Developer floor plan mistakes: Tenant alteration case study of a 67 m² apartment
Developer alteration project, case study, 67 m² apartment
Analyzing the developer’s floor plan reveals, above all, the intentional use of undersized furniture – such as overly short beds that ignore the frame width, or dining tables that block natural walkways. A thorough review of the layout also exposes clashes between concealed toilet frames and door openings, a lack of kitchen countertop space near floor-to-ceiling windows, and undersized entryways that fail to accommodate deep built-in storage.
Client brief - what did a young couple need in a 67 m² space?
When my clients purchased their 67 m² apartment in Warsaw, they were convinced they were getting an exceptionally spacious layout that would be effortlessly easy to arrange. The floor plan included a living room with an open-plan kitchen, two bathrooms, and three separate rooms. The young couple, who don’t have children, had very specific requirements.
Aside from the living room and master bedroom, they needed:
- two additional rooms – one dedicated as a home office, and the other serving a dual purpose as a second office and guest room,
- a separate laundry space integrated into one of the bathrooms, along with a bathtub featuring a convenient shower screen and a generous vanity counter in the main bathroom,
- a functional entry area with space for a wardrobe, seating, and at least a small surface for everyday essentials,
- opening up or partially removing the wall between the kitchen and living room, allowing for more countertop space and a tall cabinet with a built-in oven,
- a bedroom with space for a TV and, if possible, a small vanity table.
In the home office, they planned to place an ergonomic desk alongside a comfortable armchair or sofa for relaxation, while the guest room required a sofa bed for visiting loved ones. Ample storage throughout the entire apartment was also a top priority.
Hidden pitfalls - what was really hiding in the developer's floor plan?
Upon analyzing the technical drawing, I highlighted a number of hidden issues to my clients that typically lurk in these kinds of layouts. The developer had used undersized furniture to create the illusion of a much larger space:
- Master bedroom: The bed drawn on the plan was a mere 140 cm wide, with a length that only accounted for the mattress itself, completely ignoring the bed frame. The clearance between the bed and the wardrobe was a tight 30 cm. My clients were hoping for at least a 160 cm bed. I had to explain to them that a 180 cm model was simply impossible with this existing wall configuration.
- Bathroom: The toilet bowl was drafted without accounting for the concealed installation frame – in reality, once installed, it would have encroached directly into the doorway clearance.
- Living room and kitchen: The dining table on the floor plan was drastically scaled down, while the large wall on the right side of the living room entrance was dedicated to two massive wardrobes, creating an overwhelming amount of built-in storage. In the kitchen, the floor-to-ceiling window completely ruled out placing a continuous run of base cabinets beneath it, leaving a severe shortage of functional countertop space.
- Additional rooms: The two smaller bedrooms measured just 7 m² each, which severely limited layout options and furniture placement.
5 layout variations - how we searched for the ideal layout?
To find the best possible solution, I created five distinct layout concepts for the clients to explore.
Option 1:
I showed them what their apartment actually looked like once full-sized furniture was mapped onto the floor plan. I only removed the wall between the kitchen and the living room and added a peninsula, with a TV built-in feature on its back that stood slightly higher than the countertop. In the entryway, I was initially only able to fit a shallow shoe cabinet, keeping the deeper wardrobe further back in the dining area – exactly as the developer had designed it. In the smaller bathroom, I organized a convenient laundry area. I moved the partition wall separating it from the main bathroom to the other side of the chimney stack, which gave the main bathroom a bit more breathing room. In the master bedroom, I intentionally placed a 180 cm wide bed so the clients could see for themselves how drastically it overwhelmed the space. In the small rooms, a problem emerged right away: the sofa bed clashed with both the open entry door and the window sash.
Option 2:
I made minor adjustments to the living zone. I swapped the rectangular dining table for a round one, which is much easier to walk around and fits the centered placement far better. At the end of the peninsula, I added a cabinet slightly higher than the countertop to subtly screen the work area. I replaced one of the deep wardrobes near the table with a shallower built-in, freeing up space for comfortable traffic flow. In the master bedroom, I selected a 160 cm wide bed and shifted the wall opposite it, finally securing a comfortable and functional walkway to the wardrobe. In the main bathroom, I designed a generous vanity counter with a large mirror positioned directly across from the entrance. In the guest room, I shifted the doorway, completely eliminating any clash with the unfolded sofa bed.
Option 3:
Right by the entrance, I was able to fit a full-sized wardrobe, while the kitchen gained even more functional countertop space. Since the dining table was positioned slightly further away, I created space at the peninsula for two counter stools for quick meals. In the master bedroom, I added a neat, compact vanity table. To expand the small bedrooms, I shifted the hallway slightly toward the bathrooms – during the tenant alteration stage, before any partition walls are actually built, we can easily move them by even just 10 centimeters 😉
Option 4:
I proposed an alternative layout for the living room sofa, giving it considerably more breathing room. The entryway wardrobe was slightly smaller and tucked neatly into a niche. The TV was integrated into a unit at the end of the peninsula, designed either as a cabinet slightly higher than the countertop or as a full-height feature extending all the way to the ceiling. A light, openwork screen shielded the sofa from the entryway.
Option 5:
I tested yet another kitchen and living room arrangement, where the entryway wardrobe clearly separated the entrance from the dining area. In this version, I reduced the size of the laundry space, which allowed me to expand the guest room. As a result, the sofa gained a longer back wall and could be larger. I also shifted the wall of the second office, significantly enlarging the master bedroom. This created enough room for a generous wardrobe opposite the bed, two full-sized nightstands on either side, and a vanity table. The bed itself could measure up to 180 cm wide. While this option required the most extensive partition wall changes, it offered an exceptionally comfortable master bedroom and a spacious sectional sofa in the living room.
The clients' final choice and preparing the documentation
Ultimately, the clients opted for Option 3, with one minor tweak. We kept a section of the wall between the kitchen and the living room so the TV could be wall-mounted on it, while also giving the kitchen a subtle layer of privacy from the lounging area – something that ultimately became a high priority for them. We also shifted the bedroom wall opposite the bed slightly into the home office space, making that room a touch smaller but securing a completely comfortable walkthrough. In the end, this wall was moved by a full 37 cm relative to the developer’s original floor plan, illustrating just how far from ergonomic off-the-shelf layouts can actually be. I also suggested adding a vanity table right next to the bed, which doubles as a nightstand.
Once the final layout was locked in, I prepared a complete documentation package for the developer:
- Partition wall modifications,
- plumbing and sanitary guidelines,
- a complete electrical layout design.
It was a truly wonderful project to work on, and the clients were thrilled with the result. If you want to maximize every square foot of your layout and avoid costly developer errors, explore the details of my dedicated service: Tenant changes project.
ANNA PAWŁOWSKA – INTERIOR ARCHITECT
For over 15 years, I have been running Estilo Design – my own interior architecture studio in Warsaw. I carry out projects for residential apartments as well as commercial spaces throughout Poland and beyond. I graduated from the Faculty of Interior Architecture at the Academy of Fine Arts in Warsaw. Within the scope of my studio’s services, I offer both design consultations and comprehensive projects with my authorial supervision.
If you need professional support that will give you peace of mind and save you valuable time during your project, I invite you to get in touch.
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