Feb 21

DOWNSIZING: Part Two of Three

By pattisays In architecture, Arizona, art and interior design, art custom commissions, artistic expression, blue and white, built-in bookcases, ceiling lighting, Color schemes, colors, commissioning an artist, context of interior design, creative process, creativity, custom art in interior design, custom cabinets, custom design interior design, custom furniture, decorative accessories, decorative arts, design, design challenges, design details, design in retirement, design process, design tips, designer fabrics, designing a new home, designing small spaces, designing with a purpose, downsize, downsizing, existing materials, fabrics, family rooms, flooring, floral paintings, flowers in design, furniture finds, good design, good taste, hardwood floors, hiring an interior designer, home, home decor, home improvements, home office, inspiration, interior accents, interior design, interior design trends, kitchen cabinets, kitchen design, kitchen lighting, kitchen remodel, lifestyle, lighting a new home, multi-generational design, new home design, nostalgia and design, office furniture, ottomans, personal expression, personal spaces, personal taste, planning a new home, practical design, railing details, re-purpose, recycle design, Refresh, room arrangement, sofas, Staircases, style, styling, Subscribers, table dressings, tenant improvements, throw pillows, timeless colors, tips for new home design, trending design, trends, Uncategorized, update design, updating, value of art, value of good design, Vinyl wood flooring, white kitchens, workplace design /   1 Comment

This is the second in a series of three about recent downsizing projects for which we have been designing. The couple, long-time, wonderful clients/friends with whom I have designed interiors over 3 decades and 4 states, was ready for what they believe might be their final move.

The stairs of their home were making life in their 3,500+ square foot home taxing. Note to all, having the master bedroom upstairs looks like privacy, possible views and good step exercise in the beginning, but doesn’t offer the flexibility to adjust to aging or even accommodate temporary rehab due to injuries over time.

In 2004, I was invited to Phoenix to transform this newly purchased home into something more reflective of the architecture and the couple about to take occupancy. The interior took on a much more Spanish Colonial feel, which spoke to the clay tile roof and iron detailing on the exterior of the home. The transformation was delightful, but after 20 years, the time had come to move to a more accessible floorplan.

Aging eyes also begin to require better light for the aesthetic read of the space and the practical function of being able to see!!

Moving from a private residence into a condo offers maintenance services and relieves much of the responsibilities of home ownership. It is also easier to lock up and get away for travel and other excursions.

After investigating several properties in their extended neighborhood so as to keep within their familiar area of shopping and services, they decided upon a three-bedroom unit, with plenty of windows/daylight and a spectacular view.

The new walls were a near white neutral with easy-to-maintain vinyl wood plank flooring (that was offered in grey and we changed to a warmer, medium-brown). The grey was cold and didn’t compliment their furniture. The decision to make the change (even though the grey had not yet been installed) was met with a bit of push-back, but ultimately my clients won their little battle and had their preferred flooring color installed.

Certain things were “standard” as was the grey vinyl plank flooring. As the contract for the flooring was set in stone, my clients were required to stay with the same product and select from a limited range of colors. This medium-brown was a far better choice than the building-standard grey for their interior furnishings. We kept much of the standard selections, but made a few other changes to personalize the space both aesthetically and functionally. Knowing what the best selections/decisions are and how to negotiate and advocate for them is important.

We had a closet removed from one of the bedrooms. This room was to serve as the home office for the husband of the pair. The room was already built with an acute angle that ate up valuable space. With the closet carved out of it, it reduced the footprint even more. Had it been designed with parallel lines it would have offered a much easier space to furnish. Therefore, we discussed eliminating the closet to add a significant amount of valuable square footage. This was done without intent, but in talking with the superintendent of the construction crew, mention was made to make this adjustment. I was not present when the conversation ensued, however, the walls were already built and being painted. The superintendent instructed the change to be made. AFTER the work was finished, the project manager walked through the space and noticed the missing closet and exclaimed that it wasn’t allowed and hadn’t been approved, but since it was their team who did the work, and it was completely finished, it was a done deal. A minor miscommunication resulted in a great gain for my clients!

The cabinet on the far right side of the room is where the closet had been built and it tapered into the acutely angled wall on the right. It occupied a valuable portion of the room that was ultimately made available for furniture and artwork.

We contracted with an outside custom cabinetry shop to build custom casework in both the bedrooms. This was for maximum storage and space utilization, aesthetic appeal and very practical function for each of them. One, for the husband’s office (still working full-time) and the other, for the wife’s office/study (also still consulting and volunteering) which was also to double as a guest room with sleeper sofa. When challenged with acute space utilization parameters, designing to maximize a small space is like designing a “tiny house,” or a motor coach or a boat – every inch matters!

I guess the point of these two modifications, regarding the flooring selection and the space gained by removing the closet, is that details are important and when confronted with standardized plans, capturing any opportunity for modifications that can make the space more personal is invaluable. Custom built-ins maximize the footprint taking it vertical for storage and display space.

We then had a very light space with very specifically designed custom cabinets in the offices, warm-colored flooring and we added more lighting in the ceiling for spots and a more ambient spread of light – all with dimmers. Table lamps contributed to the ambient light in each room.

At this point we began to fill in with finishes and furniture to make the space their new home. From carefully selecting pieces from the previous residence and placing them on the floorplan for arrangement and scale, to culling the artwork for the best original pieces and specifically nostalgic objects which also each had an assigned place in the new home, we began layering their things in the new apartment.

The previous kitchen had stunning custom cabinets that we designed in 2004 in a knotty, medium-stained wood tone. About 5 years ago we replaced the original tile we had selected in that previous 2004 kitchen, with a “new” tile which was lighter and patterned. Therefore, for this brand new space, we selected a mottled glossy white glazed tile – super neutral and fresh with a traditional feel. The subtle variation in the glaze contributed to the handmade look of the material and resulted in a clean, neutral, monotone color scheme with the white cabinets and light granite slabs. To add a bit of detail and freshness, we tiled the island with a large format Talavera tile of a pale, organic, celery green pattern on creamy white field.

Due to space limitations, we elected not to place even a small dining table, in favor of a cantilevered overhang of the island countertop with counter stools. Weather permitting, there is a four-top table that we placed on the balcony for alfresco dining.

We had also re-done the master bedroom in the former residence from the warm gold and brick Spanish colonial theme, from 2004, to a refreshed navy and cream just a few years ago in 2021. We moved the key pieces from the master bedroom furniture and recreated the same feel in the new, smaller bedroom space.

The owners fell in love with a new, creamy upholstered bed which replaced the enormous, dark, albeit spectacular headboard panel from the previous room. This new, upholstered headboard was curvilinear – sort of a camel-back. We commissioned an Albuquerque artist, Alane Foug, to paint a series of miniature paintings to follow the contour of the headboard and splash a bit of pinks and greens into the blue and cream scene. We changed the bedside lamps and had them made from large jardinières that we found at a local treasure shop.

We “punched up” the living room by keeping very few key pieces while purchasing a few new, necessary, and accent items. A new, smaller, sleeper sofa, well-designed recliner, pair of small-scale curio cabinets and an area rug completed the scene. We found the curio cabinets in a consignment store which always adds to the fun of discovery and eclecticism.

We reupholstered a large, round ottoman and a carved Queen Anne reproduction side chair in a creamy neutral, but accented with a pop of a rich brick heavily woven fabric for the ottoman and lumbar pillow. We also kept the handsome cocktail table and massive sideboard.

By combining familiar treasured pieces and updating with necessary new pieces, the finished product was both familiar and refreshed.

As I previously mentioned at the start of this series, connecting with an interior design professional who can assist with the process of planning the move, placing the furnishings, selecting the finishes and colors of the new space, finding things to better fit the new rooms, while curating the things that mean the most or work the best is invaluable.

Helping to organize, make decisions, prioritizing, placing items on a floorplan to better understand size and scale – what to take with and what to leave behind. It can be exciting, but it can be emotionally stressful. Parting with things that have been collected over a lifetime is a huge chapter to turn.   

In contrast to the previous article about the single woman being displaced in a less than enthusiastic manner, this case was about a mutually decided new chapter – an adventure. It was completely voluntary and well planned. Downsizing can be emotionally draining at best, but when the decision is mutual, it can be exciting and fun! Making any downsizing situation positive is the key!

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Jan 25

Nature’s Design Elements

By pattisays In Albuquerque, New Mexico, architecture, artistic expression, before and after, ceiling lighting, coastal, commercial interior design, concrete floors, construction, context of interior design, creative process, creativity, custom lighting, design, design challenges, design details, design process, design scenes, design solutions, design tips, design trends, designing a new home, designing with a purpose, designs in nature, dining and design, dining rooms, element of surprise in design, entertaining, environmental design, expanding spaces, exterior - outdoor design, fanciful design, Garden, good design, good taste, hiring an interior designer, home, home improvements, houses, illusions of space, indirect lighting, inspiration, inspiration from nature, interior design, interior design preferences, Interior design pro tips, interior design trends, landscape architecture, landscape design, LED, lifestyle, lighting, lighting a new home, Mexico, natural designs, natural integrity of the materials, natural stone, nature, new home design, open floorplans, organic design, outdoor pools, patio, patio design, personal expression, personal taste, planning a new home, planning a remodel, practical design, Santa Fe, New Mexico, sculpture, seasonal interior design, site furniture, site sculpture, Subscribers, summer, swimming pools, tips for new home design, travel and design, tree houses, Trees, trends, tropical, value of good design /  

Neighborhood covenants, zoning, physical practicality, budgetary constraints…all enter into whether it is realistic or desirable to save vegetation when clearing land for development. Carving around existing  growth can be a tedious and costly addition to a project. But there are times when it is a design asset – an imperative even – to the over-all setting and effect of the scene.

Saving trees when designing a built environment is a challenge that often pays off.

A spectacular backdrop to this seating area – the decades old tree is the focal point.
At night – well lit – the same tree towers with dramatic illumination in the darkness as the rear “wall” of this seating area.

Raping acres of woods for barren subdivisions and adding back newly planted saplings the caliper of a quarter is unfortunate and takes years to satisfy. FHA requirements were the tell-tale token of bringing green back after a bulldozer’s brutal removal of all plant-life on a property. That lanky stick standing in the center of a dirt patch, that might get sod or seed…or rock, was a pitiful attempt to give back to the environment.  However, in addition to broad-sweeping examples, individual decisions to saver rather than remove can prove valuable.

Years ago, when planning a patio expansion and exterior kitchen, friends brought the plans to me for a quick check before committing to the design from the design/build contractors that they had engaged. The new patio plan meandered along nearly the entire back facade of the house.  With all the exciting kitchen layout and bar, seating areas and dining space, I instantly focused on the fact that their beautiful red-bud tree was gone – not in evidence on the pans!  I exclaimed about it and was told that they were told it had to go. That was about 10 years ago – or more, yet it still stands today having modified the design to include a tree-well in the patio and opening in the proposed high-ceiling patio cover.  The stunning multi-truck tree thrives, in the ground as it had for decades, and climbs skyward through the opening spreading widely toward the second story of the home. A wonderful, living, sculptural element, in the space. Good save!

Warmer climates invite the indoor/outdoor melding of living spaces. We all try to achieve them despite bitter cold transitions and near, if not complete shut-downs “off-season.” But in the tropics, outdoor living spaces become remarkable dimensions to expand living.

Sculptural trees are powerful elements viewed from inside and outside.

This past week, that situation came to mind as I enjoyed several examples of incorporating nature into the design scheme. Yes, landscape design is just that. Landscape architects do just that. They design exterior spaces with organic material. But what I was feeling recently was two complimentary things – one that designing in and around existing growth is so satisfying and in some cases, the living plant material becomes the architecture – not merely compliments it.

In addition to their sculptural beauty, they add balance, scale and a canopy over the exterior rooms.

This past couple of weeks, we have see the results of 2 years of preparation and construction which transformed of a piece of partially vacant land into a seaside resort. Several key palms and a couple other key trees  were saved and hundreds more were brought to the site to complete the design. The towering new trees showed signs of shock with their dried frond tips  – but will surely survive.

What has been a foreground of some landscaping and virgin jungle ,with houses beyond, was bladed and terraced last year in preparation for a new project.
Buildings and pools appeared, jungle growth was removed and a few key organic elements retained.
The recently finished scene is dramatically different – incorporating specimen trees throughout the property into the new plan.

When landscaping becomes architecture you know you have crossed an exciting line. What I mean by that is to have the growth become walls – to have the vegetation read as though structural framework.

This terraced dining patio is framed by massive bamboo and other large trees and plantings. They are substantial enough to read like screens, if not walls, framing the space.
From a canopy of growth, strings of LED lights are suspended as though from the ceiling – a ceiling of branches over this enchanting outside dining venue.

A tree house is another example. The tree is the structure – the framework to begin the additional elements that create a suspended room.

This entertaining and imagination-spurring book by Philip Jodidio is worth investigation. Here. find extraordinary examples of trees as the structure of other amazingly fanciful spaces!

By observing examples in your world, you will see, when designing around and in concert with the natural landscaping, the effects can be dramatic and of great value to the scene. On your next project, consider the possibilities of saving rather than removing – incorporating and celebrating nature’s design elements!

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Jul 05

Designing a Cool Theme for a Vacay Rental Property

By pattisays In Albuquerque, New Mexico, art and interior design, beach, beach design, breakfast rooms, bronze sculpture, ceiling lighting, coastal, color and temperature re: interior design, Color schemes, color trends, colors, commercial interior design, commercial remodel, context of interior design, contrasts for balance in design, coral, creative process, creativity, custom cabinets, custom design interior design, decorative accessories, decorative arts, decorative mirrors, design, design and marketing, design details, design process, design scenes, design solutions, Design Team, design tips, design trends, designer fabrics, designing with a purpose, dining and design, drama of color, engineered countertops, expanding spaces, exterior - outdoor design, fabrics, flooring, good design, hiring an interior designer, history, home improvements, how to select colors, illusions of space, indirect lighting, inspiration, inspiration from nature, interior atmosphere, interior design, interior design preferences, interior design trends, interior enhancements, kitchen, kitchen cabinets, kitchen design, kitchen lighting, kitchen remodel, kitchen remodeling, lifestyle, lighting, lighting a new home, lobster, LVT Luxury Vinyl Tile, marketing the story, mirrors, mosaic tile, new home design, paint colors, painted cabinets, personal expression, personal taste, planning a remodel, practical design, privacy in design, residential restrooms, room arrangement, San Diego, California interior design, selecting colors, silk flowers, Subscribers, throw pillows, timeless colors, tips for new home design, travel and design, trends, update design, updating, value of good design, Vinyl wood flooring, white kitchens /  1

When designing for a vacation rental property, the first order of business is to select things that are durable and easy to maintain. This means finishes to furnishings. I know this from practical life experiences and also working with commercial/hospitality interiors. To do so, one needs time to place and receive the orders with enough contingency for mishap. It is also dependent upon the housekeeping arrangements planned for on-going maintenance.

In this recent project, the work began 12 months out – plenty of time you think…but it was all about the physical remodel. We began with the drawings for floor plan re-configuration and specifications for new lighting, cabinets and finishes throughout. The decision to furnish was not made until nearly 10 months later with a deadline to complete in less than 7 weeks. The delay was partially due to an indecision over how many of the 4 units (all on one floor) were to be short-term or long-term rentals. Then a new city ordinance imposed a moratorium, of sorts, on short-term rentals and while that was tossed about over several weeks…more indecision ensued.

It’s a riot to see overnight design projects transform interiors in 24 hours. That’s due to a free-reign for design decisions, a team(s) and vehicles to pick-up/deliver, all trades on deck, a single director calling the shots and an organized chaos that results in a magical finished project – yes, like magic. Open your eyes, be stricken with awe, cry a little and exclaim repeatedly that you “just can’t believe it!!!!”

Real life is generally not like that. Real life has in-put by owners, limited schedule openings by the various trades, little spontaneous decision-making and fleeting time riddled with unwanted surprises and delays. Real life, in this case, was a theme provided by the owner, a preconceived “look” developed in the mind’s eye and scratch paper of the designer during the selection of finishes and floor plan modifications and vacillation for several reasons, of what units to furnish and when. Over the course of a year, leading up to less than the last 30 days, the project was to be fully furnished and finished – ready to rent!

The good news is that with controlled frenzy, changing availability of products, focused efforts and teamwork, we are pleased to present the Lobster! Completed all but hanging the TVs by the requested July 1st deadline, it is beautifully appointed and offers a colorful and a bit whimsical, spacious, clean and did I mention  enviable location- 2 blocks from Pacific Beach in San Diego?

This entire project, except the move-in this last week, was done long-distance with the owner in Maine, her management company SHORE on-site in California and we the design team in New Mexico. This is not at all unusual, but Maine prompted the owner’s desire to name the unit Lobster. Not your spiny lobster from the local waters, but the New England version from the Atlantic with the classic recognizable form that accompanies the imagined crustacean – including the brilliant reds of the often appreciated steamed version!!

With fond memories of her childhood helping her elders maintain this property, the owner wanted to commemorate the building with an entry plaque visible from the street on the new redwood gate (soon to be completed). In addition, we suggested an individual name/theme for each of the 4 apartments which were all initially designated as fully-furnished short-term rentals – hence the bold identity for each!   I designed the new name plaques and had them fabricated by Artistic Bronze in Florida. The backing was built by our talented Enrique Jimenez, in New Mexico, and all shipped to California. Bronze was selected for its timeless presentation, handsome durability and commanding respect. Parisienne was the font I selected which may now be used to identify the property as though a logo to tie-in with the on-site signage. Subliminal cues that are recognized even slightly are effective reminders and triggers for recognition. The idea was intended to offer a fun, but lasting, introduction and identification which was to be reflected in the interiors. The Lobster was the largest unit with 2 bedrooms. It was ultimately chosen to the be one fully-furnished unit and owner’s second home when visiting the area.

For budget and availability, we sacrificed certain durable features that would have been better long-term investments, resulting in some knock-down furniture that was never intended for much abuse. Fragile painted table surfaces – for example – better in laminate, wood or stone…but time will tell.

The look is clean and fun, colorful and beachy – with a slightly up-scaled twist. Cool aquas accent a few walls in the otherwise crisp white interior. Red punctuates effectively in lobster accent pillows, decorative accessories and the full-wall mosaic glass tile treatment in the kitchen. Yes, once again, we like to treat tile on the walls as not mere back-splashes, but wall-covering full height and width!

Weathered grey toned LVT (Luxury Vinyl Tile) in the way of interlocking planks were an easy to maintain and durable floor finish. The faux wood adds warmth and is softer underfoot than other hard surfaces. Perfectly matched with all trim pieces, this flooring is fabulous!!

Lighting is key and here we added recessed directional lights to spot the walls and related artwork. Switching was also an important detail to have options for the lighted areas and accents.

The owner found a novel lobster rug with a great textural, tufted, yarn system that brings fun and great color and warmth to the bunk-bed room! Busy, colorful bed dressings intentionally selected (over the hospitality white that is still trending) contrast against the bright white bed frames stacked for space optimization and a little kid fun!

A cool find in the way of the glass vessel lamp…where usually the stem with electrical cord feeds down through the center of the base and of the back, this one feeds from the socket stem with a cork top that removes allowing the vessel to be filled with treasures – in this case southern California beach shells and fragments! And for a little more animation, I found a carved wooden shark to insert cruising above the shells to make the lamp even more interesting!!!

A pair of vintage photographs of a lobster shack and fishing boat contributed by a friend in Albuquerque – taken by him in Maine in 1962 – were enhanced with bright red mats in their original polished silver metal frames along with a large painting on canvas of a Maine lobster/fishing boat sent by the owner in Maine provide interest to further perpetuate the lobster theme.

The master bedroom is a comfortable retreat with another lobster pillow for punch! To give the room the best approach and make it feel as large as it can be, placing the bed in front of the windows was the solution. Beds facing the entrance to the room are always preferable to arriving into the side of them – for visual space and a more inviting orientation.

The original bathroom layout was all one space with tiny appointments jammed together…so we removed the tall storage cabinets and sink vanity allowing more room for the commode beside the tub/shower and added a privacy door. Then the new cabinets and counter have their own space with another privacy door resulting in a two-compartment bathroom area for maximum use and enjoyment. Red mosaic glass tiles were repeated from the kitchen to further coordinate the theme. 

The bold color scheme was thoroughly distributed throughout the unit which is an intentional design emphasis especially effective and novel in a short-term vacation rental – where such a thorough scheme might be too intense for one’s primary place of residence.

Effective design both functionally and visually should be a significant asset in the marketing of rental property. When used consistency in marketing material with logos and repeated features, this and other properties with attention to detail should attract the discriminating guests. Once there, repeated stays are the key to maintaining a strong guest population – of desired visitors.

Please watch for the entire slide show of before and afters of this dramatic transformation in the commercial projects section of our website, in coming weeks, entitled Emerald Green Beach Rentals – Lobster!

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Jun 09

TIPS For Building a New Home

By pattisays In aging in place design, Albuquerque, New Mexico, art and interior design, before and after, ceiling lighting, context of interior design, creative process, creativity, design, design challenges, design details, design process, Design Team, design tips, designing a new home, designing with a purpose, exterior - outdoor design, good design, hiring an interior designer, interior design, interior design preferences, interior design trends, interior enhancements, kitchen design, lighting, lighting a new home, new home design, open floorplans, patio, patio design, personal expression, personal taste, planning a new home, room arrangement, Santa Fe, New Mexico, Subscribers, tips for new home design, value of good design /  1 3 Comments

Building a new home? There are many ways to go about it. Here are a few photos of a semi-custom home, in the framing phase, that is currently under construction. Watch for a future blog featuring progress photos and finished shots!

Upon arrival, here at the entry, is a recessed niche – or as we say out here in New Mexico, a nicho! It is a perfect focal point, yet the dimensions are not illustrated in an elevation. The owners have an opportunity to have it sized for an existing piece that they own, plan for a custom piece or allow it to be framed-out by the contractor, without further specification, and find something that works.

From a tract home, with all the decisions distilled to a narrow selection featured in a model home and/or sales office…to the very custom where the owners select everything, from a world of choices with their consultants, there are commonalities that are worth noting to assist with the process .

In the tract home, a price for a finished product is presented and all standard, pre-priced details are included – within a range of narrow selections. The selections are recorded, but not often incorporated into the plans which are is usually generically pre-designed. Changes are usually not an option. It is efficient, for both contractor and owner. In full-bore custom projects, all is decided, selected, designed and recorded on the plans to the last detail prior to pricing and breaking ground. All costs are identified, yet changes are often in the mix as owners have new ideas that they have the prerogative to change. They exchange or pay for every modification – every “change order”.

In the middle is the “almost custom”, but still packaged product. This is a package that is presented with pre-established designs and details, budgets and allowances. Potential buyers are shown examples of homes – models or occupied recent completions. A cost for construction is determined based upon square footage and amenities, as illustrated in the examples. This is a great way to get a more custom home with easier to execute plans and design details.

Which process best describes your project? In any of these new home design and construction approaches, there are similarities that challenge the owners along the way.  Even for the seasoned professional, circumstances alter cases (changes in availability of materials, weather delays, clients who continue to visualize, imagine and fine-tune their ideas and involvement in the details). All can challenge the schedule and alter the intended smooth progression of the project.

With the tract home approach not many, if any, of the on-going wish-list items can or will be implemented. They are not set-up to make changes, alter plans or deviate from offerings and the signed-off package, in any way.

In the very custom design-from-scratch home, with the “world is your oyster” approach, changes are welcome and accommodated – after all, that is the goal – to create the perfect home, for this client who is paying for the flexibility, world of choices and luxury of it all.

In the middle is the interesting situation where the owners perceive custom flexibility, have budgets assigned and make selections based upon those numbers.  Once these numbers are created to establish the budget, examples are usually presented so the owners have an idea about what their dollars will buy during the selection process. Often that method is a bit unrealistic. As estimators know, this is a tedious process – yet presenting it, in an overview, seems easy.

After examples have been shown, floor plans drawn, finishes and other design details have been budgeted, the owners sign-off on the basic idea of the home and then set out to fill-in-the-blanks. What will the flooring be? What light fixtures? What door hardware and finish? What sinks, faucets and towel bars? What countertops? What wall tile, paint or other treatments? It is usually not until that very process of assembling all the selections that an owner will know if the budget they created will satisfy their ultimate needs and desires.

 With this sense of “custom” paired with the packaged example, comes the owner’s complacency – through no fault of their own – to miss details that arise from the attempt to create a unique product, plan, design – but without having seen the actual example. It doesn’t exist – anymore than it would in the very custom home. That’s why it is unique. However, unlike the very custom home, where there are layers of design assistants from architect, interior designer, lighting consultant, A/V consultant, landscape designer, general contractor, and subcontractors who work together to best explain options, implement wishes and get it all on paper for clarity, the middle approach proceeds with pre-determined practices that don’t require recording on plans and rarely elevations, as all is based upon an expeditious course-of-conduct for the like-kind of homes presented, at the out-set. But having seen the examples/model/features, the homeowners make their plans guided by the project managers which might include a general contractor, subs and a few hours with an on-staff design consultant. Inevitably details are over-looked in the process.

Here are a few tips for proceeding with a new home project.

Don’t be afraid to ask for sketches of design details or photos of examples.

Walk through the floor plans, in your imagination. Start at the front door and shut your eyes and try to visualize the progression. Make notes along the way. Do the same from the garage or any other alternative entry, into the home. I will suggest you do this several times – each time with a different focus.

Be mindful of window locations…exterior fenestration and interior placement as they relate to furniture and artwork. Consider them both from inside and out! One they are framed and ordered, this is either difficult, expensive or impossible to change.

The first focus might be to walk through from each exterior entry and visualize where the light switches are located and what they operate. Do you want some of your switches to be three-way? This means, for convenience, that there are two different locations to switch on/off the same light or appliance.

Secondly, as you walk through the spaces in your mind, picture if there are things that you wish to highlight such as a piece of art on a pedestal or painting on a wall, sculpture in a niche or even a spot on a table for games or hors-d’oeuvres. Some things might be lit by free-standing lamps – depending upon where they are located. Beware the dreaded, but often necessary, floor plug!!

Light fixtures….locating the power sources – the junction boxes…will you have recessed fixtures, surface-mount, suspended, or wall mount? Consider the heights of the ceiling, what is centered or not, from where you will see the fixture, and where you want it to illuminate and how. This will help plan the location of the j-boxes.

With changes in technology, wireless systems, phone apps, etc…these details will change. Know the pros and cons of advancing technologies and select the best for your present and future needs. Consider the longest period of time you will be in this home and design accordingly – aging in place.

Consider what things are easy or cost-effective to modify later, if needed, and what makes sense to install initially, to be the best investment. This might be temporary light fixtures, in favor of more expensive ones once you recuperate your cash-flow! Perhaps you don’t need glass shower enclosures at the outset – can be added later…additional cabinets…many things can be upgraded later. While other items such as the flooring material, cabinets/countertops, wall treatments, skylights, electrical sources and others…should be considered in the first-pass.

At every turn, when you are walking through the space in your imagination, see your focal point. As you enter – what is dead ahead? As you turn to the right – what do your face? Do the same to the left and make your way through the house and see each focal point, in front of you, to determine what will be placed there, how will it be lit (with each exercise – imagine daytime and nighttime), does it require power, is there enough room to place the piece you intended to go there?  Inches might count.

While walking through and around the plans or even during the early stages of construction, also look out the windows. What do you face? What do you see?  Capture views and avoid what you don’t want. Should the wall be higher? Will this be a landscaping opportunity or necessity? Check patio covers and light sources. Consider the compass – what faces what? Seasonal temperature considerations are worth a nod. And think about exterior lighting.

A spectacular upgrade of over-sized sliding glass doors and flanking windows were selected to maximize this view…only to learn, after the slab was poured and framing up, that there was a massive corner column planned to support the yet-to-be erected patio cover . A modification was still possible, by sharing the load on two separate well-spaced columns and cutting back the patio cover between them to avoid a cantilever that was said to be cost prohibitive.

Check to see if things, inside and out, that should be centered ARE centered. And if they don’t, make sure from all angels that it won’t matter – or will in some advantageous, artfully, asymmetrical manner.  

Per the plans, the island was not centered beneath the skylight. The cabinet-maker was doing his field dimensions and asked it this was the desired position. To which we replied – no – as it impacted the location of the pendant lights in addition to being off-center from the skylight.

Furniture layouts should be placed on the plan before you finalize the plans and certainly before you break ground. If you visualize a sectional sofa from which to watch the TV – make sure you can plan for one that exists. If it is from a sofa that you will view the TV- is there a space for an adjacent guest? Make sure some collection of desired furnishing or possibilities is realistic. If you have actual pieces you own – it is an imperative and so easy to accommodate on paper before the slab is poured and framing begins.

By not centering the bed and coordinating TV and dresser which was intended to occur on the opposite wall, the master will have a entire seating area off to the side. Had the recessed niche for the TV along with wiring and backing installed for the articulating wall-mount bracket, the bed and flanking nightstands would wither have been forced to center or been awkwardly off-center to best utilize the floor space.

As previously mentioned, beware the dreaded floor outlets – will you need them? Layout the furniture, to have the best chance of getting the location right.

Yet-to-be installed fireplace, in the far corner of the room, dictates the furniture placement. Floor plugs will allow lighting to be located, on floor or tables, away from the wall – floating in the center of the space. They were placed prior to a furniture layout having been specifically planned. This might pose a challenge.

Ask friends for their opinions. Examine their suggestions from every angle. Don’t wait to ask friends for their opinions too late, in the process!

A fun snail shower enclosure will have no door…but the placement of product niches, termination of the wall tile and transition of the floor tile are critical details.

In any approach to this process…plan. Don’t guess anything that you don’t need to guess.

In about 3 months, this patio will be in full-swing for entertaining. Hopefully all the anxiety of the process will be left behind…….

Be prepared to have new or changing ideas as things proceed – but prior, proper, planning will better serve the entire process.

Don’t be that guy like in the old joke about purchasing a vehicle…after signing the purchase agreement, you realize something is missing and mention it to the agent who replies, “Oh, you want wheels on that car?”

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