Your essential guide to drawing floor plans

The fundamentals of the sketch

Using the right kit in the right way

The step-by-step process

Measurements masterclass

Common mistakes (and how to avoid them)

Your symbols guide

KeyAGENT graph paper

A floor plan is a visual aid for a buyer, which helps them get a sense of the room sizes and layouts of the property.

The plan needs to be clear and accurate, with precise measurements.

This Guide will give you more information on:

AccuracyThe sketch – levels of detail

The kit listWhat to measure

The step-by-step processWhat to do with additional features

The common mistakes (and how to avoid them)A guide to symbolsA useful checklist

“As a property photographer, you can add even more value to the work you do by being able to provide accurate floor plan sketches to go with

your photos.”

-Thomas Shelley, Head of Photographer Support, KeyAGENT

Accuracy of measurements and the level of detail are arguably the most critical parts ofdeveloping a floor plan.

The requirements regarding accuracy and the detail are governed by the clients’ expectations, which can vary.

The core aim of your measurements is to provide potential home buyers with accurate and realistic floor plans so that they get a visual understanding of:

• A property’s overall size

• The scale of the rooms, for example the relative size of a master bedroom compared to that of a second bedroom

• The general layout of the property

• The dimensions of each room

The sketch produced at a property should contain all the necessary details so either you or someone else can use it as a guide to produce an accurate, digitized floor plan later.

If you’re working on behalf of an estate agent you should ask them if they have a brochure or plan available, especially when attempting your first few sketches. This will serve as a useful guide, as estate agents often take property dimensions and room names (do they want it to be called a lounge, living room or sitting room?).

It is, however, a good idea to take your own measurements due to structural changes or possible inaccuracies on the original floor plan.

When taking measurements record them all in metres, rounded up or down to the nearest

centimeter. Note: front gardens and communal gardens are not required, whereas windows,

doors and utility features need not be measured only sketched to scale.

Your essential kit for drawing floor plans consists of:

• Laser measurer, available for purchase on Amazon for £10-100 (calibrate this regularly). Leica Disto is our recommended product due to durability and reliability.

• Engineering graph paper (provided by us at the end of this document)

• Symbols guide (provided by us at the end of this document)

• Sharp pencil (rubber and pencil sharpener)

• Compass (or a compass app)

Here is a list of what to measure to create a complete floor plan:

• Interior wall-to-wall measurements of each room

• External walls of the property to establish the footprint

• Internal garage measurements to reflect the maximum space between the main wall faces

• Rear garden measurements (length followed by width) - to be indicated on the floor plan using dotted lines

• Fixtures and fittings – any permanent items attached to the floor, as well as cupboards, wardrobes and smaller fixtures that are attached to the external walls of the property or are exceptionally large

To accurately measure large gardens, when your laser measurer doesn’t work, we recommend theseaffordable options.

• Buy a measuring wheel; this Amtech model costs £11.19

• Download a measuring app like Smart Measure, available here

• Use a large tape measure, such as this Stanley version

• If you’re ever caught short, use a piece of string marked at 1 metre intervals as a measuring device

Use engineering graph paper, where large squares are divided into 5 minor squares. Assume a scale of 1 metre to 1 large square or 20cm per small square.

If possible choose a room or corner to start at that will enable you to move from one room to another until you arrive back at your starting point.

Alternatively, choose the longest wall that is shared by several rooms. A good reference point would be an internal wall that runs true from the ground to the upper floors of the property. Use this to insure your upper level(s) are in proportion with the rest of the property. In a semi-detached property that might be the external wall nearest to the front door

Ensure it’s the same position on the paper as the corresponding position on the previous floor. This way you can check both floor levels are accurate and that the stair walls are properly aligned.

Do this by calling them ground floor, 1st floor, 2nd floor, etc.

For example Flat 4, level/floor 5.

Just write ‘front door’.

Use clear labelling and state the current usage of each room or space.

Ensure you check the swing direction and hinge side of each door you draw, and be aware of different door types e.g. double, sliding etc. (refer to the floor plan symbols sheet at the end of this guide).

Floor plans include any fixtures and fittings that are permanently attached to the floor. These include: • Kitchen counters, breakfast bars, kitchen hobs and kitchen islands. • Bathroom cupboards, sinks, toilets, showers and baths. • Fireplaces, chimney breasts, fitted wardrobes, airing cupboards and structural columns • Show gas hobs or solid hobs and the correct type of sink, basin and showers.

Show the width and depth of the garden, as well as indicating how the garden is attached to the property with access details, for example a gate attached to the property.

Check that any garages or purpose built outbuildings have been included on the sketch.

Make notes on the drawing if there is something unusual or non-standard about a room, such as a kitchen without a hob, to avoid any problems when it comes to interpreting the plan once you have left the property

Walk through each room on a floor and check you have recorded all details correctly before moving to the next floor.

Measure from the front door of the property, including the 360-degree radius with ‘North’ clearly labelled.

Ensure you clearly show the position, direction, turns and landings of a staircase. Show staircases and steps with arrows labelled up or down.

• Take measurements at a point above skirting board level but no higher than 1.5 metres above the floor level

• Take at least two measurements for each room of the property (width and length), including utility rooms and garages

• Write all measurements on the plan against the corresponding wall. Non-standard rooms, such as rooms with bay windows, will require more than two measurements (for example width, minimum length and maximum length)

• Measure and label ‘L’ shaped rooms using arrows, to give clarity to the people drawing from the sketch

• Where there is a stepped change in floor level, measure and express each section separately. For split level floors, add notes to the plan to explain and ensure the steps are clearly identifiable

• Measure and express annexes separately as if they are a separate floor, unless they are integral to the main building

Chimney breasts with no working fireplace: should be shown by a hatched rectangle.

Large fireplaces within older and rural properties: may require you to include void wall areas to the sides of the fireplace. Add measurements as you think necessary,

making notes on the floor plan to describe any non-standard objects.

Eaves storage: should be labelled and measured.

Low ceiling heights: if less than 1.5 metres should be drawn using a dotted line and labelled with a note.

Balconies and terraces: should be measured, sketched and labelled.

Thick walls of older cottages: if more than 0.5m thick these should be drawn on.

Basements and attics: should only be measured if they are a feature or selling point of the property. If a basement or attic is a closed-off, empty space it is not required.

To ensure you don’t make mistakes that mean your floor plan sketches are incomplete or inaccurate make sure you have considered these points:

• Check that all rooms on your floor plan have windows correctly shown.

• Make sure you include all doors, with the correct swing direction.

• Wobbly lines can sometimes be misinterpreted as curved lines. Take care especially when drawing long walls; use a sturdy ruler and don’t forget your eraser.

• Clearly label open-plan rooms. For example, a room that is both a kitchen and a reception room should be called ‘kitchen/reception room’.

• Write the address on each sketch to avoid any confusion later when completing floor plans for multiple properties.

ReadabilityDrawn on graph paper using a ruler and all information is clear, clean, organized. Property address included.

ClarityExtra definition on the plan to show the different styles of doors, windows, thicker walls and additional property features such as patios, gardens, fireplaces and inglenooks.

Correct measurements All walls have measurements that can be read clearly, additional information saying min/max or into bay.

No missing items All windows, doors, kitchen/ bathroom utilities, gardens, patios included as well as more detailed property specific features.

LabellingAll rooms labelled clearly and in full (example: master bedroom instead of bedroom).

The top line represents an exterior wall and the second line an interior wall. Third from the top is an interior wall with a thicker block section.

Bottom shows how to represent a fireplace.

From the top:

Single door Double doors Sliding door Bi-fold doors Pocket door Window

Here are a few examples of stair layouts. There’s straight up, up and back on yourself, turning a corner and sweeping staircase styles.

Always show the direction in which the stairs run upwards.

Top row, from the left: Sink with draining board, 1½ bowl sink with draining board, double sink with draining board, 6-ring hob, 4-ring hob. Bottom row: Dishwasher, oven, refrigerator.

Note: It is only necessary to include permanent fixtures and fittings.

From the left: Bath, shower, wash basin, toilet, bidet, corner bath.

Always check that you have included all details on floor plans before leaving the property. Questions to ask yourself:

Is the plan fully legible?

Is the front door included?

Do all the doors have the correct hinge side, swing direction, door type?

Are there windows in every room?

Is every room correctly labelled?

Are all permanent fixtures and fittings included?

Are there at least 2 measurements per room?

Are rear garden measurements included with approximate max length and width?

Are there notes explaining anything complicated or unclear?

Is the image quality of the scan or photograph good enough?

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