Are you a builder?

No sr.

Your profile page shows you as a "Home Builder".

I assure you sr. I’m not a home builder

I’m just interested in house designs and like to learn

I fixed my profile page. Im a realtor btw

Two things stand out to me as undesirable. There appears to be a pinch point between the range and the sink, and there is a lack of natural light in both the kitchen and the baths.

ffpalms I agree with the lack of iluminación in the kitchen. What do you think about having a island with stove and a placing the sink next to the wall with a window?

IMO the fact is having to go though a bathroom to access a closet is IMO always bad design. Sq footage never helps only all meausurments of all the walls .A bedroom not accessed easily to a bathroom is not good for sure So IMO what says bedroom on the left should say office or den since the bathroom is only accessed through the LR I do not see a huge issue with lighting in the kitchen that can easily be dealt with with good artificiail light There is a patio door and a wind close by . I do not think windows are a must in batrooms but good venting is. I never like island cooking and I see nothing wrong with the sink in an island .

I like the sink in the island. I think it’s the hardest working area of a house, and it’s nice that it faces the room and the TV. You might just want to offset the range so that it is not directly opposite the sink.

Why no windows in the bathrooms?

Why no windows in the garage?

Why the long, dark alley to the front door?

Too many interior doors that take up a 3' swing out space. Use pocket door where you can.

Not enough space between the back of the sectional and the island. That area is way too tight.

Smallest bedroom put bed under window and build closet on either side. That will allow you to have a larger back hall by using the footage of the closet.

This is how this floor plan would look. What do you guys think?

It’s not clear how the house you just posted relates to the floor plan. There are many dissimilarities. Can you explain?

Of curse. It is the same house as the floor plan. Let me add more pictures so it looks clearer

This is the floor plan

It looks like an affordable tract home in a neighborhood of small lots.

Even an affordable tract home can have some grace to it, instead of a single room that is the hub for every other room opening off of it, leaving a living space that is as much a pass-through and work area as a peaceful retreat to relax in.

I think the floor plans are bad.

Are you buying this house or selling it?

Buying it

The house has to be small for now (less than 1450 sq ft) It’s seems hard to find a nice floor plan with a nice living room connecting to the patio, and open space. By the way the ceilings will be voulted

Also it’s harder because the lot where to build is very narrow (35 ft wide including seat backs)

I’d keep looking if the sale is not finalized. Among the many issues previously mentioned by others, the lack of natural light is the biggest drawback for me.

Do you own, or plan to own the lot, and are searching for house plans?

"hard to find a nice floor plan"

Nice floor plans are created, not found.

Some suggestions. Load large versions of the plans. They need to be large and readable when clicked on. Add dimensions to the plans. Including doors and windows. Mark the direction the house faces and the region of the country it'll be located. The pics looks like Vegas or Phoenix.

The smallest bedroom is also a long way to a bathroom. 

I wouldn't want laundry right off the entry way.

The toilet closet will be difficult to access if you ever close the door. Accessing anyone in there with a medical emergency will be almost impossible.

It’s true. how will you close the toilet room door when you are inside? And yet, you might not want to leave it open or lock the bathroom door instead lest someone else want to get to the closet.

So you are getting a small house where you add vaulted ceilings to waht purpose? I don't care what the outside looks like if the inside is crap. So since this is anew build why not get a good architect to design a house 1450 sq ft is not too small be it needs a really good floor plan Who is going to live in this house that is how you design a house and as realtor you should at least know a bit about good design in homes.

Well...unfortunately "good" and "bad" are relative terms. What may be "good" for one person or family, may be "bad" for another person or family. Since we know nothing about you, your family, budget or needs vs. wants, we can only react to the plans in the abstract.

As others have said, this is a simple and straightforward tract design for narrow, small lots. It is very similar to what is built all over the country in such situations.

For a single person, or for a couple, the plan is probably adequate, so long as the inhabtants(s) are in good health and mobile under their own power. For a family with 2 or more children, the plan is not ideal. For someone using a walker or wheelchair, the plan is likely not inhabitable as shown.

The exteriors, with the low sloped hip roofs are very unattractive and have low resale value IMO.

It's not the best or the worst we've seen here. Specific thoughts:

- Without dimensions, I can't be too sure about sizes.

- I don't love the front entrance being in a deep cave. As a guest arriving to such a house, it feels a bit off-putting.

- Similarly, you have something of a bowling ally entrance -- a long narrow hallway before entering the living space. I'd consider an all-glass door, which would allow light into the front hallway.

- Which way is North? That makes a difference in the quality of light.

- The front bedroom looks comfortable /has a simple closet and simple bath that seem functional. This bedroom has plenty of privacy and natural light. If you aren't using Bedroom 3 as a bedroom, I'd like to see a pocket door added so the sleeper in this room could close it off.

- Washer/dryers are better placed on exterior walls. Well, it makes no difference for washers, but dryers on exterior walls can vent directly to the outside -- this is cheaper to build and more fire safe.

- I'm iffy on this, but I think I'd like to see the laundry door turned so it's in the main hallway /a few steps closer to most of the house. That should make no difference in function.

- Alternate idea: This house has no linen closet, and its lack will be felt. What if you turn the washer/dryer 90 degrees and bring them forward so you'd have a laundry closet in the front hallway? You barely have more than that anyway, and giving up some space in the current laundry would allow you a small linen closet in the front bathroom.

- I'd be tempted to turn the coat closet (half the coat closet) into a drop-spot. Maybe a drop-spot inside the coat closet? Maybe a narrow shelf /hooks in the main hallway for purses, phones, sunglasses? A good coming-in spot makes a difference in the way a house lives.

- The smallest bedroom on the left is too far from the bathroom for comfort -- and a person in that bedroom must pass through the "main living space" to reach the bathroom. If you plan to use this space as an office, it would be fine.

- The living room will be dark.

- I'd add in-the-floor outlets -- this must be planned when you're laying the foundation -- so you can have lamps in the right spots in the living room seating.

- Are fireplaces expected in your area?

- You have a bit of a bottleneck between the sofa and the kitchen cabinets.

- The kitchen will be dark too. I'd consider moving the sink to the outer wall /add a big double window (or a bay window) over it. That'd move the cooktop to the island, and you'd need a hanging range hood.

- In this kitchen, I'd make the "back side" of the island into storage. You don't have a pantry, so the storage would be welcome, and -- as it's presented here -- you don't have space for bar stools at this island.

- The eating area is small but looks pleasant with all that natural light.

- I'd turn the toilet 90 degrees and take it out of the small closet. I always dislike toilets in closets, but this one looks quite short -- like you'd hit your knees on the wall as you sit. Note that the door will not be able to close once you're in the closet.

- I'd lose the duplicate sinks /sub in a single sink flanked by a stack of drawers. You have no other storage in the bathroom, so you'll need those drawers at the vanity.

- I'm ambivalent about closets-in-bathrooms, but you either need a pocket door or a hinged door that swings outward. As presented, the door will "cover" 1/3 of the closet space, and you'll have to enter the room /close the door to reach things on the right side.

- I would prefer the master bed positioned on the back wall so each spouse can walk in /go straight to his or her side /no walking arooound the bed. Also, this gives each spouse a direct route to the bathroom.

- I would like to see a door between the master and the patio -- sliding glass door? -- for ease of bringing in large furniture and fire safety. While we're thinking about bringing in furniture, consider what furniture you'd want in that front bedroom -- whatever you bring in must pass through that little hallway indent.

Of curse. It is the same house as the floor plan. Let me add more pictures so it looks clearer

It's two related-but-different house plans.

No, the pictures don't all match up to the house plans; for example; tray ceilings, fire place.

The house has to be small for now (less than 1450 sq ft) It’s seems hard to find a nice floor plan with a nice living room connecting to the patio, and open space. By the way the ceilings will be voulted

I would've guessed that house to be smaller than 1450 sf.

Vaulted ceilings add the feeling of space (and larger electrical bills) but not actual space.

One of this house's biggest shortcomings is lack of storage; the bedroom closets look fine, but the rest of the house has essentially no storage. In a 1450 sf house, I'd expect to see a pantry, a linen closet, a small broom closet and a drop-spot by the door.

I have been implementing your guys’ advise. Does this floor plan looks better?

The bathroom/closet area is much better!

New plan thoughts:

- I like that you worked in a bit more storage.

- The washer/dryer are still poorly located ... concerns about how the dryer will vent /fire safety.

- The 3rd bedroom is still far from the bathroom ... though if it's going to be an office, this is not a problem.

- The master bath /closet is different and maybe a bit better.

- Why the odd little wall near the master bedroom door?

- Seating at this island is not realistic ... you just don't have the space.

- Still a bottleneck between the sofa and the kitchen countertop.

This is a spec/tract/builder home. Will they allow you to make these changes and if so have you asked how much the changes will cost?

Workable for a small house. love to pario off the main room. do not like the bedroom off the main room, but in small houses, you have to find the space.