Open Floor Plans: Is this Design Right for You?

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Post-war bungalows and mid-century ranches fill much of the prime downtown residential areas in Huntsville, Ala., a thriving city of 350,000 people. The The house in the Five Points historic district of Huntsville, Alabama. Photo courtesy of Amanda Power. housing market hasn’t taken the hit that many other cities have experienced, and Huntsville Realtor Amanda Power of Keller Williams Realty says the high-value locations of these older homes make them prime candidates for modern renovations. In addition to remodeling bathrooms and refinishing hardwood floors, many homeowners in Huntsville are opening up their homes’ formerly compartmentalized spaces. Having an open mind about open floor plans is paying off for these renovation-minded homeowners, according to Powers. “Open floor plans absolutely sell better,” says Power. “They fit in with today’s family life, but they also make the renovations seem bigger and more up-to-date.” But while this free-flowing floor plan trend may be hot, it doesn’t mean it’s the right design decision for everyone. So, how can you know if opening up your space will work for you? Here are some considerations. Consider Your Home’s Structure First, consider what an “open floor plan” means and that no one definition works for every homeowner. Well-planned design allows open floor plans to have clearly defined living areas without walls. Photo courtesy of Gregg Krogstadt for Heger Architecture. “There are different types of open spaces,” says Peggy Hlobil-Emmenegger, principal at UCArchitect in Toronto, Canada. “For example, one may open up an entire floor so the space flows horizontally, or one may open up the entire house through interconnected spaces so the space flows vertically.” “An open design can be incorporated into any existing home with varied results, dependent on the size of the house, number of stories, structural integrity of the outer shell, location of plumbing and ductwork, and existing structural supports.” It’s always critical to talk to a structural engineer before you begin an open-space renovation, but if you’re working on a home built before 1980 or so, it’s especially important. “Older houses are structurally set up for divided spaces,” says Seattle-based AIA Architect Milan Heger. Because of issues with floor and ceiling joist lengths in older homes, he says, it can be very costly to open up some historic homes’ interiors.  “Any renovation that starts with divided spaces and intends to create open spaces is tricky and by all means requires a structural engineer,” he says. “No one should take it upon themselves to take out structural walls without a structural engineer involved. The seismic strength and lateral stability of the building is essential to protect the people inside.” Another practical consideration when thinking about opening up your floor plan is the placement of rooms like the bathrooms and stairwells. Brenda Be, principal of beTM interior design & project management in Boston, Mass., says if these rooms are located in the central area of your floor plan, you may be looking at a major expense to move them. “It’s still possible to open up the space more, however,” she says. “You can have a very open space with a closed central core, which can have aesthetic benefits at times over a completely open space.” Be adds that partially opened spaces, like having an open kitchen-dining room-living room combination, may work better for many people. “This is as popular as ever, and with good reason—it really makes spaces seem larger and more pleasant,” she says. Partially opened spaces are, less of a burden structurally and fit into more people’s lifestyles, which can mean you have more re-sell appeal. Be Realistic about Your Lifestyle Homeowners must think critically and honestly about how they live in their space, says Arlene Lord, principal at Mosaik Design in Portland, Ore. During the

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