Laundry rooms near living space: what you need to know.

Schlepping a load of dirty laundry from the bedroom to the basement or utility room can be a pain in the hamper. That's one reason more homeowners prefer locating the laundry room closer to the source of most dirty clothes and linens than elsewhere, according to a survey by the National Association of Home Builders.

Some folks are even adding second washers and dryers to master-bedroom suites and guest rooms. If you're planning to do the same, whether by adapting an existing space or with new construction, there are many things to consider. Condo, co-op, and apartment dwellers should consult the association's board or review their lease to find out whether laundry appliances are allowed in their unit.

STRUCTURE

An engineer can help determine whether your home, or house plan, can accommodate a second-floor laundry. Space-planning issues, particularly in an existing home, are best addressed by an architect, who can also incorporate necessary mechanical changes into the design.

Framing. Floor joists must be sturdy enough to support the extra weight and vibrations of a washer and dryer. Older framing might need to be beefed up with additional sistering or blocking. A clear path must also be established through which to run plumbing, venting, and electrical and, possibly, gas lines.

Noise. Walls and ceilings made from two layers of 1.2-inch or 5.8-inch gypsum wallboard are better than a single layer at dampening vibrations generated by a washer or dryer. Wall and joist spaces should be filled with fiberglass batts, rigid foam, or spray-in insulation to prevent sound from traveling to adjoining rooms, including those above and below.

Waterproofing. The best way to prevent a leak from flooding the rest of the house is to build a curb across the laundry room's threshold, waterproof the floor area, and install a floor drain. Because the drain will normally be dry, it will require a trap primer, which diverts a dribble of water from the supply line to the drain to keep the trap full and prevent sewer gas from wafting into the living space. Additional safeguards include washing-machine drip pans and electronic shutoff valves that automatically stop the flow of water when they sense a leak.