Buying your first home off-plan is exciting – you’re choosing a brand-new space before it’s even built! But when you are handed the floor plan filled with lines, numbers and symbols, it can feel a bit like reading a foreign language. Don’t stress. This guide will walk you through everything you need to know to confidently read and understand a house plan, so you can picture your future home clearly – and avoid any costly surprises.
Whether you’re buying in a new development or building from scratch, here’s how to read a floor plan like a pro.
1. Start With the Basics: What Is a Floor Plan?
A floor plan is a top-down drawing of a home, as if the roof has been removed and you’re looking straight down. Firstly, it shows the layout and position of the house on your stand. It shows the layout and sizes of rooms, the placement of doors and windows and the location of fixtures like sinks, toilets and cupboards. It also includes symbols and abbreviations that explain what each item is. Each floor of the house will have its own plan – so if it’s a double-storey home, you’ll see a ground floor plan and an upper floor plan.
2. Get to Know the Scale and Measurements
Look for the scale, which shows how the drawing relates to real-world sizes (e.g. 1:100 means 1cm on the plan = 100cm/1m in real life). Always check the scale so you can properly visualise the space.
Floor plans will also show room dimensions, usually in millimetres. For example:
Bedroom: 3 500mm x 4 200 mm
Lounge: 5 000 mm x 45 000 mm
Tip: Use a tape measure at home to compare these measurements to a room you’re familiar with. It helps you get a feel for how big (or small) the space will be.
3. Understand Symbols and Abbreviations
House plans use symbols to keep things neat and readable. Here are a few common ones to know:
Thin lines = cabinetry or fittings
Breaks in walls = doors and windows
Arrows or arcs = direction of door swing
WC = water closet (toilet)
WHB = wash hand basin
F = Fridge
DB = distribution board (electrical box)
BIC = built-in cupboards
OV or HOB = oven or hob
Most plans include a legend that explains the symbols, especially the electrical symbols, so always check that section if you’re unsure.
4. Look at the Layout: Flow and Function
Once you’ve got the hang of the symbols and measurements, take a step back and look at the overall flow of the house. This is where the floor plan really starts to come alive. Picture yourself walking through it – do the rooms connect in a way that feels natural? Is the kitchen close enough to the dining or entertainment area for easy hosting? Are the bedrooms tucked together for a cosy family setup or spaced out for privacy?
Notice where the windows are placed – will they let in enough light where it matters most? And how far is the bathroom from the main bedroom? These are the little things that shape how comfortable and functional your home will feel. It’s also worth knowing that the size and number of windows in a home are regulated by something called fenestration – this refers to the total window area as a percentage of the home’s total floor area. In South Africa, fenestration is typically limited to 15%, meaning your windows can’t exceed that portion of the overall size of the house.
This helps with energy efficiency and climate control, but it also means window placement needs to be smart. Think about your daily routine and how you would move through the space – because the right home layout, with the right light, can truly turn a house into a home.
5. Check the Orientation
Orientation matters. Most floor plans will have a north arrow to show which way the house faces. Why does this matter?
North-facing rooms get lots of natural light in winter (ideal for living areas)
South-facing may be cooler and shadier (great for bedrooms in warm climates)
East-facing rooms get morning sun
West-facing gets hot afternoon sun
If you’re in South Africa, you probably want north-facing living areas for warmth and energy efficiency. The rotation of your house and the direction it faces is also dictated by the council. They will require that your house predominantly faces the north.
Pro Tip: How Your Stand and House Are Positioned
When you buy an off-plan home, your developer doesn’t just put a house anywhere on the stand – there’s a lot of behind-the-scenes planning to make sure everything is positioned correctly, legally and practically. For starters, they have to consider building lines, which are invisible boundaries set by local councils that dictate how close to the edges of the property your home can be built. Then there are servitudes – these are legal rights that allow the municipality or utility providers access to certain parts of the land, often for underground pipes or electrical lines. Your house cannot be built over these zones.
Developers also take into account municipal connection points for water, sewerage and electricity, making sure your home’s layout lines up easily with where services are provided. Even the entrance is carefully planned – ensuring things like water meters, electrical boxes or stormwater drains aren’t blocking the driveway or front door. These technical details may not appear on your floor plan but they’re an essential part of how your dream home is brought to life, safely and smartly.
6. Note the Doors, Windows and Access Points
Look at how the house connects to the outside:
Where’s the main entrance?
Are there sliding or folding doors that open to a patio or garden?
Is there a garage entrance into the house?
Are the windows well positioned for light and ventilation?
These details make a big difference to how comfortable your new home feels.
7. Look Out for Fixed Features
Some features in a home are fixed in place once the building begins, so it’s important to pay close attention to their placement on the floor plan. The kitchen layout – including the sink, stove and built-in cupboards – is usually set, as are the bathroom fittings like the toilet, shower and bath. Structural elements like walls and columns are also typically non-negotiable, unless you’re building a fully customised home. Before you give the go-ahead, make sure you’re happy with where everything is placed, because changing these details later on can be difficult and expensive.
8. Ask About Finishes and What’s Included
The floor plan shows structure, not necessarily finishes. The finishes will be outlined in the Finishing Schedule or House Specifications, as part of your Building Agreement. Take note or ask the developer:
What type of flooring, tiles and countertops are included?
Are built-in cupboards standard or optional?
What’s included in the kitchen – oven, hob, extractor?
Sometimes a plan may show a “furniture layout” or Built-In-Cupboards to help you imagine the space, but this doesn’t mean the furniture is included.
9. Red Flags to Watch For
As you review the floor plan, keep an eye out for a few potential red flags that could affect your comfort down the line. Watch for tiny bathrooms or kitchens that look too cramped to use comfortably. Check whether there’s enough built-in storage – a lack of cupboards can quickly become a frustration. Take note of awkwardly shaped rooms that might be tricky to furnish. Finally, consider the connection to the outdoors – if there’s no access to a garden, patio or balcony from the living area, you might miss out on that seamless indoor-outdoor flow that makes a home feel more spacious and liveable.
Trust Your Gut and Ask Questions
Reading a house plan takes practice – but once you get the hang of it, you’ll feel empowered to make smart decisions. Don’t be shy to ask the agent or developer questions. At Homes For All, our goal is to make sure your off-plan home is exactly what you dreamed of – right from the start.
Ready to take the next step? Browse our off-plan developments and picture yourself in your new home today!
Speak to one of our team to find out more.
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