How to Spot a Bad Condo Floor Plan Before It's Too Late
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- Опубліковано 10 чер 2024
- When it comes to purchasing and living in a condo, there are some floor plans that you will want to consider and others that you should likely steer clear of.
In today’s video, Surrey Real Estate Specialist, Steve Karrasch of Macdonald Realty walks through some of the common floor plans that he is seeing in Surrey condos and provides some tips and advice on what to look for and what to be careful of.
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The opinions expressed herein are solely that of Steve Karrasch PREC and not Macdonald Realty or the FVREB and should not be misconstrued as advice or the basis of an agency relationship whatsoever. Please consult your professional advisor prior to taking action on any decisions relating to the matters discussed in these videos. This communication is not intended to cause or induce breach of an existing agency agreement.
I don’t know what you mean by an ‘inside corner’.
Think of an outside corner as your elbow and the inside corner is your arm pit.
@@SteveKarraschNot helpful.
@@createone100 Imagine an L shaped building. It has 6 corners, 1 of them is an inside corner.
Imagine an L shaped building. It will have 6 corners. 5 of those corners are considered outer with two walls that face outside while 1 is considered inner where it will have almost no outer walls.
I mean there's a picture on screen when he's talking about it.
They are going out of style because of the constant hunger for space, but a feature I see vanishing is the entryway.
Entryways are not "wasted space" as many people working in the sector try to say: entryways are a place to store shoes and coats (and get out of them when you come home). They are also a neutral ground where you can answer your bell without allowing a stranger to look into your house.
In Asia we tend to put a screen, or buy a large, physical divider unit to block sight from the front door into the unit, partially due to reasons above, and partially due to feng shui.
You are so right, and for me I would never ever buy a home without a foyer. I am very lucky to have one larger than the bedrooms of these condos. This space is meant for welcoming people and it gives one a prelude of things to come. These houses today you open the front door and there EVERYTHING is, kitchen, dining, living. What a mess. Not for me.
At the place I just moved out of, I hated the lack of a entryway. It was like stepping into a cavern
A realtor told me that foyers are no longer valued because no one shows up unannounced to your door.
@@alonelypenguin5229 You're right; you can't let those demons into the house!
The mistake we made with our first condo was not paying attention to the orientation of the next door units. The master bedroom shared a wall with the neighbor's living room and as a result with their television.
🔈🔈📺🔈🔈
Eeek! What a nightmare.
But how did you find out what their layout was lol.
Ive recently bought... Now you're making me wonder if i share a wall with a TV 😢
@@anyaboscovich7938 Stand outside the building and look at window and balcony layout.
At least you can install foam insulation after the fact and put up a thicker type of wallpaper or even cover the entire wall with another material. Or, even increase the thickness of the wall by constructing a secondary wall right next to the original and stuff that with the highest insulation. You'll lose about 4-5 inches, but it could be worth it.
My particular pet peeve is the one bed one bath where they use an ensuite as a selling point. If the only entrance to your only bathroom is through the bedroom that is awkward for any guests. At least have another door.
Had that configuration only bath through the bedroom and it was a pain. Fortunately I didn't rent for more than a few years.
Excellent video. I have a Master's Degree in architecture and have been designing houses for decades. Your analysis is spot on.
I would add one more thing. If you are looking to buy something, get your hands on a printed plan, like in this video. Determine the scale of the plan and then cut out pieces of paper in the shapes of your furniture. Actually place the paper bits on the plans and move them around to see if you can make good arrangements. When I prepare plans for clients I always show furniture on the plans. It's not intended to be an "interior design" but simply a way of clarifying that there are indeed good options for arranging furniture. Think about circulation, how you move through the space, how much space you need to move around. Is there enough space behind the dining chair to back it up away from the table so you can actually stand up? Do you have to climb over the bed to get to the bath? Furniture plans help bring all these issues to light.
since you have a master in arch, dont listen to the creator about the 2nd kitchen layout. corner cabinets are a turn off and that kitchen is a lonely layout. I said in my post, and i will say again, it's very easy to tell if the person who designs the kitchen actually does majority of the cooking, and the kitchen is where i see more and more cost cutting taking place when it's the space that has the most improvability and sell ability (ie drawers instead of cabinets and overall flow of the kitchen to allow 1 or 2 chefs without it being a constraint or hinderance being alone or standing with someone in the space - you move differently when cooking alone or with people)
@@annonone93 So true, I remember doing that when we we were planning our house. Also some Archietcts forget that houses must be cleaned, so a glass celing on top of a the stairs can look good on paper with lots of natural light, but as soon as leaves start coming down who is going to go up the roof to remove them?? Not the architect for sure.
You have to ask yourself haw are you going to perform your daily tasks in that space.
@@annonone93Agreed. Avoid corner cabinets at all cost ( I mean inside corners ). Only one person can get something there at a time. Dead cabinet space in the base and no one can reach the uppers. The work triangle is subordinate to this corner situation. So U shaped kitchens are a no-no. L shape is horrible too.
@@gregpendrey6711 I wish architects watched line cooks and chefs cook when it came to designing a kitchen. Yeah home chefs are not looking to have the most optimal and efficient layout cuz it’s not always the best for a home design but pulling inspiration for this industry I feel like will only help. As more and more households have two working adults it’s becoming more important for kitchens to support prep stations, wash station, and cook station that allow for two people to effortlessly flow in/out of them while also being an arm reach away from grabbing high touch items (and without hoeing their partner hit their head on an open upper door or trip and someone is digging thru a lower cabinet.)
This is really an excellent suggestion. I'm pretty good at spacial tasks like arranging furniture in a room (not interior design, just knowing whether or not an ordinary piece would fit) and looking at all those "defined" dining rooms, I couldn't help but think they aren't actually big enough for most even 4 seater dining tables (not to have everyone at the table be able to get up and move around without moving the table or other diners). A standard 4 seater is right about 5.5ft wide and probably just under 7ft long. You really need at least two feet of clearance to comfortably walk around something (any piece of furniture) and that's not considering people who need mobility aids (for which four feet is the standard).
It kinda feels to me that a lot of people building these units have either never lived in spaces that size or have not done so in long enough that they can't conceptualize how space gets used. I also whole heartedly agree with all the other replies about kitchens. As someone who is only 5 and half feet tall, it's pretty clear to me that the person who put the kitchen together was very tall and did not cook frequently in every house/apartment I have ever lived in.
I’m surprised by what realtors get away with in terms of listing rooms as bedrooms when there are no window.
I'm shocked that cities are allowing the same in the building plans.
I think this is USA (since the walk-in closets and measurement units) but in probably most of Europe (only sure about my country) it's literally illegal and realtors would lose their license if they did that.
@@RobbedemCanada
@@Robbedem
In California every bedroom requires a minimum size window for escape.
I was ordering windows recently.
@@SteveKarraschhere in College Station, TX we would never get away with it. Our MLS would impose a significant fine.
A HUGE point you missed: Examine at the layouts for the adjoining condos as well. What are their rooms next to your bedroom walls. Then the wall construction and soundproofing. Next: ventilation over the cooking stove.
Are there certain construction / building type that’s better for sound proofing. I used to live in an big apt tower in nyc built in 2003 and the sound proofing was amazing. I’m sensitive to sound and we never heard anything outside the windows, our neighbors or even between rooms inside the apt. It drives me crazy when I’m staying at hotels where I can heard everything.
I notice that the layouts he's most enthusuastic about also have the highest square footage. Any designer can design a good layout when they have lots of space to work with (although some mess-up anyway), but it takes a talented one to make a small space livable. When I started doing architecture in school (I'll be licensed) sometime in the near future) I'd start by designing a grand kitchen or living room, and discover that I'd taken up most of the square footage I was allowed to use lol. It's a good lesson and hurts to have to keep trimming back so that you have space for such optional rooms as a bathroom.
Always go for a corner unit. You want the most natural light you can get. Interior units just don’t have enough natural light.
This really depends on the layout of the building and its surroundings though. In some places you have buildings touching each other so there is no corner units and all buildings touch until you get to the end of blocks.
Why would you want natural light? All that does is increase your utility bills.
@@MegaLokopo Because humans need natural light. When I buy my next place, a ton of natural light will be number 1 on the priority list. No one wants to live in a dark cave.
If you work Nights for example you might not actually care for natural light.
Years ago I worked night shifts and my apartment had huge amounts of natural light from about 6 in the morning until about 7pm due to the design on the building being diagonal; this was freaking horrible due not being able to sleep even with curtains due to the sun and also the heating coming in from the sun.
Okay, I see we got some cave dwellers here lol. All good. To each his own, etc.
Thank you for pointing out the lack of a fire escape, so many people never think about that...
Yeah, we had just moved into a new apartment and my son had to do a safety survey for scouts. We realized the "fire escape" was a sliding glass door onto the patio right next to the main door to the apartment. No help at all if there was a fire!
@@gerria2000 Get a building inspector in.... sounds like the landlord isn't concerned with building codes. That's against the law.
Underrated comment
@@gerria2000 "sliding glass door onto the patio right next to the main door to the apartment." sounds like an exit leads right to a main door? what's the issue? can you not like just walk off the patio?
@ddjohnson9717 The problem is if something happened that you couldn't escape by the main door, like a fire in the living room or kitchen, there was no other exit. And it wasn't a ground floor apartment. Just a poor architectural design.
The difference in culture is amazing to me. In France we clearly have a living area and a sleeping area, we typically don't like to be far from the kids: they might need help and in case of a fire, an intruder of something you want to be near them and closer to the danger. We typically put the kids room far away from the entry. Plus it's easier to manage heating: the bedrooms don't need to be heated as much in the day and at night it's time to lower the heating of the living area.
Also, you don't do soundproofing between the bedroom? It doesn't cost that much.
Thanks for the video, i found it really interesting!
Good counter perspective here! Soundproofing would be a great idea - I just don’t think it is really done by builders in Canada as i don’t think it’s a Code requirement. But, yes, a great idea gor a retrofit if need be.
@@genericreference6969And the soundproofing helps with HVAC costs.
Soundproofing between rooms really doesn't happen. Also, kids don't live in apartments unless lower income - newer units like what he's talking about would retail better if built with roommates in mind, rather than an actual family. So imagine no soundproofing between rooms, mild sound proofing between condos, and built for roommates for multirooms....that's what really happens here.
@@mangos2888 no not really. its even more simple. Sound proofing costs a tiny bit more and developers will not spend a penny more than they need to if it doesnt sell for more which sound proofing doesnt. Really its more wood frame construction which should have added sound proofing between floors and walls, concrete towers being made o solid cement are naturally more quiet.
was also thinking that. i'd always prefer being next to another bedroom than being next to the kitchen. you can sound proof for bedroom noises but nothing is stopping the clinking noise of utensils when someone wants breakfast in the morning and you're still asleep.
If there's one thing I learned from this video, it's that Steve makes a whole lot of noise when the kids are asleep 🤣
It's when he's podcasting with Mr. Tom Storey - Great video Steve!!! thank you
😂😂😂😂😂😂
One thing to note is that in the layout with with bedrooms on opposite sides of the unit, chances are you are sharing a bedroom wall anyway, just with a stranger. so there's that.
All the newer built condos and apartments I've seen have ridiculously small bedrooms. Even the so called master bedrooms are tiny. How could they even fit a Queen sized bed let alone a King? Refurbished apartments in older buildings are a good option.
I agree.
They’re a joke. I would NEVER rent out such a tiny space to live in. Frankly, I think the developers are getting a bit too greedy, because it’s obvious that they’re trying to squeeze as many units as possible into a very limited space. That way they can sell and/or rent out more units, even if those units are highly claustrophobic. These bedrooms are so ridiculously small that it’s more like wearing the bedroom than living in the bedroom. If my king sized bed won’t easily fit within the Master bedroom, then the condo is far too small to be comfortable in.
But the
Maintenance fees!!!!
And they will probably be the first to crash in a market downturn.
@SteveKarrasch in 1994, we didn't have internet to help us with reasoning. With no experience nor advice we bought a condo built in 1968, green mint kitchen, rug in the bathroom and underground parking with Asbestos corner to corner covered with spray by the association because removal cost was budgeted as 1/2 mill. Lots of structural issues despite being a rich area in West Hartford CT (look up Barclay Court). Big mistake we sold after 24 years. We now own in retirement a great REAL house in the upstate NY suburbs with a fenced wooded backyard full of life. Lesson learned: NEVER buy a condo on a whim unless you get and listen to advice.
One thing I've been noticing about listings posted online these days is that they are not posting the floorplans for people to look at. Why is this? I find it ridiculous. If the realtor/seller is too lazy to upload the floor plan, then I won't go see it or even reach out.
I think that they’re too embarrassed to admit that the units being built and shoved down our throats are far too small. Twenty or thirty years into the future, people will look back and see this as the time when developers decided to squeeze as many tiny units into each building that they possibly could so they could make larger profits. And in the future, these tiny units aren’t going to be highly desirable, because people are going to quickly tire of living in such microscopic spaces. These units remind me of the tiny apartments that the communist government in the former Soviet Union used to build for their victims. Those too, were ridiculously small, cramped apartments.
My biggest complaint with condo living is how ridiculously big the kitchen islands are compared to the size of the living room and kitchen combined area.
Nowadays everyones acts like they're starring on the Cooking channel. The idea of all your guests gathering around the island I think. It's the same with all the stainless steel which starting getting popular when that channel took off. I hate it because I sold appliances back then and had to clean the entire showroom everyday. Will NEVER have stainless steel unless I get it for free.
I’m an estate agent and I agree with most of your points. I do disagree with your point regarding the window in the en suite. Mould is a big problem in U.K. properties. It’s mostly due to occupiers not venting the property properly but I think it’s a design flaw too. Sorry, but windows are quite essential to prevent mould.
In a bathroom yes, but in the shower itself? Water will get in that wall real quick.
@@SteveKarraschNot if the window is built properly, and it does provide great ventilation. Last house I lived in in San Diego had a high and wide window that was almost as long as the bathtub/shower combo. The shower tile ran to above the window, and formed the window sill, so it was sealed, grouted, and caulked, as appropriate. I moved out about 12 years after the remodel, and we'd never had an issue. Also, I'd like to point out that in California -- and I've always assumed elsewhere, though maybe I shouldn't make that assumption -- a bathroom must have either a window or a ventilation fan. One or the other is essential; it doesn't have to be the window. You'll find very few bathrooms with windows in modern condos. My parents' last condo (in Phoenix, AZ) had a window in the master bath, and it was one of the features that my mom really loved about that floor plan, which was the only floor plan in the building that had a window in any bathroom (except maybe the penthouses, depending on how they were built out). However, the window was non-operable.
I have a skylight in my bathroom and I love the natural light. Don't have to turn on the light during the day. Saves energy costs. A fan takes care of ventilation.
Bathrooms here 🇨🇦 have exhaust fans built into the ceiling to draw out moisture (mold prevention) and, usually, 1 window.
Honestly one of the best pieces of content you've put out and having walked through most of these types of floorplans while buying some time ago it really hit home as to why we went "yeah didn't like that place" so much. Can't say enough good things about living in one of the "mythical real 3-beds" like you mention at the end - like having a townhouse without the stairs!
Over my life, I've bought 3 pre-sale condos, but I am also in the design field and I know what I'm looking at when I see a 2D plan.
While I've helped friends select a presale plan for a condo, townhouse, etc., I've always advise buyers to look at all of the plans available and consider how the worst of the plans might affect their future resales because those bad plans will be their comps when it's time to sell. In effect, I help people to look for the best plans in buildings with few bad plans. Ideally, you'd want to buy in a building where all of the plans are fairly decent and there's some consistency of good experience.
Another detail to avoid is a bedroom sharing a wall with the laundry, so hard to sleep through laundry noise especially spin cycle or metal clanging in dryer
I've lived in 2 flats with a longish entrance hallway. Although it is a wasted space, it does prevent a lot of noise bleeding through.
*reads ... ... nose bleeding ... ...
Wait a minute!
*reads again Oh noise bleeding
I agree. I’ve lived in a space that lacked hallways (all rooms opened off a central great room space). Easily the noisy place I’ve ever lived in. Plus hallways ensure privacy.
Room sizes are way, way, way too small
Great video. As a senior couple, with each of us having health issues, we are looking for a layout with separated bedrooms that have an attached or directly adjacent bath. Later, the second bedroom could become space for a caregiver. So I heartily agree about bedroom separation to accommodate many stages of life. Sadly, they are very hard to find.
Also a senior. Both bathrooms & Bedrooms need to accommodate a frame style walker. Tiny bedrooms mean single beds to be able to safely use a frame or wheeled walker.
In my country you cannot market an apartment with 1 -bedroom + 1 office den as a 2-bedroom because the law defines minimum requirements for what a bedroom is, and having an external window/balcony is one such requirements (along with minimum m2). You also cannot market a studio as a 1-bedroom because by definition bedrooms have brick walls around them + closable door, not slide panels masquerading as walls.
A 2-bedroom apartment is a "T2", a 1-bedroom apartment is a "T1". An apartment with 1 bedroom plus a windowless room and/or undersized room is a "T1+1". A studio is a "T0" (no actual separate bedrooms).
Are you in Portugal, or Hungary?
@@crazyoncoffee Portugal. Why, do they use the "T" notation in Hungary, too?
I often look at condo plans just for funsies. This video was incredibly helpful for me to figure out what floor plans are just utterly unlivable for me. Many thanks!
I'm always quite confused about all those walk in closets in tiny spaces ... Why not safe the space and get a wardrobe?
In US you can't sell it as a bedroom if it haven't got build in closet ...that's probably reason.
What do you look for in a condo floor plan?
Book a Call: calendly.com/stevekarrasch
Omg, tiny, tiny, tiny rooms. I get clostraphobic just looking at the floorplan.
Yeah, I noticed that too. A room that’s 8’x10’ is far too tiny for a bedroom, let alone being called the living area. The smallest bedrooms shouldn’t be less than 12’x12’, and living areas should be at least 15’x15’. I think these condo floor plans were all designed for little people. Most of the bedrooms he showed throughout these plans were along the size ranges of 8’x10’. That’s ridiculously small. They’re like living in one of those tiny houses.
I don’t like how all the laundry spaces are half size so that you have to use a stackable.
I really enjoy looking at floor-plans. This video was so much better than me having to search for them on my own. Plus now I have a whole set of floor plans to redesign now. Thank you for such a great video.
Some of these new floorplans are absolutely tiny. I understand it's a different way of living, but for someone coming from renting or living in with parents with a garage for things like camping gear or outdoor gear, it's just not feasible. I'd appreciate more insights into floorplans you'd recommend for long term living and starting families.
2 bed, 2 bath, opposing bedrooms and a den (if you can). Ideally 850 sq ft or more. You will have to go to older buildings and lowrises to get the best options.
Some condos have storage units. La Galleria in Abbotsford has huge storage units.
@@SteveKarraschI’m in a three story wood frame walk up and we have 3BR units and they are larger than the little bungalow I grew up in. Sadly these buildings are eagerly getting redeveloped and ‘densified’.
Unload yourself and feel free. Possessions are given too much importance. I happen to be going through this exercise and I'm finally letting go. New floor plans have walking closets that are bigger than the room my sister and I shared! If this uch closet space is needed for clothes, get rid of some of them. Also, if you're buying more give the world a break and buy clothes where the material has been recycled. A smaller wardrobe means that you can use half the walk-in closet to store other things.
I f you're into cooking and have a lot of equipment it can be stored on shelving in the laundry, if the room is big enough. If you have a lot of bedding, towels, etc. get rid of the rattiest by making cleaning rags out of them. Look for a condo that has no carpet. Wall to wall is unhealthy and nearly impossible to clean and this gives rise to dust mites and other "stuff" that causes allergies in many people.
Well, just like I get tired at the thought of doing this, and to actually do it, I think I'll have to hire someone. If you have additional tips, thanks for letting us know. Cheers!
@@suefrench8721 You’re advising him to get rid of hobbies he actively engages in and that bring him joy to fit into a space that doesn’t meet his needs. Generally speaking, you’re picking and choosing what you feel ought to be important to people rather than what actually is. If, one day, the outdoor gear is unused, it will probably be gotten rid of. If it remains something that is used, it should stay and prioritizing storage for it is the way to go. If cooking is my hobby, then you can’t say I don’t need space to store equipment, because that’s probably the one thing I care about. As with when they tried to build cockpits to fit the “average pilot” and found that they actually fit no one well and that adding adjustability was the way to go, different people need different things. He might be willing to forgo a large living room in favor of a large storage room. I needed a giant living room to fit a grand piano, and not many bedrooms. Other people need a lot of bedrooms because they have a lot of kids. Some people have a lot of art they want to display, and they need wall space (open concept with a lot of windows means you have very little). If all your hobbies are away from your house and don’t require you to keep much equipment, then, yeah, you don’t have that issue- declutter away. But not everyone should, because it will suck the joy out of their lives.
I bought my two story townhouse 30 years ago. It's 1100 square feet, has an attached 2 car garage, 2 ensuite bedrooms, and a 1/2 bath downstairs. Both bedrooms are upstairs and divided by the stairwell. There is a fireplace in the living room, W/D closet in the upstairs hallway, coat closet by the front door, and a sliding glass door from the living room to an outdoor 10'x10' patio with a storage closet.
I studied architecture for a few years, and I immediately bought this place when I saw the generous bedrooms, closets, and that each one had their own full bathrooms with tubs. But the best feature was that the bedrooms were separated by the stairwell. Both bedrooms are completely isolated from each other. The only wall that is shared is the bathroom wall for each, but not an issue because it's also farthest away from the sleeping area. Very well designed townhouse that was built in 1985 in Los Angeles.
Third comment on this video: I am absolutely loving this style of content. Steve sure knows his stuff! I agree with these points after 15 years of struggling in condos. I agree: I don’t like those weird geometric rooms. Never have and your points nailed it on why. Dark and where does the furniture even go? Condo Tetris.
I have a “best plan” from this video, but without the office/den. This is really useful when the bedrooms are separated by a living/dining area. In this layout I have no “unused” rooms. I just don't really like that the entrance isn't separated from the kitchen. In any case, I plan to sell my property soon and we'll see how things go. Thank you very much for your video) It is very useful for me.
Downsized to condo 6 years ago after my husband passed. Same area we lived in for 35 years. 1 bedroom, 900 sq ft. Open. Large bdr, king size bed, small nightstands, plenty of room to move around. Long vanity with sink, lots of storage, leading to walk in shower, sink and toilet. Nice open kitchen, dinette area w/d 2 openings to bathroom, good size patio, storage closet, walk in storage in gated garage. Rec room & pool. 5 min to downtown. 15 miles south of San Francisco. Ideal. My cats and I are very happy.
I think we really lucked out with our unit in Langley! Thanks to the Karrasch team!
I retired, my kids moved out. I have a 2400 sq ft house and a double lot. LOT of work. I want out. But the bedrooms in all of these plans are smaller than my office! A little worried now that this transition will be a lot harder than I thought. But the info is very useful, thank you.
This is good content. Floor plans these days really need to be scrutinized
WOW.
Most excellent advice.
UA-cam has recommended this video to me for days and I couldn’t figure out why.
I mean, the ai knows I build my own houses- but-
It somehow knew I would admire your knowledge and sense. VERY well done.
Hallways are great for Art collectors. The open concept of great room might not leave enough room for an art collection.
The first hallway was wide enough to install cabinets for storage and to display books or art. It could serve as a great way to greet people when they see your art and books as they enter your home.
Wow this was a great explanation! I dont live in BC but this is super helpful to anyone looking for a condo.
I worked in two South East Asian countries (architectural firms and real estate developers). One thing I noticed since I moved to Canada is that Universal design (for accessibility) is not implemented for all condos. I was shocked. I mean, I do understand that it may vary from province to province. In Singapore (where I worked for more than a decade), we design an apartment or condo, keeping in mind that it will be a home for someone who will grow old and appreciate the accessibility considerations in the long run. Or at least, a family member experiences an accident and will need to use a crutch or wheelchair for a time. And the units are designed to accommodate (at the very least), a bedroom and toilet that will allow freedom of movement for a person of needs.
Another thing to add: These hardcopy brochures never show where the structural columns are (if you are buying a condo). Sometimes structural columns will "eat up" a portion of your space, and what you get at the final handover is "different" from what you are promised. Some South East Asian countries are very strict about clearly showing where your structural supports are to show exactly how much space you are getting - otherwise, real estate developers will be sued for false advertising.
Lived in an apartment decades ago before buying my house . It was a older brick building with shared stair hallway , 3 levels. I was on the 2nd floor, living room at front , bedrooms at back . I loved the tiny foyer, coat closet which led to small hallway to get to living area , with the hallway leadin gtowards the back where the bedrooms were. It was probably 500 square feet ( i think I measured it one day when I was bored) and it was incredibly efficient . I'm one of those people who hate walking in the front door into ....everything..... with a house maybe not such a big deal but with condo buildings where you have neighbors and hallway noise , I think it's a positive not a negative.
4yrs ago I did a thing and bought a penthouse. 15yo building. Geothermal heat/ac.
No 🛁 in 2nd bath. Soaker tub in on-suite with enclosed shower. 3bdrm with den and laundry ROOM. serious buy, and I never intend to leave.
Enjoyed looking a the floor plans.
I bought a small condo 20 years ago in Calabria built in the 80s. I was amazed that the original owner had to tell the builder to have the living room facing the ocean verses bathroom. In the pre-build, he also told the builder to have an open floor plan unlike the other 30 were built.
I hear you on your opinion on separated bedrooms. Totally agree with that
Very good analysis of floor plans ... thank you! I would always want the 2nd bedroom to be across the apartment....you make a great point there.
Good presentation. Agree with all that you noted as negatives. Given these particular condo designs, I would add these negatives: (1) A living/seating area facing a wall with a door leading to (usually) a bedroom. Problem: Difficulty in facing a TV & having to stare at a door. (2) This generally concerns a dining "area": Truly a walkway to another section of the space (usually living), therefore having to walk around a table/chairs.
First time viewer here. i think you're in right game given that you "absolutely despise" shitty foor plans. I love looking at floor plans of apartments for sale and also have strong views when i see bad for plans. Thoughtful /liveable design seems to be harder to find these days
I’m living in a 38 y.o. 2/2 Condo and although SFA is 950 including the lanai, 870 interior,it has many of the positive layout features, including split bedrooms on one side but bathroom and hall pantry closet separate them, no shared wall, 10 x12 kitchen on right as you enter, has pass through opening to dining/living 13’x22’ great room. Primary bedroom is 12x14, with a full walk-in closet, and 5x8 bathroom with shower.
Laundry takes full size w/d in closet in the lanai.
We could all use more storage but all in our community feel the 3 different layouts here have stood the test of time…separation of bedroom walls, walk-in closet, hall pantry closet, 2 full bathrooms, and room for many cabinets in the kitchen, and dining space.
Thanks!
Those junior one bedrooms (I've seen them straight up called just "one bedrooms") should outlawed. I wouldn't find that acceptable even for people on welfare... and they are going for $500K in Toronto!!
Up to 750k in Victoria. Outrageous eh
They’d be harder to sell if the feds got immigration under control. Out here on the wet coast, we are building like mad. Dozens if not hundreds of towers under construction at the same time. And we are being told we have a housing crisis?????? They are selling here because the locals can’t afford anything else
The one he showed is called a studio. They can actually be very comfortable if sized right. A junior 1 usually has an “alcove” with window, large enough to convert to a room. These marketers/developers make agents look like the ones trying to trick buyers. SMH
Studios are a really nice way to get a lot more cheap housing onto the market. They can be far smaller than a one bedroom because it has less walls. And you get your own space and a bathroom and kitchen, without having to worry about having room mates are renting a unit much larger than what you need.
Studios are perfect for students, people who need their own space to study, and don't have a lot of extra stuff they need space for.
Interesting perspectives. Thanks for sharing.
Re: the plan at 17:00, I would prefer changing the tub in the hall bath to a corner shower and add a door next to it to access the the 2nd bedroom.
I adore my condo, which was built in 1998. It's a 2br 2ba (technically 2br 1 3/4ba), nearly 1200 sq ft roommate plan. Because the bathroom off the foyer has a shower instead of a tub, it allows for a door to access my son's room. The effect is that we live as if we both have our own en suite bathrooms, but any visitors can access his bathroom w/o having to go through a bedroom. It's perfect!!!
I have that favored 2br layout. Nice to hear you prefer it.
It’s interesting how apartments in Canada are compared to most in the US. When we lived in Washington, DC, our 1BR was 840 sq feet and later our 2BR was 1210 sq feet. The apartments you showed are very efficient but the rooms are quite small. Thanks for sharing!
smaller bedrooms means smaller units which means more units to be sold.. Same concept as cramming as many 2-story homes with small postage stamp sized lots into a development.. More units = more $$... C.R.E.A.M.
hey love the stuff u put out can you do a video call spoting a good condo floor plan to buy and ez to sell down the road !!
I like his floorplan discussion. I find that I relate with many of the points here. I checked out my floorplans folders for condos I was looking through for past rentals. Living in Toronto, there are just a huge amount of choices or buildings. I noticed that the current and past unit I lived in, I could not go lower then a 10x10 bedroom and 10x10 livingroom. And with that livingroom you need an additional space for a proper eating area that doesn't encroach the livingroom. Otherwise its just too small. I am now a huge fan of galley kitchens with integrated appliances. Such a clean look with the new world compressed living floorplans. You also need big bright windows! I agree, the armpit corner units are a trap. You're always staring at the edge of the building and most of the time sunlight is blocked out. Will never!
Great video! Thanks for sharing your knowledge. Opposing bedrooms is definitely a must.
I totally agree!
Thankyou for providing great info. Floor plans are not appreciated enough. I now know what an inside and outside corner is. I also know why the 2nd bathroom has a tub while the en-suite bath has a tub. Thankful in Seattle.
Interesting how similar these layouts are to what we have in Malaysia, difference being the emphasis on walk in closets as we don't have 4 seasons. Always thought the "horizontal" layout made more sense than the "vertical" layout, glad you put some reasoning behind it
Outside corner for me always and forever! Love floor plans with an outside corner, where they stack the layout at a 45° angle
The one with the hallway kitchen looks like a Tokyo apartment but with twice as much floor space.
Excellent video! We share the same view about floor plans. We have lived in our 2 bedroom, 1,500 sq ft condo for 16 years and you would like our floor plan. Should we decide to move, square footage and a floor plan are essential to our making a decision. Additionally, we have interest in passive homes and current building science. All that limits our choices. One issue I have with most floor plans is having to walk through the kitchen/dining area upon entry. With some floor plans we wonder if the architect has no concept of traffic flow and privacy. In our area townhouses are the thing due to low property size footprint and high profits.
I thought a room had to have a closet and a window to be listed as a "bedroom". And I cannot imagine any room that was 7'-4" X 8'-0"! My bedroom closet is bigger than that.
I had that first plan in my first condo, the Livingroom was essentially an extension of the kitchen . I could only fit two seater sofa so if I had a friend crash over they had to sleep on a camping cot in the space btw the island and sink as that was the only space that a cot could fit length wise .
These tips work great for looking for a rental unit to live in Seattle. Option #2 was just what we were tending toward. There are way too many #3 out there. 😢
When purchasing an apartment, you should really also know what rooms are abutting the neighbors. Is your primary bedroom abutting somebody’s living room? It is definitely advantageous to have bedrooms that do NOT abut other peoples apartments. How soundproof are the walls between apartments as well as above and below? As a New Yorker, these are some of the most important aspects of an apartment layout. Not just the apartment itself, but where it is in the building and who is next to you and how. And having a lovely hallway separating the entrance from the common hallway is fantastic. They cut down on noise and just separate your apartment from others.
The problem with all these plans is that they fail to show typical furniture layouts. I design floorplans with furniture shown and I move all walls and other physical elements along with the furniture over many iterations until it all works. I am an architect.
Yes! I’m renting an apartment that I fell in love with all the big widows without realizing there was only one full wall and one smaller wall (from window to open hallway) without windows or closet doors and there is nowhere to put furniture or bookcases except up against windows. It was too small to do the middle of the room furniture grouping thing. I hate it now.
Foyer/entrance is a must, though making it a long hallway like in some examples here is wasted space
Directly entering into a kitchen is a deal breaker, I can't imagine a worse place to be bringing in dirty clothes/shoes or throwing around everything that got stuck to you while outside.
Likewise if the entrance to the kitchen is trough the foyer/entrance, it is better that you separated them, but the entrance to the kitchen should still be from the dining/living room.
10:59 no, that is absolutely not a big proper kitchen, it is cut up in tiny pieces by a large chunk of wall, this ruins the flow of the kitchen and makes anything you do require you to walk back and forth between stations.
You also walk right into the kitchen when you enter the apartment, yikes.
The largest waste of space that keeps appearing in all of these layouts though is the use of walled in closets or tiny spaces for Washing and drying machines, free standing wardrobes saves a bunch of space and so does putting the washing machine and dryer into the bathroom.
The extra space added into the bathroom when you dedicate the washing and drying space for it as well makes the bathroom a much more livable space where you unlike some of the floor plans in the video you can actually fit yourself in the room and don't have to close the door or climb over the toilet to reach the sink or shower.
I will again use the same layout as the perfect example, 10:40 the entrance closet is far deeper than its purpose requires, why? because the washer/dryer needs to be that deep and giving the bathroom an extra useless corner doesn't make sense so just make the closet waste space to seem nicer.... When you could just have moved the washer/dryer into the bathroom, extend the closet into the washer/dryer room and move the bathroom wall halfway into the closet.
With that solution your closet space takes up exactly the same amount of floor space but it actually has more useable space, your bathroom now has far more space as well despite the washer/dryer being in there.
A red flag for me is when the toilet is right next to the bathtub. I prefer designs where the door and walking area separate the bathtub from the sink and toilet.
This was quite helpful. I've been looking to rent a condo. I'm in one now I really like but I would like to move closer to work. The issue I keep running into beside to way too high prices for a 2bdr is that new buders all seem to cram in too much. We visited a 2bed 2 bath. The bedrooms were tiny and the primary bed room shared a wall with the living room. The only wall you could put a TV on so I I want to sleep before my partner he'd have to turn down the TV significantly. It makes no sense. So many floor plans show the primary of the 2 bedrooms bordering the living area. Right now I live in a 2 bdr where the rooms are in the back of the apartment and th living room is at the front (windows on both ends) and the kitchen, bathroom and laundry room seperate the 2 areas. It's ideal I find
5:10, I've seen these advertised in NYC and DC as well, it's absolute dreck! Great video, love geeking out over floorplans and functionality, I went with an older condo in a really good area near downtown because of the price. This bad layout is reminiscient of the "shotgun" houses from the 1920s-50s but there's no actual door or wall to the bedroom.
Yes. Apartments that lack mass appeal have a much higher amount of price fluctuation with the market. Those apartments are traps for the unwary if you are looking at plans... but purchased as existing homes can actually be a fairly good deal for some people when they are bought real cheap at the right time. I did well out of buying a place with a very noisy location off someone who was getting married in a market that was only just starting to rise and wanted to sell her rental properties quick to buy a big house in a nice neighbourhood with him. I made a very very low offer (which I could barely afford because at the time I was poor) and it was accepted. People with similar residences in the same building gasped at how little I had paid.
Turns out that it was the sort of noise one can adapt to. I've lived in it myself a bit and rented it out a bit, and it's done acceptably in terms of capital gain, no regrets. If I'd bought it off the plan when the building was built it would probably have been a major L.
that third one is a good unit, in Manhattan and no where else not even the other boroughs
Excellent info. Well explained.
Glad you liked it
why would you need an onsuite bathroom? all the stench will fill the bedroom, which is not nice.
How bad is your stench?
@@SteveKarrasch less bad then yours.
You must like pooping with the door wide open to let the other know that you pooped.
Also, fengshui says no bathroom with a direct access to the sleeping area.
There is also an issue with the steam coming from the shower, which can promote mold growing in the bedroom, and the hazard of backflowing sewage, especially the gases.
Some countries forbid having a bathroom directly accessed from the bedroom.
@@showmytime9177Good grief.
What's the air flow like on any of those layouts? That's important for cooling and for controlling mold.
Ideally you want opposite sides of the unit to have large windows. Without that it gets complicated.
I would suggest to include the unit area for the floor plans in the illustration/discussion.
Can you make a video on what to look for in a townhouse or duplex unit
Wow, all of those bedrooms are tiny. I rent an apartment in a building that was constructed in the mid-20th century. It's got its issues, for sure, but the "primary bedrooms" in all your floor plans are the size of my second bedroom, and significantly smaller than my main bedroom. (Main bedroom: 12x14 plus closet, second bedroom: 10x12 plus closet.)
I can't stress enough just how much I hate that the pooping room is also the mouth cleaning room. Can we plz separate toilet from vanity and bath? It would also reduce the number of fights for the same room at the same time. 3+ functions in one tiny, unshared space!
Why do you have to clean your mouth after pooping
I would never buy another condo. No way Jose!
me neither, freehold SFH for the win Alex
Good video. Glad we got a good floor plan for ours. 1,100 sq ft condo like the second one, but has a full laundry room and walk in closet. Nearly floor to ceiling windows. We are in a concrete building so the neighbor sound isn’t bad at all. We bought as a resale assuming it would be our last stop before retirement. The only thing I don’t love is the lack of lighting. We had to get a lot more lamps because there isn’t a light in the living room or bedroom. If you open the blinds during the day we get plenty of light.
I totally disagree with what you were saying about bedrooms having a common wall. When growing up we had the common walls between the bedrooms, and it was never a problem. In every unit that I lived in and re-sold were the bedrooms were separated,I always gotten less money for them, because they always lead to having a door to the bedroom door directly off the Living Room, which is incredibly inconvenient and you always hear all the noise in the living room when you're trying to sleep in the bedroom that has the door right off the living room. Having both bedrooms or all bedrooms on one side of the unit is by far the best way to go and in every situation when I sold a condo I always gotten more money for units that had all the bedrooms on one side of the condo.. Other than that nice video.
I watched someone make a Faux window in a windowless room with lighting that that went from bright day to dusk
One thing I would avoid is entering into the kitchen. I have lived previously in vintage pre 1940 units. The original layouts were better. The one bedroom I rented in college had a foyer in the center that continued with an entrance to the living room to the left and bedroom to the right The foyer continued to a linden closet further on the left and bathroom at the end between the bedroom and living room. The bathroom had a hall type area with a living room closet on the other side, then the fixtures from three. The dining room was off the far side of the living room and the off the dining room. This was a large unit (700 to 800 square feet). I believe the main reason some vintage apartments have much better layouts and overall livability is upper middle class residents living in apartments was more common. This is an unmentioned downside to the federal governments housing programs and the tax deductibility of mortgage interest.
1 bathroom places where the toilet is not separated from the shower/bath is a terrible, terrible design flaw. Same with the laundry nook, it's a stupid choice in a small place. Also, living areas (which include bedrooms) should have a window that opens to the outisde; I am so glad not having one is illegal in my country, we're not battery chickens!
I must say, some of the early ones you didn't like because they're an inside corner or an irregular shape master bedroom, personally those are the ones I love, for a few reasons, 1. cheaper price and who doesn't want a more affordable price and 2. my boyfriend and I (eventually husband) will likely want a 2 bedroom place (or as it's more correctly labeled, 1 bedroom and a den) but we don't plan on having kids, so a shared wall isn't an issue, the secondary bedroom/den would be used as an actual den/office/hobby room. And truthfully I like an irregularly shaped room because frankly I like interior design and an oddly shaped room gives me a challenge to play with and see what I can create design wise. That said you're not wrong, the layout you showed starting at about 11:28 into the video is definitely a preferred layout, but it's also not exactly affordable, I mean you said this was a layout you found for a client in Langley, I suspect that's BC, I'm in Abbotsford and would like to stay in this town for a wide variety of reasons, that particular layout is also more expensive, so theres that.
are the side by side sink poular when space is at a premium?
My pet peeve in the unit I live in is the location of the main bath. The main bath is located in a small hallway with the laundry room, linen closet and guest bedroom doorways. They could have easily relocated the linen closet to the location of the bathroom door so that when you are not looking at the bathroom from the kitchen table and any guest staying at your home could sneak out of the guest bedroom and into the bathroom without everyone seeing them.
In the first small unit, pocket doors to the bathroom would be much better
I agree. Would be nice. Not super common.
as someone who is the primary kitchen user the second condo (1bedroom) is the worst kitchen. It seclude the cook into a space alone with very little space for a second person to help and corner cabinets are the absolute worst ( and that kitchen has 2 of them). i can bet a cheap builder would not be installing corner drawers into the space to make it functional.
It's very easy to walk into a kitchen and see who cooks/doesnt cook when you see kitchen layouts.
Not sure if I agree with the floor plan analysis. The 1188 sf two bedroom is probably one of the worst with 8’ ceiling, probably close to 100sf wasted in hallways and side by side bedrooms. The corner fireplace is a total waste of space. Should be disposed of or replaced by wall hung. The two closets in the master bedroom should be replaced with a long closet against the wall separating the bedrooms. This would not only act as additional sound buffer, but also eliminated the wasted space at the entrance of the bathroom.
ow dear. I have to agree. An 8' foot ceiling is only 2,5 meter. You need 3 meter (10 foot) at minimum.
A Pittsburgh apartment building from an old reclaimed Heinz factory have those window-less bedrooms. My friends told me to pass on it.
Very interesting video lol. I recently bought a 1 bdrm, 750 sq foot. It'll be liveable for a couple. Excellent location. Layout is pretty good, square, tho wish there was more storage
I'd like to point out in the floor plan where the bedrooms are on the opposite side also have its cons. Although you can maintain privacy during sleeping time, the fact that the bedrooms share their side walls with the living room means you will be disturbed by activities in the living room which is central living space and kitchen. The best in my opinion is two bedrooms on the same side but have a bathroom or walkin closet in between or simply the master bedroom is on a split level i.e. a duplex.
I can't remember the last time I ate in our defined dining area. I usually eat by the computer, or in the living room with a friend/relative/dog, or in one of the sunrooms, by the window with the view. The defined dining area is a waste of space for me. I'd rather have an open plan, so I have real flexibility with my place, to make it what I need/want it to be on a whim.
14:40 how is the entry a "waste of square footage"? It is a sizable entry so bringing in groceries and large purchases I have a landing zone. And considering the rest of the building how would you lay out the unit? If it's a waste of space you should have a viable alternative that doesn't require any structural changes to the rest of the building. Right?
Interesting stuff! Not sure I understand your big concern with the adjacent bedroom walls. Don’t most single family homes have bedrooms next to one another?