Not a fan of open-concept homes, but not yet convinced of the appeal of closed, individual rooms? There’s a solution that falls between these two extremes – broken floor plans. This term refers to a more refined version of an open floor plan, where the layout is mostly open but utilizes flooring, wall color, materials, and furniture to create distinct and intimate spaces within the larger area, explains Aaron Tetzlaff, a Coldwell Banker Warburg agent.
A broken floor plan is essentially a heightened open floor plan that offers homeowners the advantage of creating separate zones within the open layout without the need for extensive and costly renovations. This layout is commonly found in loft conversions with spacious room proportions and high ceilings.
To differentiate between an open floor plan, a broken floor plan, and a closed floor plan, consider how the space is divided. A broken floor plan incorporates decorative or semi-permanent elements like screens, bookcases, open shelving, doors, drapery, or textiles to create distinct zones within the open layout, without adding walls. In contrast, open-concept floor plans typically feature a great room connecting living, kitchen, and dining areas with fewer walls, whereas closed floor plans have separate rooms without clear sightlines.
Converting from an open concept to a broken floor plan can be achieved without major renovations. Using large area rugs or painting sections of the room can help define distinct spaces. For a more significant transformation, consider incorporating built-in shelves, decorative columns, or a fireplace mantel to add visual interest and structure to the space.
The benefits of a broken floor plan include flexibility, visual interest, and the ability to customize the space according to your preferences. This layout allows for easy modifications and emphasizes the versatility of the design.
When preparing your home for sale, it’s essential to consider the layout and how it may appeal to potential buyers. According to Saturno-Sanjana, a real estate expert, open floor plans are highly favored by most buyers, making it crucial to create a flexible and adaptable living space. He suggests that using removable furniture like screens and shelving can be more appealing than permanent fixtures such as sunken floors or semi-permanent walls that divide the space.
However, Saturno-Sanjana warns that if the layout is too personalized to the current homeowner’s tastes, it may not attract a wide range of potential purchasers. In some cases, breaking up the floor plan can actually make the space appear larger, but it’s important to strike a balance. For instance, dividing a standard-sized living area into separate zones like a living room, dining area, and home office with distinct accents can enhance livability for the current occupants. Yet, this segmentation may give the impression of a smaller space to prospective buyers. Conversely, in larger living areas often seen in luxury homes, breaking up the floor plan can create appropriately sized zones without diminishing the overall sense of space.
Achieving the right balance in a broken floor plan can be appealing to the right homeowner. Tetzlaff, another industry expert, emphasizes the importance of creating cozy and defined spaces within an open plan to achieve a ‘broken plan’ aesthetic successfully. Nonetheless, not everyone appreciates this approach, so it’s crucial to consider your target market when planning to sell a home with a broken floor plan.
Tetzlaff notes that while open-concept layouts are popular, they can sometimes lack hierarchy, visual interest, or a logical flow between rooms, potentially turning off buyers. Additionally, issues with light and acoustics can arise in these expansive spaces. Saturno-Sanjana underlines the significance of ample lighting in such layouts, especially if there’s a single primary light source like a large window in the living room. Using glass dividers or doors can help distribute light throughout the space effectively.
Sound management is another critical consideration in open-concept or broken floor plans. Saturno-Sanjana suggests testing how sound travels within the space before choosing divider materials to ensure a comfortable living environment. For instance, upholstered partitions may offer better sound absorption than glass dividers. Various specialized materials like metal, glass, and natural fibers can be used to control sound transmission effectively in these modern living spaces.
In conclusion, both open-concept and broken floor plans have their advantages and disadvantages when preparing a home for sale. While open layouts can appeal to some buyers, others may prefer the flexibility and definition that a broken plan provides. Ultimately, the key lies in striking a balance between creating distinct living areas and maintaining a sense of spaciousness and flow within the home. By carefully considering factors like furniture choices, lighting, and sound management, homeowners can create a layout that appeals to a broad range of potential buyers in the competitive real estate market.
