" and could not reach the controls.
I came home and tried an experiment. The Hand Model with whom I live and am related to by marriage is 5'4" and can reach a stunning 76" high.
She could not reach the light/fan controls unless she pulled a step ladder over during cooking. I bet a lot of men and women could not reach the controls!
I asked the Hand Model if she had the cook top full of frying or boiling pots and pans, would appreciate having to pull over a step ladder every time she wanted to turn on or off the cook light or exhaust fan while preparing a meal. In return I got "the look." (You should know, I get "the look" a lot, but that is a different issue...)
Would you want to live with this?
My recommendation: sometimes on new construction things are not thought through completely. Is this a flaw in construction or installation? NO! It is all perfectly done. This is a flaw in design and thinking. I wonder if the installer could reach the controls! My clients ignored the builder advice to not get a home inspection. But they did anyway. The inspector they hired is the thinking sort. Not only did he think about the light/fan control height, but he thought this is all going to be a lot of fun! So, what to do now? Let the games begin.
Jay Markanich Real Estate Inspections, LLC
Based in Bristow, serving all of Northern Virginia.
Office (703) 330-6388 Cell (703) 585-7560