When you’re house-hunting in Los Angeles, it’s easy to get swept up in curb appeal, finishes, and the latest kitchen trends. But experienced buyers know: a gorgeous home with a bad floor plan can become a daily frustration.
Savvy buyers go beyond square footage and staging. They test how the home actually lives. Here are 10 clever floor plan “tests” that experienced buyers use to assess a home’s flow, function, and livability before falling in love.
1. The Glass of Water Test (Night Navigation)
If you had to get up in the middle of the night for a glass of water, how easy is it to get from the bedroom to the kitchen?
- Are there stairs?
- Any obstacles or long hallway detours?
- Does it feel natural—or like you’re crossing a small airport?
2. The Laundry Test
How far is the washer and dryer from where dirty clothes pile up (usually the bedrooms or bathrooms)?
- Are you hauling baskets down stairs or across the house?
- Is there enough space to sort and fold, or are you balancing laundry on top of the dryer?
3. The Grocery Run Test
Imagine coming home with your arms full of Trader Joe’s bags.
- How close is the garage or driveway to the kitchen?
- Are you walking up stairs, around corners, or through carpeted hallways?
- Pro tip: Homes with direct garage-to-kitchen access score high on this test.
4. The Sofa-to-Playground Test
If you have kids (or want to), can you keep an eye on them in the yard from your main living space?
- Sight lines matter.
- Floor plans with open views from the kitchen or family room to the backyard are gold for parents.
5. The Guest Privacy Test
When guests stay over (or even use the powder room), does the floor plan protect everyone’s privacy?
- Is the guest bath in the middle of the action—or tucked away?
- Are guest rooms near yours or well-separated?
- Pro tip: Split-bedroom layouts are ideal for long-term hosting or multigenerational living.
6. The Morning Chaos Test
Picture a Monday morning with everyone trying to get ready.
- Are the bathrooms and closets spaced out?
- Is there a flow, or will you all be bottlenecked at the one hallway sink?
- Is the primary bedroom far enough from kitchen noise for someone to sleep in?
7. The Zoom Room Test
If you or your partner work from home, where’s your Zoom zone?
- Is there an office space or flex area away from the noisy hub of the house?
- If not, will a bedroom or dining nook double comfortably as a workspace?
8. The Dinner Party Test
Imagine hosting a few friends or family for dinner.
- Can people flow easily from kitchen to dining to outdoor areas?
- Is the space open, or are you running back and forth between rooms all night?
9. The Muddy Shoes Test
On a rainy LA day (yes, they happen), where do the dirty shoes, backpacks, and umbrellas go?
- Is there a mudroom, entry storage, or drop zone?
- Or are you tracking debris across carpeted living areas?
10. The Aging-In-Place or Resale Test
This is big-picture thinking.
- Are the doorways wide enough for strollers or future mobility needs?
- Is the primary suite upstairs or downstairs?
- Could this home appeal to future buyers at different life stages?
Final Thought: Flow Matters More Than Size
A 1,800 sq ft home with smart flow often feels bigger (and lives better) than a 2,500 sq ft home with poor layout. Use these tests during your walkthroughs, and you’ll see beyond the design trends to how the home truly functions.
Ready to walk homes with a more critical eye? At the Stephanie Younger Group, we don’t just show homes, we help you understand them. Our buyer experts will walk you through every property with these kinds of questions in mind, so your next move feels like the right one.