AFTER These 2 pictures clearly show the difference in the amount of space needed between a tank style heater and the on demand unit. The Rinnai unit installed here was an easy decision for our client once they used an online fuel savings calculator to figure out what there yearly savings would be. Jim Lavallee Plumbing and Heating, Inc

Photo credit Michael Moran. The design for this client’s “dream house on the water” capitalizes on every opportunity to incorporate views of the Long Island Sound within the home. The placement and expanse of the fir windows and sliding doors underscore the water’s proximity. The interior gathering space spills out onto the raised outdoor deck and lap pool overlooking the seawall. Reducing the house’s carbon footprint is another priority, accomplished by generating renewable energy on site. The precise angle of the house on the property is calculated for optimal solar energy production by the rooftop photovoltaic panels and a geothermal system installed under the driveway provides heating and cooling for the house. Due to the fact that the site is located on a floodplain, the ground floor of the house is raised and no basement is allowed. This presents a challenge in terms of carving out enough storage space in the main house that one might normally relegate to a basement. Rooms are efficiently sized and serve multiple functions and storage is built-in wherever possible.

Residence in Sunset SC Designed & built by Studio Kunstwerke, who unfortunately is no long is business Roof installed by a group of university student as a holiday project Tile: Pantile in Weathered Grey blend This was the second project we worked on with the designer and it certainly provided a number of challenges with curved eaves, raking gables and ridge tiles that were not parallel to the eaves. Northern met up with the installers who had zero experience of roofing or the installation of tiles, which it turned out was a huge advantage because they followed our instructions to the letter. The fact that one of the crew was a calculus major also helped when it came time to calculate the gauge for the battening. All in all they did an amazing job and it is only unfortunate that very few people who see the roof actually realize just how complicated some of the detailing was!

On first glance, this staircase reads as restrained. White oak treads rise with natural warmth, metal balusters hold their disciplined rhythm, and the painted black railing traces a clean, straight path upward. Then you notice the elliptical stringer wrap, and the whole composition shifts. Unlike a circular curve drawn with a compass, an ellipse requires mathematical calculation and a craftsman who knows how to make that complexity disappear. Here, it does exactly that. Natural light finishes the story. Moving through the space across the day, it deepens the oak grain, catches the metal, and lets the black railing guide the eye along the handrail's elliptical path from start to finish. Restraint brought the design this far. One well-executed curve made it memorable. 1976-2026 © Century Stair Company

Residence in Sunset SC Designed & built by Studio Kunstwerke, who unfortunately is no long is business Roof installed by a group of university student as a holiday project Tile: Pantile in Weathered Grey blend This was the second project we worked on with the designer and it certainly provided a number of challenges with curved eaves, raking gables and ridge tiles that were not parallel to the eaves. Northern met up with the installers who had zero experience of roofing or the installation of tiles, which it turned out was a huge advantage because they followed our instructions to the letter. The fact that one of the crew was a calculus major also helped when it came time to calculate the gauge for the battening. All in all they did an amazing job and it is only unfortunate that very few people who see the roof actually realize just how complicated some of the detailing was!

It was great working with Julie on her kitchen remodel in Ahwatukee. She wanted to renovate her kitchen, they improve the aesthetics. She wanted two tones for the cabinets with espresso on the island and base cabinets, and white on the upper and pantry cabinets. She picked a great white & gray quartz countertop from AZTile called Calacatta Jubilee. She wanted more storage so we blocked off the window to the left of the fridge to allow for a cabinet pantry. We also replaced the sink, faucet, and backsplash. The space is better lit now by replacing the track lighting with LED can lights. She chose two nice pendant lights to go over the island to bring a three-dimensional element to the space.

The Pros and Cons of Fix and Flip Real Estate Investment Last week, we covered The Pros and Cons of Buy and Hold Real Estate Investment for rental property investors. This week, we want to talk about the other most common type of real estate investment: “fix and flip.” The Appeal of House Flipping We all love the house flipping shows on HGTV and other reality channels. They’re great and they make the prospect of buying, renovating and flipping homes for big profits seem super sexy and fun. However, any experienced real estate investor will tell you it’s not quite as easy as they make it look. There’s a lot of work that goes into a successful fix and flip investment. The basic premise of a fix and flip investment is pretty simple. You buy a property, usually one that needs some work and is available at a great price. You renovate the property, making the necessary repairs and upgrades to maximize its resale value. Then, you sell the property on the open market for the highest possible price. You get in and out as quickly as possible. Full-time flippers will move from property to property or will have multiple properties being worked on at the same time. Rather than the “buy and hold” strategy where you keep the house while earning rental income and equity over time, you are looking for the quick sale to earn your profits. If you are going to explore house flipping—whether as a full-time career or just a side hustle—you will want to know exactly what you are getting into. That is why we are going to cover the pros and cons of fix and flip real estate investment in this article. The Pros of Fix and Flip Here are some of the pros of fix and flip investing: Faster Return on Investment—The biggest appeal of fix and flip investing is that it gives you a quicker return on investment. Buy and hold will take you longer to see your ROI. House flipping allows you to see your full profit (hopefully) as soon as the house sells. The average house flip for an experienced investor is around six months. It may take longer for a first-timer who is just learning how to do certain things. Fairly Safe Investment—As long as you do all your projections and calculations carefully and avoid any major problems along the way, house flipping is a relatively safe investment strategy compared to something as turbulent as the stock market. Real estate markets are generally predictable and the short time frame of a flip helps you avoid losses if the property happens to depreciate over a longer period of time. Exciting—There is a reason why there are so many reality shows based around flipping and none based on buy and hold investing. It’s an exciting process to buy a home, gut it and completely renovate it. Then, you get the ultimate reward of selling it and collecting the profits—as long as you do things right. The Cons of Fix and Flip Here are some of the cons of fix and flip investing: Upfront Expenses—A house flip will require a lot of upfront expenses. We’re not only talking about financing the house itself, but all the renovation costs and other expenses involved in the flip. You are laying out all that money at the beginning and only seeing your returns when the property sells. This can create cash flow issues and stress if you fall being schedule or go above your initial budget. Taxes—House flips will usually create dramatic swings in income year over year, and that can increase your tax bill. You have to pace things correctly to take advantage of specific capital gains tax rules. Capital gains taxes are higher on any property owned less than a year, so you have to find that balance of how long you own any specific investment properties and how long it takes to complete the renovation and sale. Before you get too deep into fix and flip investing, you will want to talk with your tax advisor to make sure you have the right plan in place. Surprises—All real estate investment is susceptible to surprises. You don’t always know what lies behind the walls until you start the renovation process. You cannot plan for everything as a real estate investor, but you have to be prepared for anything. It is a good idea to add some wiggle room in your budget and overestimate your renovation expenses/timeline to cover any surprises that may come up. These are some of the biggest pros and cons of fix and flip real estate investment. Of course, there are other things you need to know as an investor, so be sure and do your homework in order to get the most out of your investment portfolio. Both fix and flip and buy and hold strategies can be highly lucrative if you do things right. There are no wrong answers, but there are wrong ways of doing things if you truly want to be successful in this field. If you are looking for great investment properties to fix and flip, join the exclusive PropertyLark home buyers’ network. If you qualify, you’ll have access to our exclusive off-market deals and analytics tools that will help you identify the best investments and get the highest possible ROI. Fill out the contact form and questionnaire on the PropertyLark buyer’s site to apply!

This is the first certified Passive House in the Chicago area, built by Biltmore Insulated Concrete (thermal shell) and Evolutionary Home Builders (GC). TBDA acted as architect and Passive House consultant, performing the rigorous calculations in conjunction with the spatial, structural, mechanical, and esthetic design considerations. Cadmium Interiors selected interior finishes and furniture. Passive Houses have inherently good indoor air quality due to the continuous ventilation and condensation-proof thermal shell, but we took this to the next level by becoming a pilot project for the Healthy Homes Initiative. All construction materials, finishes, paints, adhesives, caulks, etc., were selected to be non-toxic (i.e., no-added-formaldehyde cabinet construction), using Greenguard as a standard where possible.

Believe it or not, this award-winning home began as a speculative project. Typically speculative projects involve a rather generic design that would appeal to many in a style that might be loved by the masses. But the project’s developer loved modern architecture and his personal residence was the first project designed by architect C.P. Drewett when Drewett Works launched in 2001. Together, the architect and developer envisioned a fictitious art collector who would one day purchase this stunning piece of desert modern architecture to showcase their magnificent collection. The primary views from the site were southwest. Therefore, protecting the interior spaces from the southwest sun while making the primary views available was the greatest challenge. The views were very calculated and carefully managed. Every room needed to not only capture the vistas of the surrounding desert, but also provide viewing spaces for the potential collection to be housed within its walls. The core of the material palette is utilitarian including exposed masonry and locally quarried cantera stone. An organic nature was added to the project through millwork selections including walnut and red gum veneers. The eventual owners saw immediately that this could indeed become a home for them as well as their magnificent collection, of which pieces are loaned out to museums around the world. Their decision to purchase the home was based on the dimensions of one particular wall in the dining room which was EXACTLY large enough for one particular painting not yet displayed due to its size. The owners and this home were, as the saying goes, a perfect match! Project Details | Desert Modern for the Magnificent Collection, Estancia, Scottsdale, AZ Architecture: C.P. Drewett, Jr., AIA, NCARB | Drewett Works, Scottsdale, AZ Builder: Shannon Construction | Phoenix, AZ Interior Selections: Janet Bilotti, NCIDQ, ASID | Naples, FL Custom Millwork: Linear Fine Woodworking | Scottsdale, AZ Photography: Dino Tonn | Scottsdale, AZ Awards: 2014 Gold Nugget Award of Merit Feature Article: Luxe. Interiors and Design. Winter 2015, “Lofty Exposure”

Minimalism isn’t supposed to be vanilla—this one actually earns the label. Clean, modern simplicity is the core, but it’s rich in intention. Every line, surface, and texture is deliberate; emptiness feels calculated, not lazy. The subdued palette and essentialist layout speak to refined restraint, yet the space still communicates a quiet, confident presence. Real minimalism with character—not stripped, but sharpened.

How to Lay Chevron Flooring (Step-by-Step Guide) Chevron flooring is a premium parquet style known for its clean, V-shaped pattern. While it delivers a high-end finish, it requires precision and planning to install correctly. 1. Prepare the Subfloor Ensure the subfloor is clean, dry, and perfectly level. Even small imperfections can cause misalignment in the chevron pattern. 2. Plan Your Layout Mark a centre line (central axis) across the room. This acts as your guide to keep the pattern symmetrical and balanced. For a smarter, easier way to plan your layout, calculate materials, and visualise your room before installation, use this free tool: anyonecanlayafloor.com 3. Create a Starter Block Assemble several left and right planks into a starter block and allow it to set. This creates a solid reference point for the rest of the floor. 4. Dry Lay First Rows Lay a few rows without adhesive to check alignment and ensure the V-shape pattern flows correctly before fixing. 5. Glue and Install Planks Apply adhesive and begin laying from the centre line outward. Carefully position each plank at the correct angle (typically 45°) to maintain the chevron design. 6. Maintain Expansion Gaps Leave a 5–8mm gap around the room edges to allow for natural wood movement and prevent warping. 7. Cut Edges and Finish Trim planks to fit edges using a mitre saw, then install skirting or beading for a clean, professional finish.

SET INCLUDES: Door Slab, thickness 1 9/16" Trims Jamb Hinges Passage Handle Door made of solid pine wood and eco-veneer coating. Door is not pre-drilled for the hardware and not pre-attached to the frame. Assembly of frames and trims required. Door works with all swing directions. Minimal rough opening can be calculated: door width + 2"; door height + 1 1/2". Thickness of the door slab is 40 mm or 1 9/16". The Lucia collection from Custom Doors NYC presents the perfect solution for anyone seeking a sleek, modern interior door that combines style and functionality. The Modern Single Interior door features a solid core, providing superior soundproofing and insulation, and is made from high-quality wood that ensures durability and longevity. This particular model is finished in a crisp, clean white color that adds a touch of elegance and sophistication to any room. The full clear glass layout is a unique feature that allows for the passage of natural light, brightening up even the darkest of spaces. One of the best things about this product is the various hinge options available, which allows for easy customization and installation. Whether you prefer a standard hinge or a concealed one, the Lucia collection has got you covered. With its stunning design and top-notch construction, the Modern Single Interior door from Custom Doors NYC is the perfect choice for anyone who wants to add a touch of style and sophistication to their home or office. Whether you're renovating an existing space or building a new one, this product is sure to impress. So if you're looking for a high-quality interior door that combines style, functionality, and versatility, look no further than the Lucia collection from Custom Doors NYC. With its solid core, white finish, full clear glass layout, and various hinge options, this product is sure to meet all your needs and exceed your expectations.

Photo credit Jane Beiles The design for this client’s “dream house on the water” capitalizes on every opportunity to incorporate views of the Long Island Sound within the home. The placement and expanse of the fir windows and sliding doors underscore the water’s proximity. The interior gathering space spills out onto the raised outdoor deck and lap pool overlooking the seawall. Reducing the house’s carbon footprint is another priority, accomplished by generating renewable energy on site. The precise angle of the house on the property is calculated for optimal solar energy production by the rooftop photovoltaic panels and a geothermal system installed under the driveway provides heating and cooling for the house. Due to the fact that the site is located on a floodplain, the ground floor of the house is raised and no basement is allowed. This presents a challenge in terms of carving out enough storage space in the main house that one might normally relegate to a basement. Rooms are efficiently sized and serve multiple functions and storage is built-in wherever possible.

These are returning clients of Sosna, for whom we previously completed a Laundry Room and multiple Bathroom renovation. They are a family of professionals in the restaurant industry, who returned to Sosna to renovate their outdated, and cramped Kitchen. They found it especially cramped when entertaining guests, as the only space to gather was around the cooking area. During the renovation process, it was discovered that the existing window had leaked and caused extensive damage to the exterior wall. This damage was repaired with new framing and insulation, and a larger window was installed allowing for a beautiful view of the backyard. In the newly renovated Kitchen, a large peninsula in the center of the room features unique grooved panels with LED lighting and a quartz waterfall countertop. Creating the grooved panels to align perfectly with the tall cabinets on the opposite wall and also fit the LED channels required detailed and careful calculations. This peninsula not only enhances the aesthetics of the space but also serves a functional purpose. It provides a designated area for food preparation and cooking behind it, while the opposite side remains a convenient and safe space for entertaining, allowing guests to communicate and interact with their hosts effortlessly. The back wall of the Kitchen features the stove and large hood cabinet, which are flanked by 2 appliance garages to hide and store small countertop appliances. As well, cabinetry that is fully loaded with drawer and cabinet accessories with pull-outs and inserts keeps the countertops free from clutter. The right side of the Kitchen includes the fridge, pantry, and tall cabinetry with plenty of useful storage. A wine fridge and built-in coffee machine are conveniently placed for entertaining. Given the new cabinetry was a mix of doors with a thin shaker profile, and doors with grooves, the installation of knobs and handles required careful measurement to ensure that they not only fit the grooves, but lined up for a clean and cohesive look. Our clients are overjoyed with their unique and beautiful Kitchen, uniquely designed for both their daily lives, and entertaining needs. If you’re ready for a Kitchen that meets your tastes, needs, and lifestyle, contact us to get started!

Alpine, funk, gezellig - these words drove the design direction of this modern ski chalet. To emphasize the high ceilings and huge windows, a simple color palette of a custom black, white and whitewashed wood were incorporated, along with calculated hits of color and pattern. A reverse floor plan, with the kitchen and living room on the third floor, highlight the importance of the two spaces where the family spends most of their time together. Here, windows surround the space on all four sides providing ample natural light. A large, stoic fireplace is balanced with a not so basic Ikea sectional covered in a playful, funky, custom designed fabric based off of a 16th century Dutch painting. Function and durability reign supreme in the entrance and bedrooms, where rubber flooring was used for use with wet snow gear and bunks were installed for ultimate sleepover and mountain vibes. Through layered textures, a high contrast palette and unconventional design elements, this ski chalet is anything but ordinary. Interior Design: Casework General Contractor: Ethan Beck Homes Architect: Keystone Architecture Photography: Mikola Accuardi Press: Dwell, Sunset, Schoolhouse Best 9, Schoolhouse, Contemportist, Uncrate On the Blog: Custom Floral Fabric, Big Dreams of a Small Chalet

The space opens wide with floor-to-ceiling sliding glass doors, dissolving the boundary between indoors and out: beyond lies a terraced backyard with native succulents, olive trees, and a fire pit (a must-have for Californian evenings). Large format terracotta tiles in warm, earthy neutrals anchor the floor, echoing the state’s Spanish colonial roots, while exposed oak beams on the ceiling add rustic texture.

The space opens wide with floor-to-ceiling sliding glass doors, dissolving the boundary between indoors and out: beyond lies a terraced backyard with native succulents, olive trees, and a fire pit (a must-have for Californian evenings). Large format terracotta tiles in warm, earthy neutrals anchor the floor, echoing the state’s Spanish colonial roots, while exposed oak beams on the ceiling add rustic texture.

Residence in Sunset SC Designed & built by Studio Kunstwerke, who unfortunately is no long is business Roof installed by a group of university student as a holiday project Tile: Pantile in Weathered Grey blend This was the second project we worked on with the designer and it certainly provided a number of challenges with curved eaves, raking gables and ridge tiles that were not parallel to the eaves. Northern met up with the installers who had zero experience of roofing or the installation of tiles, which it turned out was a huge advantage because they followed our instructions to the letter. The fact that one of the crew was a calculus major also helped when it came time to calculate the gauge for the battening. All in all they did an amazing job and it is only unfortunate that very few people who see the roof actually realize just how complicated some of the detailing was!

The combination of textures and colours between the horizontality of the wood fence, the cool grays, the rustic slate and frothy golden grass was calculated. The Calamgrostis brachytricha grass was selected for it's voluptuous flowsy character to contrast the tight architectural lines.