15 Tips for Reading Floor Plans Like a Pro
A good floor plan is the foundation of a great home. Over the course of my career, I’ve studied thousands of them – the brilliant, the awkward, and the downright baffling. Two homes with identical square footage can live entirely differently based on wasted, non-habitable space(s), locations of doors, windows, and hallways.
Let me take you through 15 things I always look for when I read a floor plan. These little details will help you spot what makes a home livable – and what might become a daily annoyance.
1. Entry Sightlines
When you open the front door, what’s visible? You want the entry to feel warm and inviting, but you don’t necessarily want to show your bed to the mailman. Double-door setups (a vestibule or foyer) are great for privacy, energy efficiency, and keeping your pets from cheerfully barking greetings at every passerby.
2. Entryway Storage
Mudroom or coat closet? Ideally, both, with a coat closet at the entry door and your mud room at the back door. The mudroom is optimal at the main family entry/exit, and the coat closet at the front door for guests and family. You want space to hide muddy boots and hang coats without dumping them straight into your living room.
3. Traffic Flow
Trace the “main path” through the living room. Do you have to squeeze between the fireplace and the sofa — or cut directly in front of the TV? A well-designed plan keeps circulation paths out of the middle of the seating zone. If you like to host the occasional dinner party, ask yourself: can a guest reach the dining room without passing through the chaos of meal prep — and that tomato sauce splattered across the kitchen counter?
4. Wasted Hallway Space
Add up the square footage eaten by overly large entry foyers, long hallways and odd nooks. Some homes devote 15% or more of their footprint to “just circulation.” That’s space you’ll never use.
5. Guest Bathroom Privacy
Powder rooms should never be in direct line of sight from the living or dining area – especially the toilet. Guests want discretion, and so do you.
6. Public vs. Private Zones
A thoughtful plan separates social and private areas. One partner should be able to host a guest without disturbing the other’s nap or Zoom call. Homes that respect this balance feel more livable for everyone.
7. Kitchen Clearances
Check the space between an open oven or dishwasher and the kitchen island. If someone can’t walk past when the door is open, you’ll have bottlenecks every time dinner’s cooking. Aim for at least 36 inches of clearance – more if your kitchen, like mine, inevitably becomes the heart of every party.
8. Sink Counter Space
Look for a minimum of 18 inches of counter on both sides of the kitchen sink. Anything less, and you’ll constantly struggle with dishes, prep bowls, or your morning coffee mug collection. The bigger the kitchen the more counter space you get.
9. Groceries and the Pantry Path
How far is it from the garage or front door to the pantry? If you do a weekly Costco run and have the extra space, you might consider a second pantry in the lower level (AKA the Costco Closet).
10. Bedroom Placement and Noise
Is the primary bedroom buffered from the kitchen and entryway with at least two doors in between? Avoid bedrooms over garages or next to laundry rooms unless you enjoy 2 a.m. spin cycles.
11. Bed – Bath – Closet Triangle
The ideal bedroom suite has a direct, intuitive path between the bed, the bathroom, and the closet. It should feel like a graceful flow, not a scavenger hunt. Be mindful of where the bathroom door opens into the primary bedroom. Is your visual from your pillow the loo?
12. Bathroom Door Conflicts
Stand at the sink in your mind: can the bathroom door swing open without smacking into you? Many floor plans miss this detail, and it becomes a daily irritation.
13. Bathrooms with Windows
Given the choice, pick the bath with a window. Natural light and air flow provide comfort, reduce humidity issues, and we all look better in a bit of natural light.
14. Seasonal and Bulky Storage
Think beyond everyday closets: where will the camping gear, suitcases, or holiday decorations live? A home without proper storage will leave you juggling closets or paying hundreds of bucks to rent off-site storage.
15. Pet-Friendly Details
Pet parents, check for practicalities. Is there a water source near the entry to wash off muddy paws? Is there a spot for a litter box or feeding station that won’t disrupt daily life? And just as important – does your pet have a quiet retreat where they can hide during a party or simply chew a bone in peace when they’ve had enough of the household bustle?
A Few Clever Extras I Always Notice:
• Laundry Proximity: Too far from bedrooms, and laundry becomes a burden; too close, and the noise will drive you mad.
• Natural Light in Work Zones: Kitchens with light from two directions feel airy, while single-light kitchens can feel gloomy.
• Corners and Angles: Odd angles look charming in renderings, but make it hard to place furniture. Square rooms are usually more versatile
• Lines of Escape: Can you walk through the main floor without dead-ending? Flow matters more than you think.
• Outlets, Outlets, Outlets: You need more than you think. Electric outlets now include integrated USB and USB-C ports, eliminating the need for bulky adapters and allowing for direct device charging. These outlets are available in various configurations, offering combinations of traditional AC sockets with USB-A or USB-C ports, or sometimes just USB ports. How many outlets do I need? Five behind the TV, at least four (preferably more) along the kitchen countertop, outlets in the island, two near every floor or table lamp, two by each bedside, two in every bathroom, more if you keep a stamer in your bath or closet, pairs of outlets every 8–10 feet along hallways, one in the garage, and one near the entry for holiday lights or a vacuum. Trust me – the more outlets, the fewer extension cords, the happier the home!
Floor plans tell a story. They reveal whether a home will feel intuitive and functional – or awkward and frustrating. Learning how to “read” them gives you the power to judge for yourself before you even step inside.
And when in doubt, just ask me. I’ve walked through enough homes to know which ones will truly make you happy.
