Design Assets

2011-04-16T13:10:00.000-07:00

Furniture-style cabinetry continues to be a desireable amenity in new custom homes. In the kitchen, the simple touch of adding barley-twist engaged posts to the corners give this island a furniture feel. Across the room, the usual built-in media cabinet is abandoned to be replaced by a custom-sized armoire that just fits into the alcove. Changing to stain grade wood for some pieces adds interest and builds on the furniture theme.

2011-04-16T12:57:00.001-07:00

Many architectural styles share the same lines and features, with the materials, colors, and details making the difference. These photos are of the same house and show a "Hill Country" update of a formerly Colonial-styled ranch house. The "bones" of the house stayed the same, but by updating the finishes--Austin stone instead of red brick, rustic cedar posts instead of smooth columns, Knotty Alder and iron front door instead of white metal, bronze full-lite windows instead of white divided lite, and a standing seam metal roof replacing the asphalt shingle roof--the result is an amazing home makeover.

2011-04-16T12:48:00.000-07:00

This armoire was custom-made by my cabinet man from a wood called Pecky Cypress. The goal was to create a new piece that looked 100 years old. The interior of the armoire has new smooth maple wood lining it to protect the clothing stored inside. The side units have a stained glass inserts based on an old time window pane.

2011-04-16T12:42:00.000-07:00

Dallas artist Carol Pankratz created this wall design, using the decorative accessory for inspiration. Special custom touches like this can take your room to the next level of design.

Southern Accents showhouse

2009-10-16T11:18:00.000-07:00

The Showhouse at Riverhills
Fort Worth, Texas

Come experience a bit of the English countryside in Texas. For our 2009 Showhouse, architect Larry Boerder designed an English-style Cotswood manor perfectly suited for the Riverhills community. This 8,500-square-foot luxury residence is fully furnished and decorated in true Southern Accents style by renowned designer Joe Minton.

The Showhouse will be open for tours
Thursday/ Sept. 24 though Sunday/ Dec. 6

Tour Hours:
Showhouse Hours:
Thursday - Saturday: 11 a.m. - 5 p.m.
Sunday: 1 p.m. - 5 p.m.
Monday - Wednesday: CLOSED
Tickets: $15

Project Team:
Interior Design by Joseph Minton, Inc., Fort Worth, TX
Architecture by Larry E. Boerder Architects, Dallas, TX
Construction by Period Homes, Inc., Fort Worth, TX
Landscape Design by Jeff Hallum Associates AIA, Fort Worth, TX

Master bath ideas

2009-09-18T09:44:00.000-07:00

Treat yourself to a luxurious master bath make-over. Start with relaxing, spa-like colors on the walls, such as this soft sage green. Upgrade the tile with accents of travertine and glass tiles in a mosaic border. Change out old plumbing fixtures, and replace the faucets with new finishes like this oil–rubbed bronze. Try a faux finish to give an aged patina to the cabinets. Hang new, framed mirrors to replace old sheet mirrors over the vanities. Bring in some sparkle with light fixtures highlighted by crystal. Finish off the space with accessories that play up these new elements, and enjoy.

Light bulbs - making artful changes

2009-09-16T20:52:00.000-07:00

Using a higher watt light bulb in some fixtures can highlight special items with light that is brighter than the surrounding area, giving them importance. Recessed can light fixtures that are located in proximity to artwork or decorative objects, can be retrofitted with a directional trim kit or directional light bulb that will refocus the light from shining straight down to beaming onto a specific location.

Another way to make recessed cans more interesting is to change some of them from flood lights to spot lights, just by changing the light bulbs, to create accents of bright and shadow. This light play gives a more rhythmic flow to your space. You can even highlight a particular furniture piece, if it is located beneath a can with a spot in it. The Mansion on Turtle Creek in Dallas used this treatment in their lobby to great effect. They had a spotlight above the floral center piece on the table in the center of the lobby. And, they highlighted a beautiful round ottoman in their sitting area, that was upholstered in a really special fabric. Using light, they drew your eye to these lovely accent pieces. Spotlights are also very effective down a long hallway. They create pools of light that lead you down the path like stepping stones, making a boring hall space more interesting.

Everything you need to update your light bulbs and refit your recessed can fixtures can be found at local lighting showrooms like www.meletio.com and www.lightsfantastic.com. It is a very inexpensive way to bring high-end interior design to your home decorating.

Bathroom mirrors

2009-09-16T14:06:00.000-07:00

Mirrors with frames are the upscale trend for bathroom vanities. Most commonly done in wood or metal, framing the mirror has become the expectation for bathrooms in new or renovated homes. Adding a framed mirror can instantly update a bath in an older home. This photo shows an interesting alternative to wood or metal, using a tile border to frame the mirror.

The tile frame in the photo is made of 4” x 4” tumbled marble in “Noche” that is also used as accents on the shower walls. This bathroom is in a builder spec home that had to remain neutral, in order to appeal to a broad range of buyers. But, when selling the home is not the immediate goal, the design can be more personalized. There are nearly an unlimited variety of tile options and combinations available. Pattern, texture, and color can be coordinated to tie in with other bathrooms finishes and create a one-of-a-kind look.

Creating a frame of tile around this mirror highlights the distinctive architectural feature of the arched inset surrounding the vanity. Using a single row of tile, as shown, can be a lot less expensive than a wood framed mirror, but gives a high-end designer touch. Wood frame mirrors can limit the size of the mirrored surface. Tile surrounds allow the entire wall above the sink to be mirrored, expanding a small space. Tile borders allow for customizing the frame to fit unusual shapes like this eyebrow arch that could not accommodate a straight lined wood frame mirror. The tile is installed in the shape and size desired, then the mirror is custom made to fit into the opening inside the tile design.

Kitchen design

2009-09-15T13:46:00.000-07:00

It is surprising how easy and affordable it is to bring custom elements into your home decorating. Using unique, one-of-a-kind finishes adds value to your property and enriches your experience living in the space. This copper hood gives a dramatic, old word touch to this kitchen design, but did not come from a high-end kitchen resource. It was made for this client for a fraction of the price at a sheet metal shop.

The accent tiles used in this kitchen backsplash are from Color Bakery, a company that creates hand painted tile designs on a selection of bases ranging from tumbled stone to glass tile. They have a variety of designs to choose from, or you can have something new created from your artwork for a very reasonable price. Using just a few specialty tiles mixed in with an affordable background field of ceramic tile, travertine, or even glass tile can give a custom, designer look without the upscale cost. Find them at www.colorbakery.com

Check back for more ideas on how to use specialty materials and finishes in your interior decorating.

Fireplace ideas

2009-09-14T11:58:00.000-07:00

After

Before

When it comes to fireplaces, think outside the box, literally. This fireplace began as a large, uninteresting rectangular mass of old red brick. When it was redesigned into stone, instead of going back in the same shape, I created the stepped back sides and the stepped up top giving it a more interesting silhouette with strong lines and bold impact. Adding the sculptural light fixtures tied in the large scale art work and dark accessories. It was important to include a mantel that was massive, solid, and in scale with the grandness of this stone fireplace. The step back profile of the corbels repeats the stone detail above the mantle.

Custom copper panels on cabinets

2009-09-11T12:21:00.000-07:00

Embossed metal panels were applied to these traditional raised-panel cabinet doors. This treatment not only breaks up a long wall of built-ins, but also adds an old vintage charm to this modern utility room. This same treatment could be used on a flea market cabinet to give it more style and interest. The panels are available from home restoration suppliers, and come in a variety of metals, including tin, brass, and copper. The tin panels can be left natural or painted. The copper and brass can be sealed to stay bright and shiny or allowed to oxidize over time. We chose not to seal the copper panels on these cabinets so they will eventually darken with age and acquire the soft green patina of weathered copper pipes, blending with the new washer and dryer that are in an Aspen Green color.

Vintage mirror

2009-09-11T12:04:00.000-07:00

I use vintage looks whenever they suit a project. This master bathroom photo is of a newly remodeled home where we added a entire second story, utilizing 2,000 square feet of wasted attic space. This home sits on an 80-acre ranch south of Dallas where old west vintage décor fit the setting. In order to make the best use of the space dictated by the existing roof lines, we nestled this vanity under the sloped ceilings, giving the room character. To maximize the look, I wanted an old hinged three-piece dressing table mirror for this spot, that I would not be able to find new. But, whatever I used needed to blend with the two new matching mirrors that we were putting over the his and hers sink areas. I found this great old mirror buried at the back of an antique store in McKinney. It was a bright, shiny, and gold, but I loved the lines, the bevel, and the size, which was perfect for the space. My refinisher was able to make it match the new mirrors, and the client was thrilled with the results of mixing old with new.

Outdoor fireplace style

2009-09-10T09:04:00.000-07:00

An outdoor fireplace is a great place to gather and entertain. We heated up the style on this one by bringing in some special elements. Using two different types of stone colors allowed us to create the sunburst design around the opening and to highlight the mantle and hearth. The Texas motif accessories emphasize this great ranch setting. Furthering this theme, the custom-made lanterns have a warm, rustic look that evokes images of cowboys, campfires, and the old west.

Ceramic tile bathroom mirror

2009-09-08T10:46:00.000-07:00

On a shopping mission at the Ann Sacks tile showroom, and my client, a ranch owner, fell in love with this cow face. This custom made piece was so unique and special to her, we designed this ceramic tile frame for the bathroom mirror so that she could work this cow head into her decor. The border of 4" x 4" ceramic tiles is a random mix of all the colors you see on a ranch, hues of terra cotta, earth, hay, and denim. At the top of the frame, like a keystone, we placed the only animal head you'll ever see mounted on a wall at this animal lover's ranch.

For more details on this tile go to www.annsacks.com

Jungle Fever

2009-01-19T10:39:00.000-08:00

The furniture and accessory markets have been going on this week-end at the Dallas World Trade Center and Dallas Design showrooms. Store owners, buyers, and design trade professionals are pouring in from all over to purchase the newest merchandise for their stores and to get in step with what’s happening next in decorating style. I will be giving you previews from market of the new furnishings that will be in your stores in the coming months, just to get you excited and ready to update your interiors. This is one look that is leaving its mark—animal prints, either being used in bold statement pieces or in small doses on traditional items and in combination with classic elements. As you can see here, you don’t have to go all out and create a whole safari themed décor to key into this trend. Just bringing in touches of exotic animal patterns such as this hair-on-hide zebra and mixing them with more traditional fabrics like these chenille patterns and leather like you see on this sofa, will give an exotic flavor to your room without screaming Tarzan lives here.

Kids' Study Spaces

2009-01-07T10:00:00.000-08:00

Competition to get into private school, the need to make good grades to get into a decent college and parental pressure to keep grades up, make it vital for students to have a good place to study.

There are five points to consider when creating a functional study space:

1. Start with a desk that has plenty of space to spread out papers. Make sure you include an ergonomic desk chair. A dining room or kitchen chair does not provide the right support and flexibility.

2. Set up the desk in a room or a part of the house that isn’t isolated from everyone, yet isn’t in the main flow of traffic. As you can see here, a storage closet can be converted for a compact study nook, that can be out of sight when not in use.

3. Equip the study space with a computer, printer and school supplies. Keep extra printer cartridges available at all times…rather than dealing with running out at midnight to find a replacement cartridge. Kinko’s and CVS pharmacy carry a wide range of cartridges. I learned that the hard way.

4. Make sure the area is well lit. Tasking lighting is very important.

5. Avoid having a television in the room or at least make sure it’s not on during homework time.

Creating a study space for your child won’t guarantee a spot at Harvard, but it’s a good start.

What's In A Frame?

2009-01-06T05:00:00.000-08:00

Putting the right frame on artwork can completely changes it’s identity and elevate it to the look of fine art. This small watercolor was done by my late mother-in-law, and for years my husband had it with a dark khaki matte and a basic thin frame, leaving it to sit in his office looking insignificant and very 80's. Recently, I needed a small piece of art for a tablescape and decided to give this little work a face lift. I re-matted it in a neutral off-white with a gold outline to allow the colors in the artwork to take center stage. Then I chose a heavy, carved frame that had a pattern of graceful strokes that repeated the line detail of the artwork itself, for emphasis. Choosing these new materials gave this simple botanical an updated look and a much greater sense of importance.

Eyesore or Asset--Selling Your Parents' Home

2009-01-05T07:00:00.000-08:00

Despite the popularity of “extreme makeover” shows, this term takes on a new meaning when baby-boomers are faced with selling their parents’ homes. It is a daunting task that most of us will inevitably face. I’ve not only been through it with my own family, but also with my husband, my friends, and several of my clients. What I’ve learned is that at a time when sons and daughters are grieving the death or debilitation of their parent, often completely overwhelmed and exhausted, they have to take on the responsibility of having to sell their parents’ homes. For most it means culling through thirty to forty years of emotionally-charged accumulation, where cherished family photos or important papers are found amidst dusty piles of magazines, and every object holds a memory. It also means coming to grips with the reality that their once competent parent has been slowly declining for years, lacking the energy, means, or mobility to care for their home, so the house is in need of a major overhaul before being put on the market.

The problems I see are fairly consistent from one house to the next, beginning with years of neglect of the basics such as cleaning and household repairs. Next, the once beautifully decorated homes have interiors that not only show years of wear, but are out-of-date, usually accompanied by furniture and accessories being arranged and displayed in an old-fashioned manner. This can send a subliminal message to a potential buyer that the home’s maintenance is also seriously out-of-date. Further complicating the situation is the over-accumulation of “stuff” that has not been sorted, organized, or discarded in years. Often, this is the family home where the adult child grew up, so their familiarity makes them unable to see the gradual deterioration of the home until they need to put it on the market. Unfortunately, heirs can first face these realities when grief and sentiment cloud their judgement, and pressure from finances or other considerations compel them to make decisions quickly.

In my experience, there are things that can be done in advance that would make this transition in life easier for everyone including the elderly parents. I would suggest stepping in earlier and helping your parents manage their home. Assess the condition of the home, now. Make sure the house is clean even if it means hiring a maid to come in. See that repairs are done. Take over the hiring of contractors and repairmen yourself. Often, seniors are too trusting and overpay for shoddy work. Accept that these are things your parents can no longer handle.

Start pre-organizing by locating important documents and files while eliminating junk. Removing excess furnishings and rearranging others can improve your parent’s mobility and prevent falls. These improvements will not only enhance the quality of life your parents, but when the time comes, the house will be closer to being ready to show. This is the time to decide the eventual disposition of the home.

Reverse mortgages have grown in popularity with seniors, but they can represent a problem for heirs if there is a substantial amount to be paid back on the house. Because interest continues to accrue, the time it takes to sell the house becomes a major factor. The longer it takes to get the house into marketable condition and sold, the more money is wasted in interest.

I highly recommend using the services of a good realtor, even consulting with them before the need arises, to have a plan successfully in place to keep the property in line with the market. They can tell you the value of the property based on the current market and the surrounding neighborhood conditions, and help you set a realistic sales price. Get a referral for someone who has been successful selling the properties in that neighborhood. Using all the good, professional resources that are available to you such as licensed contractors, packing and hauling services, and real estate stagers, etc. will minimize the burden on you, shorten the home’s time on the market, and maximize the financial success of your project.

Once Is Not Enough

2009-01-03T08:30:00.000-08:00

“REPETITION” is one of the a principles of design, and this kitchen demonstrates the principle so well and how it can be used to create a dramatic interior. The cabinet door style is a series of rectangles. The artwork on the back wall is framed to repeat the framed style of the cabinetry. Then, the rectangular shape of the barstools continues the pattern. The backsplash features an inset tile mosaic listel of rectangular shaped natural stone. Even the cylindrical pendant light fixtures over the bar appear to be rectangular, and their shape and material repeat the look of the stainless steel venthood.

Turning Over A New Leaf In '09

2008-12-31T13:12:00.000-08:00

Hello, my name is Melinda, and I am addicted to dishes. Whether it is Majolica, Spode, Mikasa, or Pier I, I admit I am powerless over my desire to own gorgeous ceramic ware. I buy dishes I don’t need just because they are beautiful. My cabinets tell the sordid tale. They are all stacked full of place settings. Four sets of china, six sets of stoneware, shelves of serving pieces and cache pots, old and new, stashed everywhere, and yet I keep buying. Not to mention all the special holiday dishes. Glazed pottery has taken over my life. I can't resist the urge to mix and match them all together, never doing the same look twice. The leaf pattern Majolica pieces, and myriad copies that I have, are just too easy to blend with all the other patterns that I have, tying the look of my tables together.

My New Year’s resolution for 2009 is to work on just admiring plates from afar, without giving in to the constant cravings to possess them. I rely on a power greater than myself, American Express, to help me stop this insanity.

A Room Of Their Own

2008-12-30T06:57:00.000-08:00

This is a guest room done with an assortment of dog accessories ranging from artwork to lamps, and even pug motif fabric, clearly reflecting my client’s love of her dogs. Though normally not allowed on this bed, they got special treatment for the photo shoot. Apparently the dog in the painting doesn't have the same rules, as she is allowed to nap in the chair, inspiring dogs everywhere.

Building A Custom Home

2008-12-29T10:35:00.000-08:00

What makes it a custom home? A true custom home is a one-of-a-kind product, designed specifically for you, with the style and amenities you desire, laid out to fit precisely on your lot. The home is handcrafted on site by construction crews, from a set of two-dimensional drawings and elevations. A real custom home is a creative collaboration of experienced professionals who combine their talents and expertise to craft a beautiful, high-quality house that conforms as closely as possible to the client’s conceptualized vision of their dream home.

Behind every custom home there is a team of talented professionals who take on the challenge of transforming ideas into reality. Most often consisting of the builder, an architect, an interior designer, and a construction superintendent, these professionals use their experience to develop the blueprints and specifications, render technical information and advice on the myriad of decisions that will need to be made, supervise the process, and create the vision of how the finished product will look and function.

What Does The Builder Do?

2008-12-29T10:32:00.000-08:00

The Builder, or general contractor, is the main figure responsible for overseeing the entire project. The builder assembles the home building team according to his unique strengths and focus. There are as many different ways to organize this team as there are home building companies, and every company seems to offer its’ own personnel mix. Some builders are architects specializing in signature home designs, leaving the bricks and boards to the superintendent. Many large builders are primarily developers who focus on planning new communities, offering architect and interior design services on an in-house or contract basis, with superintendents following the day-to-day project specifics. Other builders are hands-on craftsmen who enjoy supervising the construction aspect of their projects themselves, using independent, free-lance architects and interior designers with whom they have established a working relationship. There are builders who leave it up to the client to choose their own architect and interior designer to bring to the project. But, typically builders who don’t offer the design service professionals necessary for a project are able to make referrals for these resources.

Do I Need An Architect?

2008-12-29T10:16:00.000-08:00

The Architect draws the detailed blueprints that will determine what your home will look like and how it will be built. Everyone involved in the project will be working off these plans. These are very detailed and must be accurate as they will lock-in many aspects of the house that are very expensive and problematic to change later. Everyone involved in the project will be working off these plans. An architect needs to be a good listener as he will draw your home according to your wish list of needs and wants. His input as far as maximizing space and traffic flow, as well as attractive design, are invaluable and what he gets paid for, but you determine what goes into the house according to your lifestyle and preferences. The interior designer is often at these design sessions with the architect, and I highly recommend it. Countless details for the interior finish-out have to be considered at this time and will affect how the house is designed and the plans are drawn.

Doesn’t The Architect Design The Interior?

2008-12-29T10:10:00.000-08:00

The Interior Designer takes over where the architect leaves off, at the inside walls. The finishes, details, and materials are not usually included in the blue prints. Every component of the custom home’s interior must be selected by the homeowner in accordance with the production schedule to prevent costly construction delays. This can seem like an overwhelming task, so a big part of what the designer does is break this process down for clients, making it a step by step progression with each decision leading to the next. Designers pull it all together, making sure that the all the choices the client has made will work to create a cohesive interior scheme. They , also, create the special features that give clients’ homes a true custom look, such as intricate tile patterns, furniture-style cabinetry, and faux treatments. They have the skills to assemble samples, sketches, and mock-ups to help clients visualize how their choices are going to look, and the resources to research and locate any unique products a client wishes to use that might not be available from the usual suppliers. Working with a designer allows clients get to make their selections at Trade Only showrooms that offer more cutting-edge design ideas, better technical information, and wider selections than the resources generally available to the public.

What Does The Superintendent Do?

2008-12-29T10:05:00.000-08:00

The Superintendent is the manager on-site, overseeing every aspect of the construction process. He manages time, communication, and money. It is his job to make sure that the sequence and timing of the work adheres to the production schedule, the timetable established to build your home by the completion date. He coordinates men and materials so that they are on site at the appropriate time and are staying within the budget. Quality control and building codes are also his responsibility, regularly walking the project with building inspectors or the client. An experienced superintendent has creative solutions to the inevitable problems that arise when a two-dimensional drawing is translated into three-dimensional form, or when the client says, “Oh, I didn’t realize it would look like that!” His technical knowledge and attention to detail are reflected in the quality of your home.

Go Left At The Ugly Green Sofa

2008-12-16T11:29:00.000-08:00

I found this antique art deco bar at a place in Kansas City called Cheap Antiques about 20 years ago. They had an unusual way of selling their furniture. Every Friday before their weekend sale, they would hold a furniture preview. You could walk in, see what you wanted and make notes for the next day. I wasn’t able to go to the preview, so a friend drew me a map of the art deco bar (go straight until the huge armoire, take a right at the butter churn…).

On the day of the sale, people lined up for hours before the store opened. While we waited, the sales people handed out several cards to each person. As soon as the doors opened, everyone made a mad dash to place a card on the furniture they wanted, and I raced in. Following the crazy directions, I found this perfect art deco bar.

Twenty years later I built an English Tudor home, but this beautiful bar is a timeless piece and blended with my décor perfectly. I added a few accessories, an interesting piece of art above it and now that bar is the focal point of the room.

So the next time grandma wants to pawn off one of her antiques, take it! It sure beats having to scramble around a store trying to claim a piece of furniture.

Design Emergency!

2008-12-16T11:20:00.000-08:00

If you have ever had a bad experience choosing a paint color, or a sofa, or hanging artwork, don’t despair. Don’t think you haven’t got what it takes. You probably just didn’t go through the process that designers do and follow as many steps to have success. Designers measure everything. They do samples, and sketches, and lay-outs. They add and subtract, arrange and rearrange until they get it right, When rooms are photographed for magazines, a whole team of experts comes in. They use special lighting, bring in buckets of flowers and greenery, find the best angle, check every detail, and take all day to make that one shot look perfect. Just like airbrushing the models in a fashion shoot, they achieve a level of perfection rarely, if ever, seen in real life. But, good design is more than a two-dimensional image on paper. It is the bringing together of cohesive elements you love that represent your taste, and organizing them in a comfortable, functional environment that beautifully expresses who you are.

(Artwork by Joseph Baron)

No question there are individuals who have a natural talent with great flair and a good eye, which is a critical component of design. In fact, many design schools have entrance testing to weed out those students who lack the innate ability to be good designers despite adequate education. But just having that style doesn’t guarantee a great outcome every time, and not having it doesn’t condemn you to being decoratively challenged for life. Good design is a process. It’s about information gathering and analysis, trial and error, success and failure until you get it right.

You can either hire a designer to do this work for you, or you can learn from their methods and do it yourself. And, you don’t have to know everything that designers know. Just start with one aspect of your decor at a time, and learn something about it before you try to incorporate it into your home. A perfect place to start is picking paint colors. I am constantly asked how designers can pick the perfect paint color off of those tiny color chips in the fan deck from the paint store. Here’s the secret. They don’t. I don’t think anyone can. If someone has, they’ve just gotten lucky and chances are it won’t happen again. And when I am picking a color for a client to paint a room, I don’t take chances. There is a deliberate process I go through to get the color right. It costs time and money, but it works. The same is true for picking furniture, accessories, placement, or anything for a client’s home.

Like the mystery of the sphinx or the question to the oracle, everyone is looking for the secret to great design and gorgeous rooms. What is the key to getting your home to look like those photos in magazines? The secret is, there is no secret. In most cases, it takes a lot of hard work and knowledge, coupled with talent and experience. Good designers just make it look easy because they have done their homework. Lots of it. There are long standing principles of design, guidelines, and rules of composition that take time, study, and practice to master.

What Is Real Estate Staging?

2008-12-10T15:53:00.000-08:00

Staging is the process by which a home is visually prepared to be put on the market that is proven to make it sell faster and at a higher price than the comparable homes in your neighborhood. With so many homes on the market right now, this is a way to give your property an advantage over the competition without lowering the price. Staging can transform humdrum rooms into showcase interiors, and create an atmosphere of spaciousness and hominess that can add to the final sales price as surely as a big lot and a nice view. For the realtor, it is a great way to jump-start a new listing or to re-energize a tired one. For the homeowner, it maximizes financial return and minimizes selling time.

What Is The Staging Process?

2008-12-10T15:47:00.001-08:00

Whether you do-it-yourself or hire a professional, the process starts with a comprehensive evaluation of the visual condition of the home to develop a plan of action. Identify the positive and negative aspects of each room. This evaluation should develop a to-do list that you can prioritize by money and time. Repairs and cleanliness are the highest priorities. One rusty, broken faucet gives the impression that the entire property is in disrepair. The biggest bang for your buck is fresh paint in a neutral color throughout the entire house. The second biggest bang is having the carpet cleaned or replaced. If necessary, brighten the kitchen by painting dark cabinetry. Your home’s needs may be as simple as removing clutter and rearranging furniture or as extensive as completely updating color schemes and interior finishes. Professional stagers will put the designer touch into accessory placement, floral arrangements, and tablescapes that create a more desirable, memorable property. The goal is to make the house appeal to the broadest market.

Staging--First impressions Are Crucial

2008-12-10T15:34:00.000-08:00

The front porch is the first area of contact with the potential buyers. This is where they will linger the longest while waiting to be let into the house. It takes a prospective buyer only fifteen seconds to size up a house. Any sign of poor maintenance here will affect their impression of the entire house. Make sure the front porch area is pristine with spotless paint, hardware that is polished and working properly, a functioning doorbell, a bright light fixture, and a brand new door mat that is traditional and plain. Add pots of seasonal color, and put fresh mulch in the landscape beds. Make sure there are elements of interest with a splash of color such as a classic door decoration, and if there’s space, a welcoming chair or bench. This area needs to show well from the street in order to draw people out of their cars and into your home.

Staging Basics

2008-12-10T15:16:00.001-08:00

Think “model home”. A few simple changes can dramatically impact the potential buyer’s perception of the property. Calm the rooms down and soften strong decorating style unless it complements the original architecture of the house. Clear counter tops in the kitchen and bathrooms. Pets, medications, and toiletries should be kept out of sight. Decrease the amount of items in closets and cabinets by at least 1/3 to create the impression of abundant storage space. Return rooms to their original purpose and decorate accordingly. Don’t show an extra bedroom or the dining room as an office. Depersonalize the decor. A charming family portrait that dominates the mantle or that one-of-a-kind special collection can make potential buyers feel they are intruding in another’s personal space, and that will keep them from relating to the house. Also, remove sensitive or controversial objects, everything from guns to religious references. Your enthusiasm for these items may not be shared by others.

Staging—Subliminal Techniques

2008-12-10T14:48:00.000-08:00

Appeal to the five senses – use flowers, fruits, vegetables, herbs, etc.

Set an inviting dining table.

Place a telescope or pretty table near a window with a view.

Set up a tea tray and an open book on an ottoman.

Leave treats and drinks available where you want people to linger.

Leave a game, like checkers or chess, in progress.

Create scenes that suggest entertainment possibilities.

Create a leisure setting on the patio.

Apples, whole coffee beans, and vanilla candles absorb odors.

Staging Works

2008-12-10T14:09:00.001-08:00

A house in “showroom condition” makes that strong first impression that sells.

Homes that are staged tend to sell much faster and often for higher prices than comparable homes that have not been properly prepared for sale. The goal of staging is to shift the focus away from a home’s contents, and put the emphasis on the positive architectural features of the property. Using the right furnishings and strategic placement, staging plays up positive features, hides design flaws, enhances room size, and optimizes layout and traffic flow. For example, there should be access for 3 people, the realtor and a couple, to travel through the major areas of the house. Removing crowded furniture can open up that traffic flow. Similarly, no matter how expensive and elegant, heavy window treatments can be a distraction and reduce light, giving a room a closed-in feeling. Taking down window treatments and placing a large plant next to the window can highlight the great view, and enlarge the space. Removing rugs can reveal the beautiful floors. Once the furnishings are pared down, artwork and a few well-chosen accessories can be repositioned to emphasize a dramatic fireplace, a grand staircase, or any other special features of the house. Good staging will develop a “wow factor”, creating that emotional impact that sells. The higher the price, the more excitement the buyer expects.

Furniture With A Past

2008-12-10T13:55:00.000-08:00

The drawers in this furniture piece are gorgeous, quarter-sawn oak, and they started out in an old, turn-of-the-century drugstore in Tulia, Texas where they held pharmacy supplies. The drugstore was owned by my husband’s grandmother. When she later retired and sold the store she passed the drawers on to my husband’s mother who had this new base cabinet built to house the drawers, preserving the legacy of the business her mother had built. She kept it in her home for the next forty years, even leaving what remained of the labels for the pharmaceutical products on the original drawer hardware. Eventually, my husband inherited this piece, and I had to find a place for it to work in our home, that was already a co-mingling of his, mine, and theirs. It was big and heavy and not necessarily a style that fit with the rest of the house, but it held deep sentimental value for my husband, so I had to make it work.

I realized these drawers were the perfect size for CD and DVD storage, and that we had the base for a great entertainment center to hold our new flat screen TV. I drew up a design for a hutch unit that could rest on top to house the TV, my skilled cabinet man built it exactly to the specifications to line up with the base, and my furniture refinisher matched the old finish perfectly. We’ve end up with an entertainment center with modern functionality and antique aesthetic that preserves a piece of my husband’s history. He didn’t want to remove the old pharmacy labels, but the one that read “Feminine Products” disappeared mysteriously during the redesign process.

Mirror Mirror

2008-12-10T08:44:00.000-08:00

Mirrors are a great decorative accessory and a design tool. They can brighten up dark areas, give the illusion of more space, and highlight a positive feature when placed correctly. They look the best when something beautiful is reflected in them, such as a crystal chandelier, a piece of art, or rich moldings. Placing a mirror where it will reflect a gorgeous outdoor view, duplicates this feature onto another wall of a room. This can effectively punch a hole in an obtrusive wall or closed-in space. The mirror in this photo is hung opposite the front door in a narrow foyer. When guests arrive, the mirror gives the room a bright, airy feel, reflecting their image and the outdoor view behind them. The biggest mistake I see is hanging a mirror where it reflects an undesirable view that is directly opposite it, like a blank wall, dark doorway, or appliances.

Arranging Artwork

2008-11-26T14:47:00.000-08:00

Artwork should relate to the surrounding furniture in weight, scale, and line. Is it the right size and shape? Do the colors create harmony with the furnishings? Is it too prominent or does it look lost? Does it fit the style and use of the room? Once these critical evaluations are made, you are ready to position the artwork.

Place the center of the artwork or grouping at eye level. Remember that eye level changes depending on the activity in the room, whether people will be primarily seated as in a dining room or standing as in a hallway. Artwork should relate to the surrounding furniture in weight, scale, and line. Is it the right size and shape? Do the colors create harmony with the furnishings? Is it too prominent or does it look lost?

If you are hanging a group of objects together, lay the actual objects out on the floor in the proposed arrangement. Step back and look at the arrangement from a distance. Is there a common theme tying these pieces together? Is there vertical and horizontal order to the arrangement? Does your eye travel smoothly from one object to the next? Or does one area jump out at you or look lopsided? Rearrange the objects in the grouping until it is visually pleasing.

Once you get it right, make paper templates of each picture, plate, or whatever object before hanging. Use masking tape to place the templates to the wall where you want the arrangement to go. Stare at it. See if it works. It’s much easier to move paper than repair nail holes. Use the templates to mark where the hanging hardware needs to go, instead of marking up your walls. Anchor the hardware to the wall through the paper templates, then just tear them away.
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Choosing the Right Accessories

2008-11-25T17:23:00.000-08:00

In Steel Magnolias, Dolly Parton put it well when she said,
“The only difference between us and the animals is our ability to ACCESSORIZE!”

Choosing the perfect accessories is an area of design that really stumps people, because there are very few, if any, rules. Accessories are the least functional design elements. They are more personal and simply an expression of individuality, taste, and interest. I tell my clients just to pick what they really, really love, and let their personality come through.

The only real mistake I see is buying too many little tiny things, instead of good quality, larger scale items. This usually means the client hasn’t built up enough confidence in their own taste and is easy to overcome. The same guidelines of size, shape, weight, balance can be considered so that a particular piece fits its environment, but most accessories should be chosen for their beauty alone. While accessories can perform a function, their main role is to be looked at and enjoyed.

The real problem with accessories is, most people don’t have enough. Once again, I don’t mean little chotchkes, I mean enough nice accessories that have presence and give definition to their location in the room. Some designers say that at least 25% of your furnishing budget needs to go to accessories. Most people don’t even come close to that. After they are finished purchasing their large furniture pieces, they usually spend very little to finish the room. What they buy looks wrong just because it is so alone. Next time you are admiring a photo in a magazine or coveting a designer showhouse and lamenting your lack of design ability, count the number or floral or greenery arrangements in those rooms. Then count the decorative objects. Compare those numbers to what you see in your home. I think you’ll see that in this case more is more. And, in the more spare contemporary settings, less is just bigger and bolder.

Ways To Make Better Use of Home Office Space

2008-11-25T17:16:00.000-08:00

If you have a cramped, inefficient home office, you can transform it into a roomy, functional work space. The right furniture combined with a little creativity (and the strength to remove any furniture that is not serving a specific purpose) can help you make the most of your home office space.

1. Make your office flexible by using modular furniture. As your needs change, simply move your office furniture around. Consider function over aesthetics. But don’t buy cheap furniture that will fall apart after two moves. Check out furniture dealers and office furniture stores (not just the office supply superstores) to find quality home office furniture.

2. Use sturdy shelves or tall bookcases to store books, reference materials and supplies nearby. Don’t overload the shelves. The heavier books should be on the bottom shelf. (I know that’s common sense but people forget that.) Store similar items together and place these items strategically. Keep books you refer to often within reach while supplies and other materials you use less frequently should be placed on higher or lower shelves instead of middle shelves.

3. Make one piece of furniture serve more than one purpose. For example, the top of a lateral file cabinet can double as an extra surface for a paper cutter, fax machine, copier, etc. An antique dresser (something I used in a former home office) looks nice and can be functional.

4. Be creative and use two file cabinets with a board across them for an extra surface. I used to recommend that to clients long before a certain retailer offered this option in their catalogs. This trick used to be reserved for starving college students but I've seen expensive home offices furnished this way using high-quality file cabinets and durable surfaces.

The Perfect Arrangement

2008-11-24T19:43:00.000-08:00

Finding the perfect office arrangement is as easy as A-B-C or in the case of home offices, U,L,P and V. The beauty of having a home office is that you can set it up any way you like. Your only constraints are budget and available square footage. Choose one of these four arrangements to make your home office more functional, productive and inviting. (After all, if you don't like your home office, you won't use it.)

• The U-shaped work area, the ideal of all four, allows you to keep everything within reach on three surfaces. If you tend to save too much however, limit the amount of open surfaces in your office. I know, you’ll just put things on the floor, but get in the habit of putting things away or at least storing them somewhere other than the floor
• The L-shaped work area offers the important advantage of getting equipment off your desk and onto a secondary surface, without taking up as much room as the U.

• With the parallel work area (the P shape), you place one surface in front of the other and still have two places to work. Your desk could be in front of a credenza or a sideboard.
• The fourth and least used is the V or corner arrangement. If home office space is tight, make use of often unused corners. You'll have a surface in front of you (ideal for your monitor) and surfaces angled to the left and right.

Whichever arrangement you choose depends primarily on the size of your office, the type of furniture you have and how much work surface you need. Keep in mind that if someone else is sharing your office, you may be limited to the type of arrangement you can use. Also, consider facing your desk to the door. I like knowing if someone has walked into the room. With two boys, that’s usually not a problem, but you never know.

SELL THIS #@!*! HOUSE!

2008-11-24T11:52:00.000-08:00

Whether you need to sell your home or want to take advantage of the market and flip a house for profit, being informed and choosing the right approach can make all the difference, especially in the current real estate market. Take a hard look at your neighborhood, the surrounding areas, your property and its place in the market before you set a price, set a goal, or set an expectation. How much do you want to get for it? How much do you need to get for it? Will you have to spend money to get that price? Are other home sellers in your area getting that much? Really?

This is not the time for wishful thinking. Don't overlook the costs you'll incur once the house is on the market, particularly if the house is unoccupied. It will be necessary to carry homeowners insurance, pay for the utilities, keep the house clean, and maintain the yard. To protect new appliances and other interior improvements, a security system might be required.
Now, take a hard look at your resources. How much time do you have available to put into the project? How much cash are you willing to front until the house sells? How much talent and ability do you have? Do you have the temperament for coping with a remodeling project? Are you sure? Now you can determine which category your house falls into and the best plan of action.

FIXER UPPPER
If you have found a real steal on a home or have been living in a home that has been paid off for years, and you lack the HGTV gene, you may not feel inclined to go for top dollar. It is tempting to clean the house, set a lower price, and promote it as a "fixer-upper". However, this can backfire. Most potential buyers cannot see past disrepair or deterioration and are unwilling to take it on. The house can sit on the market longer than expected, despite being a "bargain".
A better plan is to do three crucial improvements. First, make any needed repairs before they show up on an inspection report. Second, stage the home. If it is occupied, this will remove excess furnishings and distracting window treatments, giving it an updated look. If it is unoccupied, a few accessories, potted plants, fresh flowers, even lamps, strategically placed, can call attention to positive features and make the house look less bleak. Finally, finish with a fresh coat of paint in a neutral color throughout the house. These improvements put the house into move-in condition with broadens your market, and they pay for themselves at closing.

MUST SELL
The current market conditions have caught many in the situation where there is little room in the sales price for any improvements, but the house still needs to get sold. Time becomes a major factor because monthly payments keep on rolling, reducing potential equity by hundreds to thousands of dollars every month that the house sits on the market. It could be necessary to do some strategic updating to prevent a loss.
The best approach with this scenario is to start with the improvements for the "Fixer Upper" -- repairs, new paint, and staging. Real estate numbers have proven that staged homes sell faster and for more money than un-staged homes. If the budget allows, take the improvements one step further by adding a few low cost high return design elements like distinctive cabinet hardware, framed bathroom mirrors, or upgraded light fixtures to give an updated, high-end quality to the home, and make it stand out.

SHOW HOME
Some of the older neighborhoods have had substantial appreciation, and the value of the surrounding in-fill houses can justify investing in a major redo on your home to sell it for top dollar. But, doing this requires money, time, and knowledge with no guarantee of profit. Being competitive with the new homes in your area might require updating mechanicals to bring them up to code, replacing windows, roofs, floors, etc.
Make the kitchen outstanding with new appliances, countertops, backsplash, and probably, new cabinetry. Give the master bath a facelift that includes new fixtures and tile. The floor plan might also need reconfiguration to open rooms up or create more storage. Focus on "high-impact" elements that will create an emotional connection with potential buyers and make your house memorable. Finish off with staging to guarantee maximum effect.