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Friday, October 13, 2017

Remodel or move? | News

Read article : Remodel or move? | News

A dozen years have passed since Susan and Hugh Daniels found their perfect neighborhood in Mountain View. At the end of a cul-de-sac, their Cuesta Park house seemed a good spot to raise their baby.

Now with three children, plus month-long visits from grandparents from England, they were faced with the perennial question: remodel or move?

"We've been talking about it for awhile but didn't bite the bullet 'til now," Susan Daniels says. A neighbor's contractor referred them to architect Leopold Vandeneynde, who in turn introduced them to longtime friend and frequent collaborator, contractor Erik Neal.

Vandeneynde's first challenge was figuring out the rear and side setbacks on the pie-shaped-plus lot, which required conferring with the planning department. "That's why we stepped back the addition and hugged the side setback," he says, making sure it looked like it fit the house.

It was Vandeneynde who came up with the plan to remove a bearing wall, along with the fireplace and chimney, to make the long, skinny living room into a large square. By pushing out that one wall, they gained enough space to add a bedroom and a full bathroom as well.

A second challenge was "not violating the public/private spaces of the residence," Vandeneynde says, adding, "We handled that pretty well with a hallway extension that turns the corner."

He also managed to create a new bedroom for one daughter that is exactly the same size as the old bedroom for her sister. The new bedroom is adjacent to the new bathroom, making it an ideal space for the visiting grandparents.

"We wanted the biggest shower we could," Daniels says of the new bathroom, "and fit in everything else," including a custom-built wood vanity topped by granite. The shower boasts a frameless-glass door -- "It looks less cluttered," she adds -- and the large 12-inch by 24-inch floor tiles continue up the shower walls. Tiny square trim tiles are made of glass, marble and metal.

Because the bathroom doesn't face any exterior walls, light streams in through a sun tunnel.

Choosing plumbing fixtures and tile was a challenge for the couple, who were trying to keep a lid on the budget. But the fact that their architect and contractor were lifelong friends who often chatted informally about the project meant they could benefit from free advice on a number of things.

One thoughtful idea: They had solid wood blocks installed behind the Sheetrock so they can hang towel racks and hooks anywhere, without being limited to finding studs.

They also had the glass shower treated so there's little maintenance or streaking.

Extra insulation between the new bedroom and the expanded living room ensures that sound doesn't penetrate from the large-screen TV into the bedroom.

And, as a bonus, they added access to their crawl space from the inside of the closet -- just in case something needs fixing on this side of the house.

As part of the project, they removed old carpeting from the living room and hallway, replacing it with hardwood floors. The family room floor was refinished to match the much-lighter wood.

When repainting both new and old spaces, their painter was careful to retain the height markers of the three children along one door opening.

The family was able to live in the home throughout construction, which began with demolition last July. The actual work began in September, and the family was enjoying new space by January.

Resources:

Architect: Leopold Vandeneynde, Leopold Design, Santa Clara, 650-224-6852

Building contractor: Erik Neal, Hand Craft Builders, Mountain View, 408-605-3736

Goal of project:

Enlarge living room, add bedroom and bathroom

Unanticipated issues:

Permit took longer than anticipated; needed engineer to OK load-bearing beam

Year house built:

1955

Size of home, lot:

added close to 400 sq ft to 1,900-sq-ft home on 9,000-sq-ft lot; now 4 bedrooms, 3 baths

Time to complete:

about six months

Budget:

under $150,000

Sunday, January 28, 2018

Designing Your Home Ownership to Retire Earlier

Read article : Designing Your Home Ownership to Retire Earlier

The following is a guest contribution from reader and blogging friend Chris Mamula, a pending early-retiree in his 40’s. Chris has been writing on personal finance topics for several years. His efforts first came to my attention with his insightful review of my second book. In this post, Chris explores how to craft home ownership to support an early retirement, requiring less retirement savings while improving the quality of your life….

For many years, my wife and I made two assumptions about owning our home to facilitate our early retirement:

  1. We should live in a low cost of living area, pay our home off quickly, and own it outright. We could then essentially eliminate our housing expenses during retirement.
  2. Our home would be a safe investment because it would increase in value while simultaneously providing our family shelter.

Over the past year, I began studying real estate investing as a way to diversify our current portfolio that consists primarily of paper assets. As I learned, I thought about ways to incorporate real estate investing principles to reframe how we would approach buying our next home.

First we challenged our original assumptions. Real numbers told a different story about the cost of home ownership. Then we made the conscious decision to approach our next home as an investment in the life we truly want. This allowed us to decrease retirement savings needs by six figures while simultaneously enabling the lifestyle we desire.

The True Cost of Home Ownership

One of the most important decisions we made when getting serious about planning our early retirement was tracking our expenses. We have been doing this for the past three years and the information we gleaned from this process has been eye opening.

The US Bureau of Labor Statistics reports that on average the three largest areas of spending for most households are housing, followed by transportation, and then food. We originally assumed that because our spending is drastically different than the average household, these statistics did not apply to us. Our actual numbers told a different story.

Last year our biggest expense again was food, followed by housing and then transportation. Our numbers show that we do spend far less than the average household on housing and cars, and our overall spending is also subsequently less than average. However, even with a paid off home and cars, our three biggest areas of spending are the same as most everyone else.

The other thing that we have realized by tracking and analyzing our spending is how intertwined our housing decision is with other spending and quality of life. You may have a lower initial purchase price on your home by living away from work or popular attractions. However, it is easy to then make up for that with increased time and money traveling to work and entertainment.

This was certainly our case. Our transportation costs were driven by my hour round trip daily work commute and the fact that we live at least an hour one-way from our favorite hobbies: skiing, hiking, and rock climbing. Getting to good skiing or climbing in bigger mountains has required a full day drive to New England or a cross-country flight west. We typically take 2-4 such trips each year.

Next we looked at our assumptions that our home was a safe investment.

Is Your Home An Investment?

We built our home in 2005 for approximately $250,000. Since then we have done several costly upgrades totalling over $20,000. This brings our cost to over $270,000 before accounting for routine maintenance, property taxes, mortgage interest, and other expenses associated with home ownership.

Twelve years later, comparable homes in our area are selling for $240,000-$260,000. Even without factoring in real estate commission and taxes on the sale of our house, we have virtually no chance of recouping our initial capital investment, let alone making money on the transaction.

At the same time, as compared to our diversified paper portfolio that can be sold off strategically to our benefit, our home represents a large undiversified percentage of our capital tied up in one place. Needing to sell it when we want to move adds stress when watching our local market stagnate while most of the nation’s real estate prices soar.

As we planned what we wanted our life to look like in early retirement, we realized that if we wanted our home to be a good investment, we would need to approach it as investors.

Looking At Home Ownership As An Investor

As I read about real estate investing, one principle that I found useful in my introduction was Robert Kiyosaki’s concept of assets vs. liabilities. Kiyosaki says that your home is a liability, not an asset. His definitions essentially boil down to cash-flow. He defines an asset as anything that creates a recurring cash inflow to you, while a liability is anything that creates a cash outflow.

This definition is certainly oversimplified and not comprehensive or accurate from an accounting perspective. However, it has been extremely useful to help me challenge my assumptions. This concept helped create a different framework going forward as we looked at our home as a potential investment that could change our retirement equation.

Considerations When Buying A New Home

As we began to look for a western mountain town to live in for our early retirement, we did not throw out all conventional wisdom.

On a macro level, we narrowed down our list of potential ski towns first by affordability of housing. We wanted to go somewhere that we could use the equity from our current home to purchase our new home with cash or a very small mortgage.

On a micro level, once we honed in on Ogden, UT we tried to get the best price possible on our home based on local market conditions.

However, we went a step further. Rather than making unnecessary assumptions, we paid close attention to knowing our own personal numbers regarding how our housing decision would affect our overall expenses and lifestyle.

Going back to Kiyosaki’s asset vs. liability principle, we looked at how we could limit the liability of our purchase and possibly create a cash flowing asset.

Limiting Liability

We recently purchased our new home for $240,000. It has nearly identical finished square footage and lot size to our current home in Pennsylvania. It is an older house, but has been extensively remodeled in the past ten years.

The major items (roof, windows, furnace, plumbing, electric, etc.) are the same age or newer than in our now 12-year-old “new construction.” We therefore are assured that we will not have to carry a mortgage once we sell our current home, and the carrying costs (utilities, maintenance, etc.) for the new house should be very comparable to our current home.

Property taxes in Utah are far lower than in Pennsylvania. This comparable house has annual property taxes of $1,600 compared to our current $3,300 property taxes. This means a direct $1,700 annual reduction in liability of home ownership.

Choosing to live in a mountain town will also drastically reduce our indirect expenses associated with our current residence while increasing access to our favorite activities. On a day to day basis, we will now have only a 20-30 minute drive to world-class skiing in the winter. In warmer months, local climbing, hiking and paddling days will now mean walking from our front door to the trailheads or a short 10 minute drive to water activities. This will give us increased access at decreased cost compared to our current hour plus one-way drive to resorts, trailheads, or lakes.

Our travel expenses will decrease greatly. We will also have six additional world class ski resorts in the canyons around Salt Lake City an hour south and Jackson Hole about three hours north. We can drive in our own car and total cost will be the price of a day lift ticket. Previously, we have spent $2,000-$3,000 for a long weekend to fly across country, rent a 4WD vehicle, and pay for hotel rooms before ever purchasing expensive day tickets.

Likewise in the warmer months we will be less than a day drive to many of the west’s great parks including 6 national parks in Utah and the Grand Canyon to the south, and Grand Teton and Yellowstone national parks to the north. This will eliminate the expense of long trips to get to outdoor destinations.

Lowering our property taxes and reducing our transportation and travel expenses should save us in total at least $5,000/year based on our prior years’ expenses. Using the inverse of the 4% rule, we would need to save 25 times our annual spending to support that spending with a traditional stock/bond portfolio. Therefore, reducing this liability means needing at least $125,000 less retirement savings while improving quality of life.

Creating an Asset

Originally, when thinking about moving west we were focused on controlling or even decreasing the liability of home ownership by simply buying a smaller, cheaper home than our current residence.

As we thought about what is really valuable to us, we wanted to have the space to host family and friends. In particular, we wanted to have a place for my parents, who are retired and have a close relationship with our daughter, to stay comfortably for extended periods.

Real estate investor/educator Chad Carson writes about a powerful strategy for new real estate investors that he labels “house hacking”. As he describes the strategy: “A house hack basically means that you buy a small multi-unit real estate property, live in one unit, and rent out the others.”

While we had no desire to live in a duplex or triplex and be landlords to our neighbors, we applied the lessons of house hacking to our personal situation to allow the lifestyle we desire.

We recently became regular customers and big fans of Airbnb for the comfort and value they provide when traveling with our family. We considered being Airbnb hosts.

We thought that if we could find the right property, it could provide us with a smaller, lower-cost main living space that we desired, a comfortable place for family and friends to stay with us as desired, and a potential cash flowing asset when not in use.

As stated above, our newly purchased home has roughly the same square footage as our current home. However, the layout is far different. The new home provides a much smaller primary living space. We also have a separate two-bedroom, one-bath space with a kitchen and living room with a private entry.

Using the extra space as an Airbnb, it should net a minimum of $100/night rented. If we extremely conservatively assume we could rent 50 nights/year (approximately 50% of weekends, no weeknights), we would make $5,000/year. Doubling to 100 nights/year is a reasonable estimate and would yield $10,000/year.

Returning to the inverse of the 4% rule, earning an extra $5,000-$10,000/year would be the equivalent of not having to save $125,000-$250,000 dollars for retirement.

From the standpoint of an investment, this is the equivalent of a 2-4% cash-on-cash return on our primary residence. Unlike our prior assumptions, we are not relying on any appreciation to make money. Any appreciation in home value will only enhance returns.

If we decide we hate being Airbnb hosts and never make a penny from this plan, we have controlled our downside risk by limiting our liability. We also avoided using any leverage to further limit downside risks.

A Message Bigger Than A House

This post introduced some real estate investing ideas that may be new to you. It also demonstrated the application of the concept of using personal spending to calculate retirement saving needs. However, focusing only on specific technical points would miss two much more valuable lessons.

First, to enable the life we truly want we needed to master basic simple fundamentals of personal finance. Tracking our expenses is Personal Finance 101 that “everyone knows,” yet few people actually do.

Our faulty assumptions were the result of the fact that we did not track our expenses for the first decade of our careers. Knowing our personal numbers now allows us to see how much we spend, where our money goes, and what drives our spending. This in turn enables planning in creative ways.

Second, if we want to live a life different than the standard 40-hour work week until age 60 or 70 there are multiple ways to do it. Conventional wisdom is that early retirement requires taking large risks and requires complex technical planning. You must make and then save massive amounts of money or live a life of extreme frugality.

Planning our early retirement has taught my wife and me that simply taking the time to choose what is important to our family and thinking about creative ways to get it can change that entire equation.

As this example showed, we were able to conservatively decrease the retirement saving needs for our family by $125,000 just by decreasing the liabilities associated with owning our current home. By using our new home as an income producing asset, that number very conservatively becomes greater than a quarter million dollar difference in retirement saving needs.

At the same time, this decision will enable us to live the lifestyle we desire, adds no financial risk to our current situation, and requires no sophisticated financial products or techniques. If you design your home ownership as an investor, it can turn into an asset that will help you retire earlier!

* * *


Sunday, October 1, 2017

Word Wenches: Keeping it Clean

Read article : Word Wenches: Keeping it Clean


Joanna here, talking about Georgian and Regency bathtubs and the joys of getting clean.  The_bath-stevens C19
 
There is a general view that historical people were rather dirty, there being a dearth of historical folks getting up at six and grabbing a bar of soap and popping in to warble un bel dì vedremo in the shower.  I'm afraid we all feel rather smug about our acres of colored tile with the running hot and cold.

How clean were they?  The townsfolks as they merrily hung aristos from the lamposts, Ninon de l'Enclos, Voltaire, (Did you know Ninon left money in her will for the 9-year-old Voltaire to buy books?) Napoleon, Jane Austen, the kitchenmaid grinding coffee in the morning? How clean were they?

Degas woman washing her left leg 1883 to 6 the met This is a case where the written historical record tends to desert us, somewhat, as folks do not record in their diary, "I got up and Mary-the-perky-maid brought me six liters of water and I washed my face, hands, underarms and, last off, various parts south of the waistband." any more than we text to our BFFs to say we've had a morning shower.

So we end up making some 'best guesses' about this whole business.

You had your everyday getting clean.  You had your gDegas-edgar-the-tub-bathing-woman-1886etting wet for recreational purposes. And you had your washing the body to treat diseases.

This last one gets written about a lot in a 'I went to the baths to see if I could get rid of this nasty skin condition' or 'the physician prescribed a course of cold baths with sulfur powder in them and I feel much better now that I have stopped' sorta way.  Marat, you will recall, was in exactly such a medicinal bath when Charlotte Corday brought it, and him, to an abrupt end with a knife.

Rowlandson comforts of bath the bath Medicinal Baths and Thermal Spas.  The mineral baths at Bath and other spa towns provided an immersion intended to improve the health, not so much wash the body, though it did that too.  Some places there were separate baths for men and women.  Some places, everybody bathed together.
They went into the water dressed. Wearing their periwigs and bonnets.  I should think the fumes did neither periwigs nor bonnets much good, frankly.

Up at four o’clock, being by appointment called up to the Cross Bath . . .  very fine ladies; and the manner pretty enough, only methinks it cannot be clean to go so many bodies together in the same water. Good conversation among them that are acquainted here, and stay together. Strange to see how hot the water is; and in some places, though this is the most temperate bath, the springs so hot as the feet not able to endure. . . . Carried away, wrapped in a sheet, and in a chair, home; and there one after another thus carried, I staying above two hours in the water, home to bed, sweating for an hour.
         Pepys' Diary

Let us leave the whole subject of medicinal baths very quickly, as it is generally unpleasant, even if you're not getting stabbed.

Though I should point out that folks still do this medicinal bath bit, in the way of putting baking soda in a bath for some poor sufferer from poison ivy, and modern herb baths hold anything from lavender to chamomile and thyme.  The 'it's good for you' bath is not going to disappear anytime soon.

Beaumont 3rd quat c19 Out in the Fresh Air.  The opposite of taking a bath because it was good for you was getting wet just for the fun of it.  Any warm day would probably see the local youths sporting in the local river.  There are a good many references to folks doing exactly this -- including a Paris ordinance forbidding nude bathing in the Seine, but only near the bridges -- to avoid the scandalizing the public.


Pepys, in his diary, notes the sad death of a young boy bathing in the Thames.
and at Somerset-stairs do understand that a boy is newly drowned, washing himself there, and they cannot find his body.

Or this Englishman travelling in America.
Early the next morning, my kind, attentive host entered into my bedroom and inquired if I should like to take a bath. I replied in the affirmative, and immediately rising, was conducted to one in an adjoining field which is filled by a small brook and is therefore always fresh.
          A summary view of America, Isaac Candler  1824

Period pictures are not an entirely reliable guide to actual practice.  Showing folks bathing in pools and rivers is a great excuse to paint nekkid people, after all.  But from an extensive personal survey,it looks like bathing -- where folks actually got wet all over as opposed to wading in the water -- tended to be young people and they were segregated into women and men.  


Bathing in the sea, for fun and medical benefit, became fashionable in the Eighteenth Century, with 'bathing machines' on offer from mid century. 

The fourth is its fondness for bathing-machines,
Which it constantly carries about,
And believes that they add to the beauty of scenes-
A sentiment open to doubt.
          Lewis CarrollMermaids at brighton 1825

Bathing machines were high-wheeled wagons, with a canvas or wood structure on top, towed from the shore into the sea. 

Image to yourself a small, snug, wooden chamber, fixed upon a wheel-carriage, having a door at each  end, and on each side a little window above, a bench below – The bather, ascending into this apartment by wooden steps, shuts himself in, and begins to undress, while the attendant yokes a horse to the end next the sea, and draws theBenjamin west last quarter C18 the bathing place at Ramsgatecarriage forwards, till the surface of the water is on a level with the floor of the dressing-room, then he  moves and fixes the horse to the other end – The person within being stripped, opens the door to the sea-ward, where he finds the guide ready, and plunges headlong into the water – After having bathed, he re-ascends into the apartment, by the steps which had been shifted for that purpose, and puts on his clothes at his leisure, while the carriage is drawn back again upon the dry land; so that he has nothing further to do, but to open the door, and come down as he went up.
                                   Tobias Smollett  1771

Men plunged into the waves starkers.  Small children, of course, went into the water naked, as they do in European countries today.  Women wore a long flannel shift, sometimes with lead weights sewn into the hem to keep the skirts from floating up.

In all this bathing, women took to one end of the beach and men the other, so modesty was maintained, in any case.  Hefty and agile attendants supervised so folks didn't drown, a real possibility when wrapped in several yards of soaking flannel, I should imagine.  

But how did people wash? I hear you asking.  How did they keep clean?

Public Baths.  In France, the custom of public bath houses, cheap, respectable and widely available, Le bain economic des incroyables de la rue dela tannerie a quinze centimes never died out.  This was an amazement and joy to travelling Englishmen and women who have left us detailed records of the process since this was something they did not have at home. 

Paris baths had private rooms with hot and cold running water, big tubs, fireplaces, nicely heated robes and towels, waitresses offering coffee and drinks, and a selection of bath oils and bath herbs.  There were also bathin g pools for both men and women and, in one bath on the Seine, swimming lessons for both.
I'm surprised English folks every went home again.

Meanwhile . . . at home. In England, in this period, folks did their actual getting clean by sponging off with a pitcher of water and a little basin on their dresser, or by immersing themselves in a tub not too different from a modern bath tub, or by standing in a smallish tub on the floor and washing with a pitcher of water.

The habit of washing the body and the introduction of wash basins and portable bath tubs began to spread among wealthy households in the late 18th century.
     The Family, Sex & Marriage in England 1500-1800 
Laurence Stone


You had yer bath tubs.

I think and feel that, after a day's bard riding, there is no luxury comparable with a 'warm bath—it is so grateful and refreshing, and disputes the title of "tired nature's sweet restorer" with sleep
The Inspector, literary magazine and review, Volume 2

These were not necessarily in a 'bathroom'. 

The idea of having a room devoted to washing in a tub goes right back to the Seventeenth Century.  Pepys mentions such a bath in a private home.

Thence with Mr. Povy home to dinner; where extraordinary cheer. And after dinner up and down to see his house. . . .  his grotto and vault, with his bottles of wine, and a well therein to keep them cool; his furniture of all sorts; his bath at the top of his house, good pictures, and his manner of eating and drinking; do surpass all that ever I did see of one man in all my life.

But this would have been rare.  Rooms devoted to bathing were for palaces and the grandest mansions.

Jonghe late c19 apres_le_bain Moveable tub baths were more common.
What folks of middling means did when they wanted to take a bath was fire up the hearth in their bedroom, pull a screen round to close off the drafts, and send for a tub. 

And water.  They had 'running water' of a sort.  They sent a footman to run and get it.  It came up in biggish cans, generally one hot and one cold.  A housemaid might linger nearby and keep a kettle on the fire and add more hot water from time to time as the bath cooled.
This process was what you might call, labor intensive.  Water and bath hauling was done by footmen.

Warning:  Author anecdote time.  My father grew up in a house with exactly this kind of 'running water'.  His job was to go to the well and carry in all the water used for cooking, cleaning, bathing and washing for a household of ten people.  It will come as no surprise that he ran away to sea.

How common were these tub baths? Adam 1842 crop

Every house of every nobleman or gentleman, in every nation under the sun, excepting Britain, possesses one of these genial friends to cleanliness and comfort (bath tubs).
           The Mirror of Graces (1811) 

So the British may have been well behind their continental counterparts in the matter of home bath tubs, just as they were in matter of public baths.

And when there was a tub in the house, it's worth noting that its use involved a whole production.  Boiling water, carting it upstairs, and then carting it down again after use.  I wonder how many of the ordinary gentry folk would have seen this as a daily necessity when you could get just as clean with . . .


Basin and Pitcher.  This was the standard wash equipment all through the period.  

Basin and pit 1795 sevres metWashing with a pitcher of water would be part of the morning routine, or undertaken again after a long day of work or play.  This was what you'd expect to find waiting for you in a decent inn.  This was the normal way folks got clean. 

Pitchers held about the largest amount of water one person could easily manage to pour.  Call it one to two gallons.  (Four to eight liters.)  You wet a towel or flannel and washed yourself, using the basin to catch the used water. Or you might pour the water in and splash it on yourself.  Basin stand mid c18 VandA

The towels, by the way, weren't the fluffy terry cloth we think of today when we say towel.  That's mid-nineteenth century fabric.  Our Georgian and Regency folks used woven linen to dry off.  Cassat woman bathing

The soap would most likely have been spherical, about the size to fit in the palm of the hand, because that's how it would have been form -- piece by piece between the palms of the hand.  Your character might have called this a 'wash Silver soap ball attrib British museum ball'.  

It would be kept in a soap ball holder on the washstand. After the 1790's the soap might have been 'Pear's Soap', which was transparent and flower scented. And . . . There might be sponges. 

Your basin and pitcher might sit on a sideboard or Toulouse lautrec 1896 washing a dresser, or you might have a fancy, purpose-built washstand in the corner.  It was typically a maid who brought the pitcher of hot water up to you. The amount of water was limited by the amount you could lift and pour yourself.  That meant a maid could easily carry it. 

How clean did you get, washing this way? 

I don't see any reason to believe you couldn't keep yourself just as clean as bathing in a tub.  Even today, this is 'how it's done' for most of the world's population. 

Whether our Eighteenth and Nineteenth Century folks felt the need to wash as often as we do today or righteously refrained from washing on the grounds that it 'opened the pores' and let sickness in . . . I don't think anybody will really know.

It's not a British reference, but:

Having completed it, [my work]  I went to the stream to wash myself thoroughly, and then to the sailor's chest to change my coat, that I might make a decent appearance at breakfast, and give my sons an example of that cleanliness which their mother was at all times eager to inculcate.
                   Swiss Family Robinson 1812

And Beau Brummel advocated frequent washing
On the other hand, he felt he had to advocate frequent washing.

Rub a dub dub.  A couple final questions remain in my mind.


Bad-mit-schokolade c17 Why the devil did women sometimes wear their shifts in the bathtub?  And what is with putting a sheet along the bottom of the tub?

I have cogitated upon this from time to time when I am not concerned with other great issues of the day like, 'Why does the car always break down when I have to be somewhere in twenty minutes?' and 'Why are taxes so complicated?' and 'Why would anyone name his kid Cedric? Isn't it obvious he's going to be a supporting character and come to a sticky end in a graveyard?'

I won't call this the final word on sheets in bathtubs . . . But this is what I think:
There is cloth on the bottom of the tub because these tubs were either (a) wood and full of splinters or (b) metal and cold.

  So why are women wearing a shift in the water?

I think bathing in a tub was seen not so much as washing to get clean, as it was an enjoyable interlude. 

Think of modern habit of spending an hour reading in the bathtub.  If it took a couple man-hours to prepare and clear out that tub, it seems to me you wouldn't put your household to that much trouble and then not take full advantage of it. 

Washing with a basin and pitcher was solitary, but tub bathing, by its Romanet2 1774 le bain nature, was a group effort.  It seems to have been something of a social occasion for some folks.

Marie Antoinette wroteI dictate from my bath, into which I have just thrown myself, to support, at least, my physical strength. I can say nothing of the state of my mind;"

If Marat had not been of the opinion that receiving visitors in the bathtub was an unexceptional practice he might have lived a while longer.

So maybe -- a shift was worn for modesty when the bedroom was apt to be crisscrossed by servants running errands and you planned to be in the tub a while? 

washstand from the Victoria and Albert. Ewer and basin, soap ball, and the Degas statue of Woman Washing Her Leg are from the Metropolitan Museum. 

What do you think?  Were they clean and sweet in Regency times, or deplorably . . . uncleanly. 
(Not Mr. Darcy.  Say it ain't so.)