Posted by: Michael Ullrich, AIA

The Challenge:

This backyard oasis, in the heart of Bethesda, MD, boasts a manicured landscape, pool, and custom spa. But the existing wood deck did little to enhance the owners’ connection or enjoyment of their outdoor space. With multiple levels of odd proportion, the deck was underutilized and a constant frustration.

The first thing that struck me on my initial visit to the residence was; “something is missing”. The existing deck did nothing to harmonize or complete the composition of the house. So together, we set out to design and build (in the owners’ words) “a beautiful porch and deck space so we can watch our grandchildren enjoying the pool.”

The Solution:

A new screen porch nestles seamlessly into the corner of the existing house and completes the composition. Incorporating natural materials like; spanish cedar screen panels, and copper roofing the porch softens the line between inside and out while creating the perfect vantage point to watch over the pool.

The remaining deck space, though smaller, is highly functional for both entertaining and access to the back yard. Constructed of high quality composite materials the deck will be easily maintained so more attention can be directed to “spoiling the grandkids”.

Inspired? Check back frequently to see more of our dramatic before and afters.

Why do we continue to make a list of New Year’s resolutions? We even write the same ones every year!   Whatever our good intentions were, by February or March, we have forgotten them for one more year. Here are some different ideas to try this year:

Quarterly or Monthly Goals

Rather than create a “year-long” to do list with goals, why not make it realistic with quarterly goals? For example, rather than “I’m going to become a chef and cook all meals at home”, develop short-term milestones; e.g. “I will complete one cooking class this month.” Focus on areas of your life that YOU enjoy. This way it is a more reasonable list and you are checking in with yourself more often.

Long-Term Goals

Rather than go “short term” why not create a Bucket List. This list is meant to be life long, so there is less pressure to accomplish everything THIS year, and more focus on long-term pursuits. It is also a fun list to create as a couple or family.

Year-Long Theme

Another option is create a theme for the year. For example, you may choose “health.” This means when given options of what to do, the choice will be health-related. The next year could be “friendship.” When choosing between going home after work like you want to or investing time in a new friendship, you choose the latter. This helps with daily decision making and keeps one from feeling too overwhelmed with trying self-improvement in multiple areas all at once.

Whichever approach you choose, do not set yourself up to fail. Self-improvement is meant to improve, not make you feel worse.

Every November and December nonprofits are flooded with “How can I help?” requests from people wanting to give back to those in need. With so many reaching out at one time, these organizations are often unable to match the giver to a family in need. When this happens to you, it’s time to find ways to give back to those in your own neighborhood who are in need of assistance over the holidays.

Holiday Helpfulness

The holidays are stressful and come with their own set of chores and duties that can be challenging for those who struggle to get around, have limitations to their sight or dexterity, or cannot drive. Offer to take them shopping, wrap gifts, or hang their lights. Be sure to slow down and visit and make it a festive afternoon.

House Chores and Repairs

Check to see if a neighbor needs help with housecleaning before their families come to visit. If you notice a home repair that needs to be done, offer to fix it for them!

Food

Leftovers are abundant after holiday meals. Take some to a neighbor, or give some to your favorite server, emergency responder, or convenience store clerk who must work on Christmas.

Visit

One of the most simple and cherished things that one can do during the holiday frenzy – stop down and visit one another. Do you know of someone who cannot be with their family this year? Invite them to your house for dinner.

For those that have no support system or family nearby, the holiday season can be difficult. This holiday season it’s time for YOU to lift up a neighbor nearby.

The classic favorite eggnog can be made all year round, but is best enjoyed with family during holiday festivities. But where did it come from and why do we love it so?

Eggnog originated in the 14th century in England as “posset” which had cream or milk heated with ale or wine, and sweetened and spiced to taste. As the years passed, eggs were added to the concoction.  The term “nog” may have originated from the term “noggin” which is the wooden mug in which it was served or may be a contraction for the colonist’s favorite “egg and grog.”

Whatever its name, eggnog is easiest to find in abundance this time of year. Here is a cold eggnog recipe and hot spiked recipe for you to whip up.

 

Click here for more holiday cheer.

It’s time to sell your home, and you place it on the market during the holidays! Here are some tips for you to make the most out of this colorful season and increase your selling advantage:

 

Simple Christmas Décor

Keep your décor simple and classic with lights, wreaths, ribbon and natural elements. Clean up your yard and use the branches in your décor. Place them in pots and string them with lights and hang snowflakes. Voila!

 

Get Crafty

If you have window boxes that have no flowers during cold months, be sure to fill them with Christmas tree clippings, pine branches and holly. Garden hooks for summer plants can now be used for baskets of pine cones. Wrap greenery around mailboxes and string white lights through shrubbery and around porch banisters. Be sure to go easy on the array of décor when working with your entry way.

Wreaths

Wreaths can add a nice welcoming touch to the buyer. A homemade wreath can add even more interest. Use the branches that were cut from your live Christmas tree, or visit a craft store for pine garland. Assemble the branches into a circular shape, and attach leaves, holly, ribbons, and baubles of holiday colors. This bright spot of color will definitely invite the visitor to your door!

Tricky Christmas Lights

Holiday lights on a house can be tricky. Too few and they appear as an afterthought. Too many and it looks like you are competing with your neighbors. If you are unsure about how to hang lights properly or just don’t have the time, consider hiring a professional. These experts can reduce your stress and provide a more visually appealing display.

Consider these tips and ideas to help you maintain your curb appeal through the holiday season.

Published by: Michael Ullrich  AIA

 

This graceful Cedar pergola floats atop a painted colonnade.

We love pairing painted and stained surfaces together.  "The contrast is stunning."

Contrast can add amazing depth and texture to seemingly flat surfaces. 

When contemplating the exterior of your home consider adding contrast to

enhance its unique features.

 

published by:  Michael Ullrich  AIA

 

If 1 in every 10 American households installed water saving bathroom fixtures, it is

estimated that water consumption could be reduced by as much as 74 billion gallons per

year, saving approximately $1.5 billion annually in utility costs.

In 2006, the EPA launched “Water Sense”, an initiative that brings local water authorities,

product manufactures, and retailers together in an effort to promote water saving products

and strategies to consumers.  Much like “Energy Star” and other rating systems, products

that meet specific water conserving criteria carry the water sense seal of approval.

 

Did you know that 60% of our daily water use comes from bathroom fixtures?

 

Your morning shower consumes approximately 25 gallons of water.  Replacing an existing

shower head with a low-flow model (2.0 gal/min or 1.5 gal/min) can reduce that

consumption by 50 – 70%. 

Your daily faucet use averages around 17 gallons of water per day.  A low-flow faucet can

reduce this consumption by up to 30%.

 

In your bathroom, a considerable amount of water is unfortunately wasted due to “lag time”

(the time it takes tepid or cold water in the pipes to clear before hot water reaches the

desired fixture).  A household of 4 can waste more than 12,000 gallons / year due to lag

time.   Installing a re-circulating hot water loop, can greatly reduce or eliminate lag time.

 

Toilets account for 30% of our daily home water usage.  Toilets made prior to 1992,

consumed 3-7 gallons per flush (GPF).  Since 1992, and Congresses passage of the Energy

Policy Act, low flow toilets have become the norm operating at   1.28 – 1.6 GPF.   Replacing

inefficient toilets alone goes a long way to reducing your water consumption.

(for retrofitting a pre 1992 water-wasting toilet, see Jan 7, 2011 blog – “Stop flushing money down the drain”)

Today’s consumers are becoming more and more educated and conscious about the impact

they have on the environment around them.  Water conserving bathroom products are

readily available, relatively inexpensive, and require little if any lifestyle changes.  Do your

part to conserve this precious resource.

published by:  Michael Ullrich  AIA

More and more often these days, we seem to be getting commissions to design and build

screen porches.  A screened porch is a wonderful way to expand the living space of your

home, offering a protected outdoor space that in the MD, DC, VA climate can be enjoyed

almost year round.

Structure as ornament:

Beams and columns are crucial elements to a well built screen porch. With applied trims and

moldings, these structural elements become an architectural feature establishing a rhythm

and vocabulary for the porch. 

Fit and finish:

Weather resistance is another key feature to any well built screen porch, but it should not

come at the expense of style.  Careful detailing of exterior grade woods, composites and

masonry can create a fit and finish equal to that of any interior space.  The same philosophy

should be applied when selecting lighting and furnishings for the screen porch.

Screening:

Instead of field stretching screens, we prefer to install custom screen panels built of decay

resistant spanish cedar or mahogany.  Each panel has removable screens for easy cleaning

and maintenance, and can be substituted with tempered glass inserts that extend the utility

of the porch into the fall and winter months.

 

To us (and our clients), a screen porch is more than fiberglass screens stretched across a

framework of wood supports, it is an extension of the home; refined to the same level of

detail and sophistication as any other room in the house.

 

 

 

Published by:  Michael Ullrich,  AIA

One of the greatest things about residential architecture is the big impact even small projects can have on a home and its owners.  Take for instance, this recently completed design;

The owners of a 100-year old Washington, DC row house were in dire need of a functional breakfast nook.  With two growing boys soon to be 6'-0" or taller, the current breakfast space was beginning to feel cramped.  Though they would have loved to expand the room, as is often the case in row houses, there just wasn't the space to do so.

After exploring a number of design scenarios, it became clear that the problem wasn't necessarily the space, it was the furnishings.  The standard sizes and shapes of available tables just weren't well suited for the nook.  So together, we set out to design and build a custom table.

 

Breaking from convention, the uniquely shaped table provides ample seating for 4, expanding to seat 6 when needed.  The soft curve at one end responds to the natural circulation paths in and around the nook.

Here's what the owners had to say;

"Mike transformed the way we live in this area of the house by designing a beautiful custom table  with built-in seating and drawers... All our future home renovations will be with Pagenstecher GROUP."

Thoughtful design makes a difference.  Every successful remodeling project begins with a quality design.  Architects are the only professionals with the education, training and experience to guide you through the complexities of home renovation.  At Pagenstecher GROUP, our architectural staff works with you to develop a unique vision for your home; listening to, and interpreting our needs.  They challenge preconceptions and inspire you to consider things you may have never dreamed possible.  The result is a home tailored specifically to you.

Authored by:  Peter Pagenstecher

In August, I was invited to serve on the judging panel for the Home Builders Association of Raleigh-Wake County Remodelers Council STAR Awards program.  This program recognizes outstanding achievement in remodeling projects throughout Raleigh/Chapel Hill/Durham, North Carolina.

 Over the years I have become frustrated with awards programs even though our firm has had more than our share of successes participating in them.  The majority of the programs we enter, or I have judged previously, were photography based.  In other words, the judges all sat in an office and looked at photographs of finished work without ever touring the actual projects.  This approach never seemed quite right to me.

 For the STAR awards, judges were divided into groups of three.  With score sheets and award submission notebooks in hand, a driver took us around to each project. Once on site, we got a hands on look at the finished projects AND met with a representative from the remodeling company that did the work.  In most cases we also met the homeowner.  In my view, this allowed for a thorough evaluation of each project. On top of photograph submissions, judges were able to see the “real” work and, more importantly, engage the people and witness the relationships that had produced the work.  This is an awards program I would like to win.

 The cliché, you can’t judge a book by its cover rings true in remodeling as I have always believed you can’t judge a project by its photography.  Case in point; there was one project that had less than inspired photography in its award submission.  However, on site and in person – it was a beautiful job.  There was another project that had exceptional photography, but close inspection of the workmanship revealed another story – the kind you won’t see in the photographs. 

 Congratulations to the Home Builders Association of Raliegh-Wake County for developing such a wonderful awards program.  More importantly respect and congratulations to all the entrants.  Your willingness to open your work up to inspection by peers was only reinforced by the pride with which each job was presented.  It was an honor to be involved.

You have a new book that you've been looking forward to reading for weeks.  When you finally find a night to yourself, where can you curl up and enjoy your new find?  The sun room feels too bright, and the living room a little too routine.  Maybe now’s the time to create that new library space you’ve been dreaming about forever!

Ah, a library.  Think cozy leather chair, soft blanket, soothing lighting, and rich-colored walls.  The first step, of course, is picking a room.  Since this space will be used to house precious books, consider their safety and well-being – no attics, basements, or other areas with potential for bugs or moisture.  And while light is good, too much can actually harm the books.

Next, your library needs shelves. Bookshelves can be floor to ceiling, glass-enclosed, recessed or hanging.  Also consider who will be using the library – are there little ones who need lower access, or older family members who can't bend easily? 

Maybe you are just starting a collection and don’t need a lot of space.  In this instance you can use pictures, vases, and collectibles to add a personal touch.  Or even book themes!  Enhance your thriller section with replica knives or other sinister items.  Mysteries?  Accessorize with a magnifying glass.  Get creative and let the space really reflect your personality. 

Your goal is to make a home library so inviting that you (and your guests) will want to stroll through, pick up the perfect book, and just sit down and relax.

Published by:  Michael Ullrich  A.I.A.

As our homes become more and more energy efficient and the exterior building envelope gets more and more tightly sealed, indoor air quality becomes a major concern.  Think of it this way; have you ever been in an old home on a cold day and felt a draft?  Though this draft is horrible for home efficiency, it is hugely beneficial to air quality because that draft  brings fresh air into the home and creates circulation (air movement).  

 ASHRAE (American Society of Heating, Refrigerating, and Air-Conditioning Engineers) has developed  Standard 62.2  which establishes some minimum requirements for creating constant air movement throughout our homes.   Studies by the American Lung Association and EPA have shown that poor indoor air quality can pose serious threats to our respiratory health.

The good news is maintaining healthy indoor air quality is a relatively simple endeavor, thanks to some new bath fan technologies.   Manufacturers like Panasonic, Broan-Nutone, and Air King have developed " smart fans" that can  serve the dual purpose of exhausting moist bathroom air as well as managing your home's  indoor air quality.  Running at near in-audible sound levels and very low constant speed, these fans consume minimal energy while cycling air throughout our super-sealed and insulated homes. 

As you improve the efficiency of your home, incorporate this low impact solution to maintain the air you, your family, and your home "breathe".

 

At Pagenstecher GROUP, we are constantly on the look -out for the newest products and innovations in residential design and construction.  If you are considering a home renovation project in Maryland, DC or Virginia, let our experts develop a unique design solution for you.

 

Published by:  Michael Ullrich  A.I.A.

Looking for space to tuck a powder room (or half bath) into your already cramped for space home?  There is a new product that might be the answer for you, but you will have to think outside the box a bit.  Caroma (www.caromausa.com) has introduced a unique fixture that integrates a dual flush toilet and a sink basin into a singular unit.  

This all-in-one fixture offers an environmental (water re-use) benefit to boot.  After the toilet is used clean, fresh water is fed through the integrated hand-washing faucet instead of flowing straight down the drain (literally) like conventional toilets.  The handwashing water is collected in the toilet tank where it is stored for the next flush.

Though slightly unconventional, the fixture offers a couple key benefits worth considering; 1) it is environmentally conscious, which is never a bad thing.   2) It allows for a very compact footprint and greater flexibility when locating a powder room.   3) Cost of all-in-one unit is offset by reduced installation cost since singular water and drain connections serve both toilet and sink functions.

On top of that, it is bound to become a conversation piece for all visitors.

At Pagenstecher GROUP, we are constantly on the look -out for the newest products and innovations in residential design and construction.  If you are considering a home renovation project in Maryland, DC or Virginia, let our experts develop a unique design solution for you.

 

Published by:  Michael Ullrich  A.I.A.

Who'd ever think of writing about shower drains?  Utilitarian-looking at best, they are certainly not a design feature in most bathrooms.  Well that sentiment may soon be changing.  Infinity Drain (www.infinitydrain.com) offers a variety of unique bathroom drains  with an architectural edge.

Their linear strip drain systems offer a multitude of design opportunities that can be incorporated into the overall aesthetic of the shower.

Even more intriguing is their "TILEDRAIN" which virtually disappears into the shower floor.  Available in 3-sizes, the tiledrain can be covered with the same material (up to 3/4" thick) as the rest of the  shower floor. 

At Pagenstecher GROUP, we are constantly on the look -out for the newest products and innovations in residential design and construction.  If you are considering a home renovation project in Maryland, DC or Virginia, let our experts develop a unique design solution for you.

Published by:  Michael  Ullrich  A.I.A.

Part V in a series that follows our renovation of a Chevy Chase,  Maryland home.

The rear elevation of this Chevy Chase home was quite understated and lacked any real architectural character.

In order to maintain a conditioned, secure interior during construction, the breakfast room shell was constructed and weather-proofed before opening through the wall of the existing house and connecting to the kitchen.

The new insulated, double pane, gas filled, low e windows reduce energy consumption while adding a modern style to this Chevy Chase, Maryland home's exterior.

PVC trim details bring everything together.  This amazing material comes in dimensional shapes and moldings just like wood,  Impervious to water, PVC will never rot, and paints magnificently making it far superior to wood as an exterior trim.  High quality modern materials like this meet the low maintenance needs of our clients while insuring the quality of our craftsmanship will withstand the test of time, looking as good tomorrow as it does today.

 

Continue following Pagenstecher GROUP to watch this Chevy Chase, MD home renovation take shape.

Published by:  Michael Ullrich  A.I.A. 

Part IV in a series that follows our renovation of a Chevy Chase, Maryland home.

While work on the breakfast room addition foundation approached completion,  the crew at Pagenstecher GROUP began framing on the second floor dormer expansion.

(refer to "Part III- the owner's suite" of this series to see 2nd floor plans)

The dormer expansion takes full advantage of available second floor space; making way for a new master bath and walk-in closet. 

The small gabled roof line breaks the linear form of the rear dormer, and is the joint between old and new. 

Before: the master suite had minimal light and view to the rear of the property.  The sloped ceilings made what would be considered a sizable bedroom feel compressed and much smaller than it actually was.

A new picture window brings in much needed daylight while improving views to the heavily treed rear yard.  A raised flat ceiling returns the bedroom  to its appropriate scale, giving an expansive new feeling.

 

Continue following Pagenstecher GROUP as work progresses on this Chevy Chase, Maryland home.

 

 

 

 

 

Reinvigorate your kitchen with a backsplash

No room is more important than the kitchen when you’re remodeling your home. An updated kitchen gives you the greatest return on your investment, and backsplashes serve a practical purpose by protecting walls from grease, water and other “splashes.” Adding texture to the walls will enhance your kitchen's appearance, providing a little personality to a space that gets more guest traffic than any other room in the home. Here are a few of the more popular options:

Stainless Steel

For many years, stainless steel was strictly the domain of restaurants and commercial kitchens, but as times and tastes have changed, consumers have come to appreciate the stylish ease of use that it offers. Steel is durable and virtually indestructible, while also providing the easiest of surfaces to clean. It also comes in a variety of finishes, which can be used to mask its appearance.

Ceramic & Porcelain Tiles

Both extremely popular backsplash options, there are pros and cons of each to consider before making any decisions. Porcelain is a much denser material and less likely to absorb water, which reduces the likelihood of stains. It's resistant to allergens and bacteria, making it a great choice for kitchen applications. Ceramic is a less expensive option, but equally attractive as porcelain and available in as many color and styles. The down side, of course, is that it's less durable and resistant to water than it's counterpart, and requires more maintenance to resist long term wear and tear.

To read more go to: http://nl.r2rassoc.com/enews/3682/Pagenstecher-Group/0

Published by:  Michael Ullrich  A.I.A.

Part III in a series that follows our renovation of a Chevy Chase, MD home.

As foundation grading, drainage, and waterproofing continues progressing on the first floor breakfast room addition, let's take a minute and review the planned renovations to the second floor of this Chevy Chase, MD home.

Most of today’s new homes incorporate the idea of an owner’s suite.  The suite includes; a sleeping chamber appropriately sized for a large bed (queen or king), walk-in closet(s) with ample storage, and a private bathroom. 

We work in a lot of older homes that often lack the modern amenity of an owner’s suite.  Such is the case at this Chevy Chase, MD residence.  The bedroom is comfortably sized, but it lacked adequate closet space, and shared a small hall bath with another second floor bedroom.  Not quite the private oasis the owners dreamed of.

Our plan for the second floor expands an existing rear dormer to create additional space for a private bath and new walk-in closet.  Recapturing some under-utilized eave storage space makes room for a second walk-in closet.  The result is a true owner’s suite that will be a calming space to retreat to at the end of a long day.

Continue following Pagenstecher GROUP to watch this Chevy Chase, MD home renovation take shape.

Posted by:  Michael Ullrich  A.I.A.

Thanks to the collective efforts of our staff, Pagenstecher GROUP recently completed the design and fabrication of our new job signs.   Look for them at all of our upcoming renovation projects throughout Bethesda, Chevy Chase, Potomac,  and upper NW DC.

"We mentioned to you up front that we wanted to have a Pagenstecher GROUP sign proudly displayed in front of our home during our project. While we expected it to be of tasteful design, we want you to know that once again your team surpassed our expectations."

Chevy Chase, MD homeowner

Published by: Michael Ullrich  A.I.A.

Part II in a series that follows our renovation of a Chevy Chase, Maryland home.

In preparation for the new breakfast room addition and screen porch, the existing masonry patio must go.  We carefully removed and stacked the existing flagstone paving so it can be re-used later on in the project.  Though we intended to re-use portions of the existing concrete  slab for the floor of the new screen porch, major cracks and settlement were discovered  so the entire  slab was removed.

April showers, well, they brought May showers.  The frequent rain storms of late had the potential to hinder progress on this  Chevy Chase, Maryland  renovation.  Fortunately, with a little on-the-job ingenuity;  excavation, footings, and masonry foundation walls have proceeded on schedule.

14 foot long 2x4's were secured to the existing house and covered with plastic to create a lean-to that sheds water away from the newly excavated hole, keeping things nice and dry as the breakfast room addition quickly rises out of the ground.

Keeping the new breakfast room foundation dry insures a clean, healthy environment is maintained throughout construction, eliminating the potential for mold.  Perimeter drain tile and exterior waterproofing will soon be installed to collect, and direct any future water away from the new foundation.

Continue following Pagenstecher GROUP as we transform this Chevy Chase, Maryland home.

Published by: Michael Ullrich  A.I.A.

Pagenstecher GROUP will soon break ground on another exciting Chevy Chase, Maryland home renovation. 

Over the next several months we will be detailing our process from design thru finished construction.  Keep checking in to follow the project as it takes shape. 

"Every successful renovation project begins with a client-specific design."

The breakfast room addition gives relief to the compact kitchen footprint.  Relocating, and widening the opening into the dining room maintains the efficient kitchen layout, while reinforcing a natural circulation path along the back of this Chevy Chase, Maryland residence.

 

3-d rendering of completed breakfast room 

Adding drama, expansive views, and natural light to the once secluded kitchen, transforms the space into a pleasant center for the owners of this Chevy Chase, Maryland home.

 

 

 

 

 

 

Published By: Michael Ullrich A.I.A.

Last Wednesday, we invited a group of 5th grade weblelos into our Kensington, MD  offices to assist them with their final activity badge requirement before becoming Boy Scouts.  The topic; "What does an Architect do?"

Though we talked a lot about the pragmatics of Architecture,  we also explored the creative side of the profession.  I asked a simple question; "What could your house look like?"  You would be amazed at what this energetic group of young minds came up with.  It was inspiring.

 

Many thanks to all participants.  Good luck in the Boy Scouts!

 

 

 

Winter weather can often be hard on your home's exterior. With spring just around the corner, it's time to take a closer look and correct any problems that may have developed over the season. Post-winter "tune ups" are common and can easily be handled. Here's a checklist to get you started:
Gutters and downspouts
Remove leaves and debris. Check for joint separation, loose fasteners, or corrosion. Gutters can expand and contract with freezing and thawing, which causes sagging. Reattach so they're flush and secure against the roof. If you don't have them installed already, now is a perfect time to consider a gutter guard system, to alleviate gutter cleaning for good!
Brickwork and stucco
Check for deteriorated mortar or spalling, where the brick facing has chipped away to expose its interior. Spalling leaves the brick susceptible to moisture and crumbling. Seal these areas with an appropriate sealant. Check for white salt deposits that remain after water evaporates and brush gently to remove it.
Roof
Look for lost or damaged shingles. Check flashing around plumbing vents, skylights, and chimneys. Inspect attic rafters for water stains. Examine siding under the roof eaves and inside ceilings for water or discoloration; these indicate ice dams may have created leaks along the roof edge. Have any repair work done by a qualified roofer.
Chimney
Check the chimney exterior for signs of damage. Have the chimney cap and flue inspected for cracks or leaking. Get the chimney cleaned.
Siding and trim
Clean the exterior with a pressure washer to remove mold. Check wood surfaces for weathering. If paint is cracked or peeling and the wood is exposed, scrape loose paint, sand the area, and apply primer before painting. Replace any rotted wood.
Foundation
Monitor any hairline cracks in foundation walls. Minor cracks that result from settling are normal. Mark cracks with tape and check them every few months. If you can slide a nickel into any crack in your concrete slab or foundation, it's time to call in a professional.
Concrete driveways, patios, and walkways
Inspect for cracks or signs of movement. Fill cracks with a concrete filler or silicone caulk. When weather permits, pressure-wash the concrete and seal.
Air conditioning
Have a qualified contractor clean and service the outside unit of your air conditioning system.
Landscaping
Trim all vegetation and overgrown bushes that are touching structure to prevent them from scratching the sides of the house. Check for weakened trees and broken branches.
Sprinklers
Check your lawn sprinkler system for leaks, exposed lines, and broken sprinkler heads.
Decks and porches
Check for loose boards and deterioration. Look for water stains or signs of decay where the deck ties to the house. Wash decking to remove moss and mold.

For more info go to: http://nl.r2rassoc.com/enews/3184/Pagenstecher-Group/0

Published by: Michael Ullrich, A.I.A.

Spring is upon us; warmer temps, blossoming landscapes… and stink bugs!  Scientists are predicting the shield shaped invaders will again plague DC, MD and VA in 2011. So how do we protect our homes from these smelly nuisances?  Unfortunately at present time there is no wonder cure for stink bugs, but here are a couple techniques to help minimize the problem. 

 If you are not adverse to chemical treatments, many pest experts have reported success using a product called Talstar Pro.  Mix 1-ounce of concentrate per 1-gallon of water and apply with a pump sprayer, paying specific attention to the window sills and door thresholds around the exterior of your home. Pesticides break down with exposure to sunlight, so you may need to re-apply every 7-14 days for effective control.

Insure your homes exterior is properly sealed.  Replace torn window and door screens. Seal cracks in your siding, windows, doors, utility pipes, and any other openings with a high quality silicone caulk.  Install screens on attic vents, and chimney flues. Inspect crawl space openings and make sure they are properly sealed. 

Stink bugs, like many insects, are drawn to light, so closing your shades at night and turning off exterior lighting when not needed will help to reduce their attraction to your home.

Stink bugs will impact all of us in the upcoming year.  If you have other useful tips or techniques, I would encourage you to share them with us here.

 

To see more go to: http://nl.r2rassoc.com/enews/3000/Pagenstecher-Group/0

All light bulbs are not created equal Posted by: Michael Ullrich, A.I.A.

Looking for ways to reduce energy costs in your home?  LED lighting is gaining popularity in residential markets, and offers some exciting new products worth considering.  One such product is the CR6 from Cree lighting.

http://www.creelighting.com/                             

This retrofit LED down light works in most standard 6”cans.  Using Cree’s True White technology, the CR6 reduces energy consumption by over 80%, while delivering light quality equivalent to a standard 65 watt incandescent bulb.
Priced around $50 per unit, the payback in energy savings is estimated at 3-5 years (based on an average daily use around 6hours, depending on current energy costs).  With an average life expectancy estimated at 25 years, the CR6 may be the last replacement bulb you ever need.

Life Expectancy Comparison               Average use before replacement
Standard incandescent light bulbs          =       750 - 1,000 hours (6 months)
Compact fluorescent bulbs                    =       8,000 – 15,000 hours (4-7 years)
CR6 LED retrofit downlight                    =       50,000 hours (25 years)

If you are unhappy with the slow warm-up and poor color rendering of compact fluorescent bulbs, the CR6 might be the right light for you.

For more information on the CR6, check out this Youtube video; http://www.youtube.com/watch?v=2UKP_lvzY3A

Here is a simple way to upgrade your water wasting toilets without replacing them completely.   The HydroRight Dual Flush Converter will add water saving features to any standard toilet, and at under $25, its any easy way to save money and reduce your impact on the environment.

For more detailed information about the HydroRight Dual Flush Converter, check out this Youtube Video;  http://www.youtube.com/watch?v=U16sbM3HJW0

Clean lines and the gracefully curving roof combine with the use of Seneca sandstone for the foundation and cedar clad walls to nestle this Darnestown Md pool house into the landscape.  The Seneca sandstone was reclaimed from demolished buildings.

Few things will go further towards taming the chaos of family living than a well organized mud room or mud zone.

Here individual cubbies are provided for each member of the family with separate compartments for boots, shoes, and sports equipment.  Nearby is a place to sort mail as well as a niche for the answering machine with cabinets above and below for phone books, take out menus and stationary supplies.

The mud room is an entry portal into the kitchen after dealing with day to day activities which cause clutter.

Sometimes there is not enough space for a separate mud room.  As soon as we enter this kitchen we create at one end of the room a mud zone by building in tall cabinets which serve as closets and lockers for sports gear and coats.  In addition there is a window seat with drawers below for boots, gloves and scarves.

A simple change in cabinet finish can differentiate the mud zone from the balance of the kitchen.

Pagenstecher GROUP
10605 Concord Street, Suite 1
Kensington, MD 20895-2503
301-933-9305
www.pagenstechergroup.com

Earth Tones Bring Outside In

In this Bethesda MD home remodel the use of natural wood and rough hewn stone creates a wonderful feeling of warmth.  It also strengthens the connection with the landscape.  The wood doesn’t create a contrast to interfere when looking out. The result brings the outside in.

The key to attracting people to the basement is to create a space that tells a story and is unique to the rest of the house.
In this Darnestown MD remodel we wanted the feeling of a rustic lodge.  To achieve this we wrapped the the beams and columns with rough pine and detailed it to make it look like massive columns complete with steel connecting straps.  In the bathroom the walls are covered with horizontal planks.  Both the fireplace and the bar make use of natural stone.  Every design element is used to reinforce the story of a rustic lodge making it feel like a vacation cabin.

Rethinking the stair railings for this contemporary Bethesda Home we used a blend of wooden elements; mahogany newels and top rails, combined with stainless steel ¾ inch rods and a steel cable at the top.  The cable creates tension,pulling everything together, while the rods create compression which keeps the rail from collapsing or falling apart.  Modern architecture is all about expressing the nature of  materials while enjoying the cleanliness of line and the rigor of the details.

So often garage doors dominate the front façade of houses.  In this Bethesda, MD remodeling project we pushed themback behind an arcade deemphasizing the massiveness of the garage doors. At the same time we are creating an interesting architectural element while providing a covered path to the house.

Pagenstecher GROUP
10605 Concord Street, Suite 1
Kensington, MD  20895
301-933-9305
www.pagenstechergroup.com

This Bethesda home was a typical brick rambler on a magnificent lot.  The house did not take advantage of its spectacular hillside views.  Our transformation to a Prairie style cottage included; the addition of a new covered porch, and a round room extending out over the hillside and into the trees.  The unique site can now be enjoyed from both inside and out.  Influenced by the early work of Frank Lloyd Wright, the house now engages the site.

This Potomac, MD residence is another version of a home reaching over a hillside and floating into the trees to enjoy a 360 degree connection with nature from inside the house.  Notice how the traditional windows on the right ease the transition between the contemporary and traditional aspects of this house. 

 

Have you ever said “Where can I put those wires, they look terrible”?  We came up with an unusual solution to this problem.  During this remodel we created a floating wooden slab with seamless doors to conceal all the Home Theater and stereo components as well as the unsightly wires.  The "slab" is held up by concealed cantilever steel brackets.  This gives the room an architectural focus while solving the problem.
We love the challenge of architecturally driven projects.  Accordingly, we have developed our staff and systems around the specific needs of this type of work. The sophistication of this process pays off in our highly detailed designs; in fact it is key to our ability to consistently deliver works of beauty and grace.
Pagenstecher GROUP
10605 Concord Street, Suite 1
Kensington, MD  20895
301-933-9305
www.pagenstechergroup.com

This home in Bethesda, MD had been remodeled several different times with different designs.  Our goal was to unify and give cohesion to the house without making major changes.  In this room we started with simply changing the pattern of the window divisions.  We then moved the door to the center and replaced it with French doors.  Overhead ceiling lights were added to brighten the room and we retrimmed the fireplace with a custom designed mantel and stone hearth. 

We believe in a team approach; and working enthusiastically, hand in hand with our clients is very important to us.  Nothing is more satisfying than standing back with our clients, reviewing a completed project and saying, "look at what we've created together".  

Pagenstecher GROUP
10605 Concord Street, Suite 1
Kensington, MD  20895
301-933-9305
www.pagenstechergroup.com

As an Architect who remodels older homes, I constantly adjust my design approach; to serve the differing circumstances created by the wide range of styles found in the Washington DC area.  Here are two very different architectural solutions for dining room storage and display, in two very different homes -- both in Bethesda, MD:

The first home received a formal, classically-inspired treatment, with storage cabinets and display shelves recessed into the wall.  Notice that the third bay of the built-in is actually the door to the kitchen!  The door panels are recessed into the vertical dividers of the cabinetry, creating a "paneled portal" effect.  Additional storage and serving surface are provided by a lovely breakfront.

 

The second home is a mid-century rambler, in which we replaced a single window with a group of 4 windows and a pair of skylights, framed by built-ins.  This is how we resolved the conflicting need for more light with the need to furnish along that same wall.  Notice the floating shelf separating the upper and lower windows; it provides serving and display surfaces, but it also allows us to treat the windows in entirely different ways.  The upper windows are trimmed-out and subdivided into 4 panes, reinforcing the traditional notion of what a window should be, while the lower windows seem to disappear in to the adjacent woodwork and serve as a place to display sculpture.  The lighted display cases in the surrounding built-ins serve to anchor  the entire composition.  
Every home and every client are different.  So my simple formula for pleasing architectural designs is this:  Unique Homes + Unique Clients = Unique Solutions.
 
Pagenstecher GROUP
10605 Concord Street, Suite 1
Kensington, MD  20895
301-933-9305
www.pagenstechergroup.com
 

Testimonial from Joyce

Testimonial from a customer:Carol

September is “Holiday Prep Month!” Did you think spring cleaning was only a once-a-year event? With three major holidays approaching in just under three months, September is the logical month to ensure that your home is prepared for the onslaught of visitors, cold weather, and holiday paraphernalia. Here are a few things that should be on your fall home maintenance checklist:

• Schedule a professional checkup for your heating system. Now is the time to find problems, not when it’s freezing outside.

• If you have a fireplace, get it inspected and cleaned before you begin to use it for the winter.

• Vacuum your heat registers and air return ducts. Or better yet, have a professional team clean you air duct system. If you have owned your house for several years, you may be surprised at the amount of dust and debris that can build up in your ductwork.

• Close foundation vents. If you don’t have automatic foundation vents installed, you’ll have to close them manually. You typically can access these vents by crawling into the crawl space beneath your house. This prevents heat loss from underneath your home during the colder months.

• Clean gutters and make sure downspouts are open. If the water can’t drain, it can seep in under your shingles.

• Seal drafty doors and windows. Check caulk around windows and weather stripping around doors and replace as needed.

• Locate your snow and leaf removal tools—blowers, and plows. Make sure they’re serviced and ready to go.

• Winterize or insulate exterior faucets and water lines. Schedule to have your sprinkler system serviced for the winter.

• Remove, clean, and store summertime screens.

Consider taking care of some things inside the house now too, particularly if you’re expecting company during the holidays. Taking care of some of these items now can relieve a lot of stress as your calendar fills up closer to the holidays.

• Get your guest rooms ready for holiday company while you have the time. If your guest room doubles as a storage area, start clearing out items now so that the room is ready by the time the holidays arrive. Clear out a drawer or two in a bureau for your guests to use—your guests may be more comfortable if they don’t have to live out of a suitcase.

• If you have pull-out couches that will be used, open them up, air them out, and schedule a professional cleaning, if necessary.

• Schedule your carpets to be professionally cleaned.

A little preventative maintenance and some prior planning can mean fewer headaches this winter and a more relaxing and enjoyable holiday season with family and friends.

August is a transitional month. Summer is winding down, and preparations have begun for the school year. Now is a great time to examine your home and take steps to get ready for colder weather.
Outside
Check the exterior of your home for problems that should be repaired before winter. Make sure the outside walls of your home are free of debris. Lumber, ladders, or toys stacked against the house can attract spiders, mice, and insects. As colder weather arrives, these pests have incentive to enter the warmth of your house.
If you stock firewood for the winter, don’t stack it against the house. Besides attracting wood-boring insects and other pests, it can prevent air circulation and trap moisture against the house. This can rot siding or trim. Store firewood 2 feet from the house and elevate it 18 inches above the ground.
Inside
Check your hot water heater and the surrounding areas for leaks, rust, or corrosion. Check lines and connections. Look underneath the tank with a flashlight. If you see water or signs of moisture, replace the tank.
Hot water tanks have a safety feature called a pressure release valve. If the pressure in the tank gets too great, this valve allows hot water to escape to keep the tank from exploding. Test this valve yearly for proper function. (Do this test during regular business hours in case you need help.) The valve has a small handle and is located on the top of the tank. A section of pipe is attached to allow the water to drain onto the floor. Put a bucket under the pipe before you test the valve. Carefully, because the water will be hot, pull the handle to open the valve for 5 seconds, then close the valve. A small amount of water should drain into the bucket. If the valve doesn’t close or if no water drains out, the valve may not be working. Call a plumber immediately.
Cover your water heater with a fiberglass insulation blanket to retain heat, particularly if you have an older water heater that has less-efficient built-in insulation. Do not cover heater controls.
Have your furnace systems inspected and serviced before winter. Use a qualified HVAC contractor.
Check sinks for slow drains. Each household sink is equipped with a J-trap—the pipe section underneath the sink with a J-shaped bend. This trap seals the drain with water to keep sewer gas from entering your home. The J-trap is a common place for clogs. To clean the drain, mix equal parts salt, baking soda, and vinegar. Add the mix to the drain, and then add two quarts of boiling water. You can also physically disconnect the J-trap and clean it with a garden hose or coat hanger. There will be water and other material in the trap, so wear protective gloves and be ready to catch the spill.

 

 

The term “smart” home refers to a living space that contains remotely controlled or preprogrammed “smart” devices. These devices can help a space function more efficiently and give occupants more direct control over their environment. Many “smart” devices have been introduced in recent years, and this trend will undoubtedly continue. A simple example is a coffee maker equipped with a timer. You simply fill the machine with water and coffee grounds the night before and set the timer, and your coffee is waiting for you when you get up.
Smart technology for home automation systems has come a long way. The idea is to link all of the devices in the home together as much as possible and provide centralized computerized control of the interior and exterior environments and the home security system. You can access and control many of these systems via the Internet even when you’re not at home. The system can monitor individual rooms and turn off lights when a room is empty, or indicate when a malfunction has occurred or routine maintenance is required on a system.
Smart devices can help lower energy costs and can increase the energy ?efficiency of your home.
Thermostats?New generation thermostats now keep track of multiple settings. You can cut back cooling or heating during the week while you’re at work and school, but maintain comfortable temperatures in the evening and on the weekend without having to constantly adjust the thermostat. Next generation thermostats include touch screen technology to monitor room by room temperatures to channel your HVAC unit’s efforts efficiently into specific areas. This further impacts your energy bill by eliminating the wasted heating and cooling efforts of frequently unoccupied spaces in your home.
Windows?Small motorized devices incorporated into your window treatments can be programmed to open or close blinds and drapes, depending on the season or time of day. Windows can be opened or closed automatically for air circulation. Ventilation fans can be programmed to draw hot air out of the attic or turned off to conserve heat, depending on the season. ??Refrigerators?Small refrigerators equipped with built-in Internet terminals are already on the market.  These refrigerators can suggest recipes based on an inventory of currently stored food, keep track of expiration dates, create shopping lists as items are used, and maintain a calendar of appointments and important dates (to replace that calendar we all keep on the fridge).
Bathroom?In the bath, smart shower heads can store water temperature and pressure settings for each individual. Toilets can be equipped with self-clean settings.
And in the Living Room...?We’ve all wrestled with handheld remote control units for audio and video entertainment components. Smart technology lets you combine all of the remotes into one touch-screen controller that controls channel selection, recording, programming, and even room lighting and temperature. Home television sets can provide PC-like Internet capability, convenient home shopping, and interactive capability.??As smart technology continues to improve, more and more household tasks can be automated, giving us more free time and making life a bit easier. Consider ways to make your home a “smart” home.

For more info go to: http://nl.r2rassoc.com/enews/1801/brenneman-pagenstecher/0

Patios, decks, outdoor kitchens, special features—these can transform your outdoor area into a year-round, multifunctional living space that’s perfect for dining and entertaining. Even a small space can transform into an appealing outdoor retreat. Why stay cooped up inside? Extend the livable portion of your home by creating an outdoor living space.?  ?Add a Deck – The most common way to enhance your outdoor space is to add a deck. A deck increases the usability of your space, particularly if you have a sloped yard, bare patches, or uneven areas to hide. Decks provide a flat, finished entertainment space. Screened porches, gazebos, grill stations, planter boxes, built-in benches, and dining nooks can take your deck to the next level. Depending on the building material you use, you can achieve almost any look.
Wood is still a viable decking material. Pressure-treated lumber is easy to work with and can be refinished for years. Exotic hardwoods like redwood or cedar are beautiful and naturally resistant to insects and decay. Quality composite materials are a low-maintenance alternative to wood; these generally resist fading, cracking, and rotting. A newer alternative is aluminum. Aluminum systems create a gapless deck surface that is completely waterproof. Aluminum decking is powder-coated with a nonslip surface that eliminates the need for painting and staining. Aluminum stays cooler to the touch than some other deck surfaces.
Custom Patios – Patios are another outdoor favorite. This is a great solution when a house is constructed on a concrete slab and is too close to the ground for a deck. Constructed of concrete or brick pavers, a patio functions much the same as a deck. But gone are the days of the dull gray concrete slab. Stencils, stamping tools, custom designs and textures, stains, and colorants can give a concrete slab the look of flagstone or tile. If you prefer brick pavers, these can be mixed and matched by color or style to create beautiful patterns or a one-of-a-kind work of art.
Build an Outdoor Kitchen – Outdoor kitchens have become surprisingly popular. An outdoor kitchen can be as simple as a patio with a gas grill station or as elaborate as a full meal-preparation center complete with built-in gas-burner stoves, ovens, refrigerators, and sinks. Covered dining areas provide all-weather enjoyment for your guests and family.
Add a special feature – Other features make your space uniquely suited to your taste and lifestyle. A fire pit or built-in outdoor fireplace extends the use of your outdoor living area well into winter, providing warmth and a focus for cold-weather gatherings. Architectural features such as pergolas or trellises and carefully selected plantings create secluded areas for meditation. A water feature, such as a pond or fountain, can provide a beautiful focal point. Outdoor lighting can accent special features and provide security.
Whether you have acres or just a few square feet of space, consult an exterior designer for great ideas on making the most of your outdoor space.

For more info go to: www.brenpag.com · 301-933-9305

 

Curb appeal is the overall attractiveness of the exterior of your home. The more attractive your home appears, the better the first impression. Whether you are preparing to sell or planning to stay in your home for years to come, ensuring your home has great curb appeal will always pay off.

If you are selling, curb appeal can be the difference between a potential buyer wanting to see the inside of your home and deciding that it’s not worth the effort. Improving your home’s exterior reassures the buyer that you’ve taken care of the property, and sets an expectation for what’s inside.

Not selling? You still want to pay attention to your home's curb appeal. The look of your home and the attractiveness of your neighborhood overall, help maintain values for everyone. Now that warm weather is here, spend some time focusing on your home’s curb appeal.

An attractive yard. Keep the lawn neat, trimmed, and free of weeds. Trim or replace overgrown, tired looking shrubs. Make sure that the landscaping extends all the way to the street. Add seating areas, grouped plantings, and ornamental trees to break up an endless, boring lawn. Make sure the borders of your planted areas are well-defined, either with sharp, trenched edges or stone borders. Use fresh mulch to make plant beds look new. Give the mailbox a fresh coat of paint. Get rid of any distracting clutter.

Emphasize pathways. Make sure that pathways from the driveway or from the street to the house are well defined for approaching guests. Concrete walkways are a basic choice, whereas natural stone pavers can give the path a more organic feel. Try to choose a material that complements the exterior of your home. Make sure that walkways are well lit, particularly if the slope of your yard requires steps in the path.

Don’t ignore the driveway. If the old driveway is crumbling and full of weeds, consider resurfacing. Try pavers or stamped concrete in place of regular concrete. Make sure the garage door is freshly painted and doesn’t sag.

Make your entryway inviting. Your front door should match the style of your house. Replace worn door handles and locks. Swap out worn outdoor light fixtures (hang wall-mounted lights above eye level to reduce glare). Update house numbers so they can be seen easily from the street. Make the front door a focal point by framing it with attractive containers containing colorful seasonal plants.

Consider more expensive changes if necessary. New windows can make a huge difference in your home’s curb appeal. Choose windows that match the style of your house. Check that your roof is in good shape and free of mold. Your home’s exterior should be fresh and clean. Touch up exterior trim and paint if necessary. New windows, some siding, and roof materials qualify for the home improvement tax credits that are available through 2010. These credits can help offset some of the expense of the improvement.

Keep your curb-appeal plan simple. A few careful touches in the right places can ensure a beautiful home for everyone to enjoy.

 

Each slab of stone has an individual character -- markings which you either love or you don't.  That is why, when we select marble or granite counters for a project, we always take our client to the stone yard with us to select the exact slabs that will be used in their home.  Color variations, pattern irregularities, veins; all of these add-up to make each piece unique and, since you are going to live with it every day, you had better love it!  In our quest for the perfect material, every so often we come across a slab of stone so exceptional we think of it as "natural art".  These photos show an incredible piece of marble that contains a large pre-historic fossil.  As soon as we saw this one-of-a-kind slab, we knew it would be a spectacular focal point for a wet bar we were working on.  Here you see it in the finished installation.  Timeless!

A tile rug is a great way to add elegance to any bathroom.  Traditional 6x6 white field tiles surround a polished Carrara Marble rug inlay in this master bath. 

1 in 8 children in America suffer from asthma!  One of the primary contributors is mold; and I come across severe mold problems in many of the homes I visit.  Sadly, the worst cases tend to be found in homes that were built or remodeled recently -- in the last 30 years -- mostly due to a poor choice of materials, combined with poor installation details.  Frequent contributors include: damp crawlspaces, rotting exterior doors, windows and trim; leaky roofs; missing or inadequate flashing; drainage problems; and ventilation problems.  But here's something you might never think of -- both vinyl siding and synthetic stucco have a tendency to trap water behind them and can rot your walls from the inside, creating a haven for mold all the while.
 
In fact, mold is most likely to be growing in places you can't see; so if your family seems to have more than its share of respiratory problems, please have your home professionally checked for mold.  One of the best firms I've found for this is Grangeville Environmental Services www.grangevilleenvironmental.com.  We have worked with them recently on various homes in Bethesda-Chevy Chase, where we suspected mold infestation; they tested and confirmed significant contamination and provided remediation services to our clients -- allowing us to install the correct materials, in the correct manner, to ensure a healthy home for the family.

What is the most underutilized space in most homes? The answer is right under foot, it’s your basement. For many the basement is a damp, musty space, devoid of natural light, disconnected from the rest of the home, useful only for storage. This is unfortunate, because I see the basement as useful lower level living space, and you should too.

Water management:

Moisture is the most common problem found in basements and left unattended can lead to noxious odors, constant frustration, and mold. If water is infiltrating your basement, its time to do some investigation:

1. Clean your gutters and downspouts to make sure they are clear of debris and directing water away from the foundation.

2. Look at the ground around your foundation to make sure it is properly sloping away from the house.

3. Evaluate any wall penetrations like windows, doors, pipes and wires to make sure they are properly flashed and sealed.

4. Check for cracks and movement in your foundation walls.

Before finishing your basement it is critical that the space remain dry, otherwise you are wasting your time and money.

Access:

The basement stair is often utilitarian in nature. Lacking grace or a sense of destination, it acts as a barrier, instead of a connection. Consider replacing the walls that hide your stair with new open railings and architectural details to make it special. Highlight this important connection and you will draw people down into the lower level of your home.

Finish:

If you want to reclaim your basement, treat it with the same creativity and attention to detail as any other space within your home. Select finishes on par with the main level living spaces, and continue architectural details commensurate with the vocabulary of the house. Details like this go along way towards turning your basement into lower level living space.

Creativity is also important. Undoubtedly there will be things like pipes, ducts and utilities that must be dealt with and concealed. Instead of impediments, consider them opportunities for design. Sculpt bumps in the wall to make an architectural niche; transform unsightly bulkheads into custom ceiling features. Clever details like this will make your space unique.

Light:

Large windows flood a space with light. Unfortunately, your basement sits partially if not mostly under ground, and the installation of large windows may be impractical. If your basement lacks natural daylight, don’t skimp on lighting. Installing dimmer and scene selector controls will give you flexibility to manage light levels and set the desired mood for your lower living spaces.

In most homes, a finished lower level can increase the usable square footage of the home by more than 25%, and at a fraction of the cost for a new addition. This is but another way to reclaim underutilized space within your small home, adding space without adding space.

With the economy in recovery, homeowner confidence is returning and we are seeing a marked increase in remodeling activity. But many homeowners are surprised to find that, even with excellent credit scores and solid incomes, financing options for a major remodeling project are much more limited now. Before the recession, lenders routinely approved loans based upon the projected value of what a home would be worth after remodeling. No more; that lending practice is dead and not likely to return soon. The new reality is that lenders will not loan against the future value of your home. For most of us, that leaves the Home Equity Line of Credit (HELOC) as the only viable financing vehicle for home improvement projects. So here are a few tips on how to navigate the HELOC process. 1. Shop carefully for the best lender: The amount of equity you can tap is restricted by the lending institution’s Loan to Value ratio (LTV). Most lenders today work with an 80% LTV; meaning the maximum amount of total debt you may secure with your home is limited to 80% of your home’s appraised value. But Federal Credit Unions often have more attractive terms. Recently some of our clients have secured loans with a 90% LTV by joining a Federal Credit Union. Don’t assume that you can’t join; you may be surprised to learn how easy it is to qualify for membership. 2. Put your home’s best face forward: Appraisers are human and subject to the same emotions as the rest of us; they will reward a well kept home with a higher appraised value. Prepare your home as though you were having an open house to sell it. Remember the three “P” rule: pick-up, put away, and primp. A neat home seems larger and gives the impression of being well maintained. And don’t’ forget the yard – a good cleanup and mulching will go a long way! 3. Brief the appraiser: Meet the appraiser personally and tell him how much you think your house is worth and why. You know the quirks of your home and your neighborhood better than they do. Don’t be shy, but don’t be aggressive; just let them know what your research suggests. 4. Help the appraiser: If you have plans of the house, make a copy for the appraiser. At the least, have a copy of your survey plat available. If you know when your home was built, tell them. Make a list of improvements you’ve made since you purchased the house (descriptions only – not dollars). 5. Challenge the appraisal: If you don’t agree with the appraisal, speak up. Don’t bother if it is a small amount, but if it is significant you should contact your lender and ask how to challenge the appraisal. 6. Phase your renovation: Many of our clients use a strategy I call the Equity Bump. Essentially, this means focusing first on projects that will have a disproportionate impact on the value of the home relative to the value invested. Then the home will re-appraise for more and you can borrow against that increased equity for the next project. 7. Repeat as necessary. I am not an expert in financing, but I deal with it everyday on behalf of my clients. Let me know if you would like to have a more in-depth discussion of financing options. I’m glad to help if I can.

            In the current economy, and with growing awareness of green concepts, it seems the desire for "big" houses is on the decline.  This gives architects and remodelers an exciting opportunity and challenge: to make smaller houses live "large".

          To me, a house should be tailored so that every square inch has purpose and usefulness in the daily life of its inhabitants.  This concept is critically important in smaller homes.  In the next couple of blogs, I will discuss different ideas and methodologies to customize your home, and maximize the utility of its space.

Repurposing under utilized space:

          I thought I would start with an example (my own home); I had a formal dining room that we used 2-3 times a year at best.  I came to realize that we were wasting this valuable square footage in our home, so I repurposed the room.  Installing a wall of built-ins, I created a space for the family computer, with a mixture of concealed storage and bookcase / display shelves.  I took the leaves out of the dining room table so it would comfortably seat 4 (previously it seated 8-10) and repositioned it against a wall in the room to maintain natural circulation paths.  The remaining 4 chairs were dispersed into other parts of the house.  The dining room is now used daily for craft projects with the kids, for surfing the net on the computer, or for browsing through an ever growing stack of magazines.  The 2-3 times a year we need it for formal dining; with a few minutes of straightening up and minor rearrangement of the furnishing, it still serves its original purpose, and the new built-ins are perfect for serving.

           I added 168 square feet of useful space to my home without changing its footprint.  Repurposing a room is a great way to reclaim the under utilized spaces within your home.  In my case, the combination of formal dining and a library / office space made perfect sense. If you have a space like this in your home, maybe its time to stop thinking about what it is, and start thinking about what else it could be.

 

Check back in for future installments of "Adding space without adding space"

 

We have all seen countless advertisements on HGTV, for their "dream homes".  It's an enticing sales pitch.  A uniquely designed, fully decorated home, on a picturesque site.  Who wouldn't want that?   

Well, I see every home as a "dream home" waiting to be realized.  Far too often we focus on the negative aspects of our homes, instead of looking for opportunity and potential.  Intoxicated by television and print images, we "dream" of someday aspiring to have this or that, and it usually looks nothing like what we currently have.  As an architect who has devoted himself to remodeling homes, I love showing clients that their "dream home" is right in front of them. 

So what is it about these "dream homes" that make them so appealing?  To me it's the attention to detail.  Every space is tailored like a custom garment.  Architectural detail is not sacrificed, it is celebrated.  For many, the images flashing across their television screen define "home".  You can have this too!  And you don't need to move to the wine country of Sonoma, California.

Your house should be more than just a roof over your head.  It should be unique.  "Dream homes" evolve from the collaborative efforts of professional architects, master builders, and trusting homeowners.  Let me show you how to make your "dream home" a REALITY. 

                              

                                 We specialize in transforming older homes from ordinary to Extraordinary.

Stuff seems to be taking over the world, certainly it seems so in a small home; lack of storage can push you around. Designing renovations for the older housing neighborhoods of Arlington, Bethesda, McLean and Chevy Chase, I have often found that the best way to make a smaller footprint live large is to put stuff away....to make a place for the stuff of life, and de-clutter our living spaces.

Sometimes getting the storage we need is to make better use of the storage we have....often simply enlarging the access to the closet you have gives you use of the hard to reach ends....alot of older homes have a single 24" or 30"door to a 4' or 6' closet, so widening that opening and putting on a pair of doors gives you full access to the closet you have, without finding new closet space. Then, really thinking about how you best use that space can double its storage ability...double hanging, cubbies & drawers,  deep shelving are just some of the ways to really pack it in.

Often good storage is not building an extension on the garage, it is about storing in the space you already have. The garage storage system that lines the wall, or the pull down stair to the garage rafter spaces, the under eves access door or slide-in drawers...or re-capturing the under stair space, the above washer.dryer cabinetry...these are the strategies to de-cluttering and better using the spaces we do have.

I know that pantries are not sexy architecture, but the well placed, thought-out pantry is a gift to the smoothly functioning small home. Carefully planning shelf placement and depth, tailoring your shelving to your storage needs, will maximize your use. And the pantry can be a cabinet or a room, as long as it makes place for stuff.

A place for everything and everything in its place will make your spaces work better for you and make small feel big.

 

"Bookshelves storage flanking fireplace holds tv, wine rack and display." 

Evan

 

I look at those magazine photos of a huge room with about three pieces of furniture in it and say "who lives like that?" Not my friends and I .....but, that sense spare, of space, of seeing the walls meet the floor, seeing the furniture all sit on a single rug, like an island, makes the room seem huge.

When furniture is pushed up against the walls, the room feels closed in and the couch kinda comes out of the wall..., and the end tables become part of the couch and stuff starts knitting it all together until the walls and floor bend together. Give your furniture some space and the whole room will breath, inviting you to sit in open space. Group your furniture so that seated heads are no further than 10" apart, and the couches or couch and chairs, and thus you and your guests, feel in relationship with each other.

Especially in tighter spaces, I like my furniture to do double duty, where the coffee table is a chest for storing stuff, and the end tables have room below for newspapers or laptops, and the bookcase beside the fireplace hides the TV and drawers for DVD's and the sound system, as well display with some lighting.

Pick furniture that fits the room....the sofa doesn't have to be huge and heavy looking..let the floor go under it,... and the chairs can be see-through with rounded backs allowing that extra critical few inches for getting around. A table behind the sofa can give some place to a sofa in a long narrow room, allowing the sofa to go across the space and not along the length of the room. The large round dining room table squeezes into the rectangular room while a 40" rectangular table will sit everyone nicely.

Or, built-in furniture can tighten up a grouping for a connected, cozy and integrated feeling, like fitting a breakfast table into a bay, or creating a vital niche space in a larger room. So, when it comes to furniture, I feel that less is truly more.

 "Furniture grouping away from walls feels spacious."

 Evan

For getting that clutter put away, see my blog on storage.

My wife is extremely sensitive to smells and sounds due to an extended illness that has left her nervous system raw. So when we decided to update the boys' bath, we knew it would be important to not build-in any chemicals and nasty fumes. My understanding of  how challenging this would be went up several notches when I was putting down some painter's tape, you know the blue stuff that isn't too sticky, and I had gotten down 3' of it when my wife smelled it, from thirty feet away, and she was suddenly extremely flushed and in physical distress. I threw it outside and she was OK in time, but the concept of bringing in chemicals and making them part of our house became vividly scary.

She has researched everything that comes into the new space...from the tile adhesive to the cabinet plywood, the paint and caulks...even the drywall compound, which turns out to have some nasty stuff. And we want all the products to be as green as possible so that we are not adding any chemicals to the environment in the future, as well as to our space now. No, or low VOC is just the beginning, and there are paints and glues and sealants that are getting better at not off-gassing, and are not hard to find these days. It is the cabinet maker that uses formaldehyde free plywood, FSC certified wood, and no VOC glues, that you can't get at Home Depot.

The green solutions aren't all perfect, as we found out with the chemical free drywall compound making it harder to do drywall patching, and getting rubber gaskets to replace the PVC plumbing fittings....., And, there is a green and odor/chemical free way that isn't costly, to make your sensitive people, safe space happen.

Evan

More on finding those safe products, later.

It's hard to afford, or sometimes even find, more space in mature communities where lots are small, and houses tight. As an architect in the Washington DC metro area, I have often been asked to make the small house feel bigger without extending spaces. I like to visually borrow space, so while room size stays the same, your eye can go places.

Replacing a wall with a half wall allows your eye to travel from room to room, say from Living room to Dining room, and if that half wall becomes built-in cabinetry with glass doors, showing off your collection, perhaps with columns to an architrave above, you have found storage as well as a visual feast. Then, to continue opening walls, I love to  replace those dining room windows with French doors...glass to the floor..., to the garden or deck...or if you can't get out at that point, just open the doors to a railing/balcony, that way you  feel invited to another place, making this place more interesting and feeling less cramped.

Now your eye can have a delicious journey across the Living room, stopping at the bay window to the front garden, (an invitation in itself,(more on bays later)), through the cabinetry with columns half wall to the Dining room and then out the French doors, down the steps to the patio and garden.....and you haven't changed your square footage! 

    

"Dining room borrows a long diagonal view across living room and up the stairs."

Evan

More on bay windows and expanding internal space and axis later

  We experience the world in three dimensions, yet most of the drawings I produce when remodeling homes throughout Maryland and Washington, D.C. are representative of only two dimensions (plans, elevations, sections, etc).   This can pose a major challenge when trying to express the complexities of a design to my clients.  It is difficult for most people, architects included, to fully visualize a space when looking at two dimensional drawings.  Fortunately, computer aided drawing programs allow me to construct three dimensional models that I can inhabit with my clients.  The power of this technology is amazing, and is an essential tool used in all of my designs.

            Incorporating a 3-D design approach, I am able to walk clients through a virtual remodel of their home.  Together we remove walls, enlarge window openings, and explore different cabinetry and casework options. The interactive nature of a virtual model offers my clients the unique opportunity to inhabit their remodeled home before the first nail is driven on the "real" project. This goes a long way to building client confidence in the decisions they are making.

            Designing in three dimensions is of great benefit to me as well.  The freedom of a virtual environment allows me to balance technical know-how with artistic vision, resulting in a sophisticated, cohesive design solution.  I learn from the model as I build it, refining every detail until it is just right.

 

The construction of a 3-D model is no small undertaking, but its value during the design process makes it well worth the time and effort for all parties involved.

Before World War II, even the simplest home boasted a bit of architectural detail and artfulness. But since then, the American home-building industry has been increasingly obsessed with the mantra of "faster and cheaper", compromising and minimizing architectural details almost to the point of caricature.

Thankfully, the tide is turning -- it seems that decades of stripped-down "Builder Colonial" homes, have left Washington homeowners starving for architectural detail. They've developed a keen appreciation for the wonderful homes of the early twentieth century, and they expect similar attention to detail from today's architects and builders.   This addition to a home in the Kenwood neighborhood of Chevy Chase, Maryland shows the difference that detail can make.

One of the most frequent questions that I get from new clients is this: Should we buy a new house or remodel our current home?

I always point out that moving - even to a home of the same value - has its own inherent expense.  Between Realtors, appraisers, home inspectors, title attorneys, and professional movers, it is not unusual to spend an additional 10% of the purchase price just to make a lateral move. A family can easily spend $50,000 to $100,000 just to move to a different home in the same price range.    

Occasionally, this makes sense - all homes are not created equal, and some homes just can't be improved enough to justify the expense. But for most families, the equation quickly tips towards remodeling when they factor in the intangible value of a known neighborhood and good schools. Throw in redecorating expenses, years of landscaping, and a wealth of family memories wrapped up in a home and the decision is made. Take the best of what you already have and improve upon it.

 Here's an example of the strategic, but dramatic changes we made for one family recently:

           Before & After:

The room is not just brighter -- although the new architectural lighting was a critical element of our design.  Notice the new windows that emphasize the proportions of the room.  And the new French doors where the picture window was; this really brings the outdoors-in.  We made many other improvements to this space (as indeed we did to the entire home) but it looks like it was always supposed to be this way.  The family has already forgotten how dark the home used to be!  

Maybe the best possible new house is hiding inside your existing home already. 

 

#3 IN AN OCCASIONAL SERIES:

It looks like that 1960's contemporary in Chevy Chase is going to get a new roof and a new lease on life!  I am very happy for the homeowners, because the roofing contractor has agreed to tear-off  his new roof as well as the old roof beneath, and replace everything from scratch, to my specifications.  That's the right thing to do and I applaud him for stepping-up -- particularly because it is going to be very expensive for him.

Even so, the homeowner has spent money for structural restoration work that could have been avoided, if only the roof had been properly installed.  Not to mention the cost of my time in diagnosing the problems and negotiating the solution.  If there is any silver lining, it is that we caught the problem before it spread into the living space.  And we will take advantage of this opportunity to increase the insulation of the roof and greatly reduce heating and cooling costs in the long-run.  Still, it was an expensive lesson for my clients I'm afraid; but given the enormity of the problem it is a pretty good resolution and I'm glad I could help.

 

 

Scale - no, I am not talking about that thing we all dread stepping onto in our bathroom or at the gym.  I am talking about proportion and the spatial qualities of an object or entity in relationship to its surroundings.  Scale is measurable, but more importantly it has a sensory component.  When you walk into a room, how do you feel?  Does something seem off?  Maybe the windows are too small, the room is too narrow, and the couch blocks circulation paths.  Everything around us acts to define scale, and therefore, has an affect on our sense of it.

If a room feels too big; architectural treatment of the ceiling and floor planes might be incorporated to create different zones within the space.  If a room feels too small; large window openings and strategic removal of vertical wall surfaces offer new views and a sense of openness. 

Scale can also establish a hierarchy and create focal points.  Like a road map, inhabitants and guests are lead by these architectural cues, and drawn through the spaces of a home.  Proper understanding and manipulation of scale informs every decision that goes into a successful design.

That room you walked into earlier... the one that seemed a bit off.  Imagine how differently it would feel with large windows that flood the space with sunlight.  A boxed bay widens the room creating a niche for the couch, restoring the natural circulation paths into and through the room.  Adjustments like this have the power to modify your perception of a space, redefining its scale.

Beginning a new design is thrilling for me; meeting my new clients, learning about the quirks of their particular house, realizing that I can help them.  For me, there is always a rush that is like....well, like new love.  Sure, that may be a little over the top.  But only a little.

The funny thing is that even after twenty five years, I never really know where the design will take me until I'm in the thick of it.  It's as though I sit down to sketch and the ideas just flow from the tip of the pen itself.  Its a bit of alchemy -- the ingredients are science, technology pshychology, philosphy and art, all mixing together to create architecture if the stars align just right.

That's not to say there is no method to it, for there is.  As you might expect, I begin by learning all about my clients and how they experience the house, both  inside and out.  Then my team always prepares a set of measured drawings of the house as it is.  But the magic doesn't really begin for me until I study those drawings.  Oddly, my mind seems more free to roam through the "virtual" house than it does the actual physical structure.

 And that's when it gets truly exiting for me.  Once the house is loaded into my "mind's eye" I can explore and wander in ways that I can never in the real world.  I can walk through walls.  Heck, I can pick up the walls and fling them around.  I can see the house as it is and as it might be, all at once. 

It's like having 3-D X-ray; I can visualize the entire frame of the house as though it were a skeleton beneath a skin of plaster.  I can see exactly why the house isn't working for it's owners and what strategic moves will radically improve it.  And I know then, how to surgically alter the house; where to open new views, where to bring in light, and where to add or subtract space. 

It's intoxicating and it's satisfying -- like love!

It is so exciting when design intent hits you right in the eye. Designing an interior renovation to a Chevy Chase Md. home, I wanted to bring the beautiful Zen rear garden right into the living level. The rear yard is one level down from the living spaces, so a typical window sill hides the garden. Enclosing the screened porch and transforming it into a home office gave me the design opportunity to lower the new window sill to the floor and make a huge 7’x7’ garden view that feels like big screen garden TV. The new glass door to the porch is right on line with the floor to ceiling glass, so views of the garden’s craggy standing boulder and island patio can be seen from the dinning room with glimpses from the foyer!
 
As a residential architect specializing in renovations, it is always a joy when the design intent to craft inviting views as part of whole house transformations is so riveting. This garden view enhances not on the intimate porch-library, now home office, but the entire living level.
Evan

Welcome to my blog.  I am Michael Ullrich, AIA, an architect dedicated to residential design and remodeling in Washington, DC, Maryland and Virginia.  I look forward to sharing my thoughts with you…

“Thinking outside of the Box”

    It seems everywhere I turn; I am constantly reminded of the downturn in the current economy.  Instead of talking about how bad things are, I would instead like to share a bit of optimism.  I see this downturn in the market as a great opportunity for architects to be “CREATIVE”.  Exquisite design and quality construction should not be limited only to projects with unlimited budgets.  This requires a concerted effort from professionals within the architecture and construction industry.

    We must task ourselves with effectively guiding clients through the design process, and thoroughly explaining how every decision affects their budget.  We must challenge our own preconceptions about design, looking for economical solutions that do not sacrifice intent.  These challenges do not hinder us; instead they fuel creativity and lead us to superior design solutions.

We must also use trade professionals and the ever expanding web to search out cost effective materials and products that do not sacrifice quality.  This again, provides us with a great opportunity.  Simple materials, when detailed and installed properly, can produce magazine quality results without breaking a client’s budget.

    Opportunity is all around us. With effort and ingenuity we can prosper and improve ourselves and our homes… if we just “think outside of the box”.

#2 IN AN OCCASIONAL SERIES

Well, I was up on the roof of that 1960's contemporary in Chevy Chase, MD again yesterday, and the problem is MUCH worse than I imagined.  In addition to water vapor questions, we now know that the roof is actively leaking at every skylight (there are ten) and at the chimney.

In every case, the problem is faulty "flashing" - the material (aluminum, copper or bituminous membrane) used to protect joints between the main roofing material and the various items that pass through the roof.  Now, I've seen a lot of roof problems over the years, but this beats them all, hands down. 

We cut test holes into the flashings and water just poured out.  Not a little trickle, but like when someone cuts an artery; the water spurted-out in streams.  In twenty five years as a residential architect, I've never seen such a total failure of roof flashing. 

This bears a quick note about flashing; in all roofing systems, flashing is inherently the the most vulnerable link because it manages the joint where the main roofing material is interrupted by something else -- like skylights, pipes, chimneys, etc.  Roofs rarely leak in the main body of the roof, but more often leak at these joints, where flashing is the primary defence.  Faulty flashing = leaky roof. 

And a word in defense of skylights:  to paraphrase the NRA, "Skylights don't leak on people -- People (installing bad flashing) leak on people".  Most modern skylights are so water-tight you could use one for a boat.  And properly designed and installed flashing WILL NOT LEAK.   So don't shy away from skylights; but DO invest in quality and make sure a true professional is in charge of specifying and supervising the installation.

Final thoughts... Do not hire a roofing contractor just because a friend had a good experience with them.  That's just putting your fate in the law of averages - and sometimes you'll wind up on the wrong side of that average.

I am often asked if it makes sense to remodel a home in phases; and the answer is an unequivocal... it depends. 

On one hand, there are some great deals to be had today while the remodeling market is depressed; you'll get more for your money now than you will later when the market recovers. And it always costs more to build a project in parts than it does to build it all at once.  Think "economy of scale".

One the other hand, there's plenty of situations where phasing the work is a good way, if not the only way, to go.  As an architect devoted to residential remodeling, I'm seeing a strong up-tick in people taking this course lately. 

So here are a few issues that commonly factor-in when considering a phased renovation:

• Timing - A smaller project can finish sooner.  If you have a baby on the way, that's a strong motivator!
• Financing - If you are funding your renovations with a home equity loan, you might first want to tackle projects that deliver the maximum boost in home value.  Then the house will re-appraise at a higher value, your equity will increase, and you can tap that new equity for the next phase.
• Uncertainty - For any number of reasons, people are sometimes unsure if they want to commit to the entire project now; but they still want to get something done and feel like they're "moving ahead".

Many of my clients in the older neighborhoods of Washington DC and surrounding suburbs (Bethesda, Chevy Chase, Potomac, etc) choose this path with great results.  But the critical step is to first develop a "Master Plan" -- a vision of what you want the home to eventually be, and how you are going to get there. 

This bears repeating: YOU NEED A MASTER PLAN!  Do not try this yourself at home -- someone's gonna get hurt.   Seriously, you can waste a ton of money if the phases are not thoughtfully planned with an eye on the big picture.  A small up-front investment in architectural design will reap huge dividends.

#1 IN AN OCCASIONAL SERIES

I was up on a client's roof in Chevy Chase the other day (this is what an architect does for relaxation) when I ran into my old nemesis - the phrase "That's how we always do it", and I was reminded yet again of the infinite  ways that homes can be tragically damaged by ignorance - even by those who are well meaning.

Houses are complex; they are living, breathing organisms that stretch, shrink, vibrate, and sweat - just like people.  But too many architects, contractors, and homeowners don't understand the science behind houses and what keeps them healthy.  All too often, they use a stock answer to solve a unique problem.

In this case a roofer installed a new built-up roof over an existing one, not realizing that his new roof would act like shrink wrap and trap moisture beneath it.  He didn't think through the particular needs of this 1960's contemporary, with heavy timber beams and exposed roof decking, which served as the ceiling for the house. 

Humid air from inside the house was rising through the roof deck, through the old roofing via thousands of nail holes made when installing the new over-roof.  Here the moisture condensed into water and seeped back through the many holes into the structure below.  Gradually the water collected at the eaves, where it rotted the roof decking and the heavy timber beams. 

I was looking at a total failure of a 4-year old roof as well as heavy damage to the underlying roof structure.  The repair will be complex and expensive, but the real tragedy is that it was completely avoidable.   When I asked one of the roofers why they installed the roof this way, he uttered the dreaded phrase "That's how we always do it".  But most installations of this type of roof occur over a ventilated attic - not over a cathedral ceiling of exposed timber frame - and that difference is everything.

Washington, DC and the older suburbs of Bethesda and Chevy Chase are home to an astonishing variety of house types, each with particular problems and needs.  So the next time you hear "That's how we always do it", call an expert.  It's never that simple.

You've seen it.  In almost every older neighborhood someone is tearing-down a modest home to make way for another McMansion,  insensitive to the scale of the surrounding homes, and sticking out like a sore thumb.  Putting aside the social implications of this "screw the neighbors" attitude -- and forgetting about the incredible waste of resources -- these folks are just plain missing the opportunity for a much richer living environment.  

Instead of building an unimaginative and over-inflated box, why not recycle the structure of an existing house - searching for the best aspects of it and incorporating them into an updated "New-Old House"?  The cool thing about this is that the compromises inherent in recycling an old structure force us to be more creative; a "New-Old House" is always quirkier and more romantic than a sanitized new home tends to be.

Before & After:

This approach especially lends itself to older, close-in neighborhoods with an eclectic mix of housing styles.  A Cape Cod might transform into an Arts & Crafts Cottage, a Dutch Colonial into an Italianate Villa - even a Rambler into an English Cottage like the one shown here.  It always amazes me that the seeds of these "New-Old Houses" lurk in the souls of the everyday homes that surround us.

Peter Pagenstecher has no current blog entries

Our client - a single female professional - purchased an old rambler on a hillside lot overlooking the Potomac River; but the house practically ignored the landscape. It made no attempt to take advantage of the extraordinary site - in fact this house could have been in a subdivision just about anywhere.

In expanding and re-considering the design of this home, we took the opportunity to create a cottage that reaches out into the landscape and enfolds the homeowner in nature. Ample windows and/or doors on at least two sides of each room provide panoramic views at every turn, while the mass of the house is broken-down into smaller components, ensuring that the house is "of" the hill rather than on it. It is a magical thing to float above the azaleas, among the trees.

Before & After:

THEY DON'T BUILD THEM LIKE THAT ANYMORE!

I love that phrase.  It usually escapes from a new client, when we are touring another client's just-finished renovation.   Sometimes we're admiring an exquisitely crafted stair railing or mantelpiece.  Or it might be a lovely paneled portal or a fabulous cast iron grille.  My personal favorite was a pocket-screen-door, that disappeared into the wall, next to a front door.  In each case, my new client pauses and looks wistfully at some such detail and observes "They don't build them like that anymore."  It's the sort of detail that they don't expect to find in today's construction... except we've just built it!

 

That's one of the most satisfying moments for me.  I'm always so proud of our carpenters and architects, for refusing to give in to the myth that true craftsmanship is not achievable today; there's simply no reason why that should be so.  Instead, I'd argue that given the enormous technological advances of our time, homeowners should expect new renovations and additions to be both designed and constructed better than an older home.