Top Tips for Selling a Home in 2016 Want to sell your house in 2016? It’s a great year to sell your home and if you go about it the right way you’ll get what it’s worth and maybe more. Now I could write this post and do the usual “do this, “do that” type stuff but I wouldn’t be doing you any favors. Because unless you know your numbers and the value of your home, you could wind up leaving money on the table or even losing it. So here you go. If you want tips for selling your house in 2016, listen to me - a guy who has bought and sold hundreds of properties as a full-time professional Real Estate Investor. Before you repair anything or call a real estate agent… ...you have to know your numbers. Tip #1: Know the After Repair Value (ARV) of Your Home If you’re going to get the right amount of money for your house, you have to know the After Repair Value (ARV). Essentially this means that you should know what your home can sell for after it’s is 100% rehabbed. If you have a house that you can sell for $120,000, you need to know that. If it will sell for $350,000, you need to know what you need to do to your house to get it there. At the same time, you don’t want to overdo it. If you have a house that’s currently worth $100,000 as is and it can sell for $115,000 when it’s all fixed up, you may or may not want to put the money into a rehab job. If you put $10,000 in just to make an extra $5,000, it might not be worth the hassle. So whatever you do, know what it’s worth now (as -is) and know what it’ll sell for afterward. If you want to find out how much your house is worth, there are plenty of agents out there who will give you comps (Comps is a term that is short for “Comparisons” that lets you determine an appraisal value for your home by comparing it to recently sold homes in your area that are similar to yours) or advice for free, so ask them. So don’t over do it, but don’t be hesitant to put money into your house if it’ll yield a big payoff when you sell it. TIP #2: Make Your Agent Work For You After you determine your ARV and enlist a good agent to help you sell your home, It might be worthwhile to hop in their Escalade to drive around town and look at some high end houses in your area to see what kind of upgrades they have. And when you see a common theme, you’ll have a good idea as to what kind of upgrades you might want to do to be able to sell your house. Granite? Concrete? Tile? Carpet? Wood floors? It depends. I don’t know your area or market so you have to do the research, ask your agent questions, and exercise wisdom. Every market is different and you don’t want to put money into an upgrade or rehab if it’s not the type of thing people in your area are looking for. So talk to a competent agent, and even offer to pay them a bit more in commissions if they can sell your home for a higher price. This is not a waste of money. A good agent with a proven track record is worth every penny because they know exactly what needs to be done to sell your home for the most money. Tip #3: Interior Improvements So once you have an idea about what your home is worth, have a good agent, and have toured homes in your area to see what kind of upgrades homes in your area typically have, it's time to look at your interior to decide what you should and shouldn’t do to sell your house in 2016. No matter what you do, you need to be wise about it. Maybe you live in non-traditional or funky house. That’s fine. Just go through 2 or 3 times with a notepad, write down the frustrations you have with it, and do what you need to do to make it functional, warm, beautiful, and inviting. Interior must-haves: 1. Make sure your kitchen is functional. 2. Always have (or add) a 2nd bathroom: If you don’t have a second bathroom, build one. Sure it could cost you $5-$6k, but it could net you an additional $20k when you sell. No matter what you do, make sure there is a second bathroom. It’s a must. 1. Open floor plans are huge in 2016: If you don’t have one, first- make sure it’s right for your area, and if it is, create one. This might mean building or breaking down a wall, but it’ll pay off in the end. 2. Stage your house: Just do it. Staging your home means that you hire a home stager and/or an interior design consultant (like the lady on Love It or List It) to set up your home in the most inviting way possible and tell you everything you need to do to make it sell. You’ll pay some cash up front but staged homes are shown to sell for 6% to 10% higher according to realtor.org. Tip #4: Exterior Improvements Just like the interior, you have to make sure the exterior of your house looks appealing if you want to get the most value of your house in 2016. Exterior must haves: 1. Add curb appeal: When people pull up to your house, most won’t even want to go inside or look at it unless it looks good from the curb. So make sure it looks gorgeous. Rake the leaves, plant some flowers, mow the lawn - make it inviting. 2. Make sure the picture on the MLS listing matches what your house currently looks like: People don’t want to look at a picture and pull up to your house, only to be disappointed. 3. Hire a professional photographer: This is crucial. It could mean the difference between someone viewing your house, or someone skipping it because the pictures look like a child took them. Hire a pro - it’s worth it. Ask me how I know. 4. Don’t paint your house diarrhea green or brown: This is just common sense. If you’re going to paint, use a neutral color. You don’t want to make your house unsellable because you chose an odd color or made a bad decision elsewhere. Tip #5: Common Sense, Common Sense, Common Sense No matter what you do or do not do, don’t make any hasty decisions. Ask your agent questions, look around, be observant, and don't do anything extreme. If you need to fix up your house to see a big profit, do it. If you have a modest budget and improvements won’t raise the value or your house (the ARV) anyways, don’t go crazy. 2016 is a great year to sell your house. Do it right and do it wisely. Cheers, Nate --- Nate Pyles is a long term Real Estate Investor who made it through the crash in 2008 and spends his week buying and selling houses for profit in the Boise, ID area. He runs House Flip Mentor, has 4 kids, a gorgeous wife, loves to fly, and even built his own Irish pub on his property.

A transformation inspired by the owner’s love of modern architecture, art and color (and the adjacent sand, rock, water, and the northwest landscape), the Indianola House sought to bring the soul of a home to a colorless muted box. The original house was a drab 1990’s-era box with no personality or presence sited on a beautiful secluded bay, facing water and island views, northwest of the City of Seattle. The existing mono-colored stucco-clad exterior and pyramidal glass-block openings had led the neighborhood to dub the structure, unflatteringly, “The Miami Vice House”. Rhodes Architecture’s Residential Architects careful use of natural light, rich, collaged finishes and ability to open the house to gardens, beach, and outdoor gathering was critical to the design. The house soon became “The Gallery”. The original home’s grey stucco exterior made the house seem both large and featureless; the introduction of no-maintenance exterior materials that collage and complement each other was a goal of the homeowner and the Seattle Architects who teamed up for this residential design. The bloated scale of the house cried out for the establishment and definition of the parts of the structure, a breaking down of the home’s form and its apparent bland size. Living, sleeping, and bathing areas that started as staid spaces were in need of opening to the natural environment with additions of large doors, folding glass walls and useable balconies were crucial to each space having a dialogue with the outdoors. The owner’s extensive art collection was highlighted and became the focus of interior places, well-lit naturally and through a new lighting system. Energy use and sustainable systems were a key component of the design which used high-efficacy lighting, better cladding on a rain-screen system, high-efficiency doors and windows, new insulation and weather barriers, and which added a photovoltaic-generated electrical system. The contemporary design sought to integrate all of these systems, materials, and finishes into a seamless whole that lent interest and drama to a residence which was previously lusterless. How radically this house was transformed is evident in the exteriors, gardens and the natural spaces the house now opens to, as well as the gallery-like interiors. This home is a stunning testament to what is possible “before-and-after” when remade by Rhodes Architecture + Light. The clients are an older couple with long professional and political careers, a love of art and a clear desire to connect with the Northwest environment and enliven their daily lives with spaces full of color and natural light. Rhodes Architecture + Light was hired in 2019 to add new exteriors and interiors, natural light, larger openings to beach and bay, seismic and foundation upgrades to the home, and to infuse life into the house through the re-use of existing space and varied materials, color, textures, and lighting. The only actual change to the exterior “shell” of the house was the introduction of a low “gull-wing” roof with wood soffits above the central atrium space, to add drama and bring natural light into the entry gallery space. Interior spaces, including bedrooms and bathrooms, were re-planned and opened to each other, to greater natural light, to roof decks, and to the incredible views and sea-side environment. The Builder, Fairbank Construction Company of Bainbridge Island, Washington, met the challenge of the design, first completely deconstructing the finishes inside and out, then precisely interlocking new claddings, windows and doors, cabinetry, finishes and a new gull-wing central roof in a beautiful transformation. The construction was total, thorough, and very detailed, resulting a house that, far from seeming a “remodeling”, is far more present and fitting to the owner’s lives and the natural environment than the house we started with.

A transformation inspired by the owner’s love of modern architecture, art and color (and the adjacent sand, rock, water, and the northwest landscape), the Indianola House sought to bring the soul of a home to a colorless muted box. The original house was a drab 1990’s-era box with no personality or presence sited on a beautiful secluded bay, facing water and island views, northwest of the City of Seattle. The existing mono-colored stucco-clad exterior and pyramidal glass-block openings had led the neighborhood to dub the structure, unflatteringly, “The Miami Vice House”. Rhodes Architecture’s Residential Architects careful use of natural light, rich, collaged finishes and ability to open the house to gardens, beach, and outdoor gathering was critical to the design. The house soon became “The Gallery”. The original home’s grey stucco exterior made the house seem both large and featureless; the introduction of no-maintenance exterior materials that collage and complement each other was a goal of the homeowner and the Seattle Architects who teamed up for this residential design. The bloated scale of the house cried out for the establishment and definition of the parts of the structure, a breaking down of the home’s form and its apparent bland size. Living, sleeping, and bathing areas that started as staid spaces were in need of opening to the natural environment with additions of large doors, folding glass walls and useable balconies were crucial to each space having a dialogue with the outdoors. The owner’s extensive art collection was highlighted and became the focus of interior places, well-lit naturally and through a new lighting system. Energy use and sustainable systems were a key component of the design which used high-efficacy lighting, better cladding on a rain-screen system, high-efficiency doors and windows, new insulation and weather barriers, and which added a photovoltaic-generated electrical system. The contemporary design sought to integrate all of these systems, materials, and finishes into a seamless whole that lent interest and drama to a residence which was previously lusterless. How radically this house was transformed is evident in the exteriors, gardens and the natural spaces the house now opens to, as well as the gallery-like interiors. This home is a stunning testament to what is possible “before-and-after” when remade by Rhodes Architecture + Light. The clients are an older couple with long professional and political careers, a love of art and a clear desire to connect with the Northwest environment and enliven their daily lives with spaces full of color and natural light. Rhodes Architecture + Light was hired in 2019 to add new exteriors and interiors, natural light, larger openings to beach and bay, seismic and foundation upgrades to the home, and to infuse life into the house through the re-use of existing space and varied materials, color, textures, and lighting. The only actual change to the exterior “shell” of the house was the introduction of a low “gull-wing” roof with wood soffits above the central atrium space, to add drama and bring natural light into the entry gallery space. Interior spaces, including bedrooms and bathrooms, were re-planned and opened to each other, to greater natural light, to roof decks, and to the incredible views and sea-side environment. The Builder, Fairbank Construction Company of Bainbridge Island, Washington, met the challenge of the design, first completely deconstructing the finishes inside and out, then precisely interlocking new claddings, windows and doors, cabinetry, finishes and a new gull-wing central roof in a beautiful transformation. The construction was total, thorough, and very detailed, resulting a house that, far from seeming a “remodeling”, is far more present and fitting to the owner’s lives and the natural environment than the house we started with.

Deep soil preparation is the foundation for the newly-installed landscape in this 2016 Parade of Homes residence. Improving soil structure not only ties in to the new county codes for these homeowners. It creates a better soil structure better for roots of lawn and plants, allows better movement of water through the soil better, and helps break down clay. This is the perfect example of pieces a high-quality landscaping company does that aren’t visible but play a crucial role in the success of the end product. The over-seeded lawn will flourish due to high soil structure. Large flowerbeds have been carefully mulched for beauty and water retention. Fresh plantings are carefully spaced to allow mature growth in coming seasons. Use of accent rockery and boulders throughout the landscape give texture and dimension. A high-quality drip irrigation system around the shrubs saves money and water. Rain sensors shut down irrigation during wet spells--environmentally friendly and sustainable. Large flowerbed near the front porch is built around an eye-catching, 4-columned bubbler water feature.

★ 3RD STREET INN® DECK TILES - 3rd Street Inn® Deck Tiles are made from 100% solid acacia hardwood. Acacia is known for its excellent resistance to rot and decay from outdoor elements including rain, sun, mold, mildew, and insects. Each 3rd Street Inn® Interlocking Patio Tile provides 12"x12" (1 Square Foot) of coverage and is available as a 6-pack (6 Square Feet), 10-pack (10 Square Feet), and 20-pack (20 Square Feet). ★ EASY INSTALLATION & NO HARDWARE NEEDED - 3RD STREET INN® interlocking deck flooring features snap-lock connectors for easy DIY installation without the use of tools or hardware. Install our interlocking deck cover tiles in your area by lining them up and then stepping on the seams until you hear an audible "click" to lock them in. All 3rd Street Inn® deck flooring options are made completely hardware free so that there aren't any components to rust and break down in the outdoor elements like other inferior tile patio decking ★ INDOOR AND OUTDOOR DECK FLOORING - 3rd Street Inn® Patio Tiles create a beautiful space both inside and outside. All that is needed is a solid surface and the deck flooring can be laid directly on top of it. Our composite deck tiles can be installed on top of concrete, wood, carpet, pavers, or any other solid surface. Great for decks, patios, balconies, around pools, saunas, showers, sun rooms, mud rooms, bedrooms, and more. ★ DURABLE BEAUTY - 3rd Street Inn® interlocking composite deck tiles are sanded and oiled for a beautiful, scratch resistant finish. All 3rd Street Inn® outdoor patio flooring is non-slip and great for high or low traffic areas inside or outside of the home. To increase the lifespan of your tile decking when used for outdoor applications, standard decking care is recommended. For best results, coat your decking with a UV-rated weatherproofing sealer twice a year and re-stain as needed. The tile decking can also be painted different colors in order to create the look that you want! ★ VERSATILE INSTALLATION OPTIONS- 3rd Street Inn® Interlocking Flooring Tiles not only look great in permanent installations on decks, patios, and around pools, they also offer a great temporary solution for installations in apartments and condos that can easily be removed when needed. For a custom fit, the interlocking patio tiles can be easily cut with a skill saw or jigsaw to accommodate areas of all shapes and sizes. Add 3rd Street Inn® Wooden Deck Flooring to your home and bring your space to life! We recommend using a UV rated weatherproof sealant twice yearly. This sealant is a crucial step in the life of the decking tiles and can extend the life of the decking tiles, in some cases, pending the climate, by 1 to 2 years. The life of a decking tile is heavily dependent on the climate of where they are located. Hot, humid climates, rainy climates, and cold, snowy climates can cause the decking tiles to deteriorate faster than using them in a climate controlled environment, like inside of a house or indoor venue.

Coco coir is a versatile and sustainable growing medium that is gaining popularity among gardeners. Made from the fibrous husk of coconuts, it’s an eco-friendly alternative to peat moss and can greatly enhance the quality of your soil. In gardening, it is often utilized in systems like Coco Coir Hydroponic, where it helps create an efficient water and nutrient delivery system. What is Coco Coir? Coco coir is a natural fiber extracted from coconut husks. It has a neutral pH, excellent water retention, and is reusable, making it a favorite among gardeners who prefer organic and sustainable practices. It is available in different forms such as blocks, bricks, or loose coir, each requiring some preparation before use in gardening. Benefits of Using Coco Coir in Gardening Coco coir offers several advantages for gardening. Here are the benefits of using coco coir in gardening: Holds up to 10 times its weight in water, ensuring plants have consistent moisture. Promotes oxygen flow to plant roots, leading to healthier root systems. Coco coir is a renewable and eco-friendly alternative to peat moss. It can be washed, rehydrated, and reused, reducing waste. Naturally pH neutral, making it suitable for various plants without major adjustments. Enhances the texture and moisture retention of garden soil. How to Prepare Coco Coir for Planting Preparing coco coir for planting involves a few essential steps. First, you need to hydrate the coir block, as it typically comes in a compressed form. Place the block in a large container and add warm water, allowing the block to expand and absorb the water. Once fully expanded, the coir should be fluffed up by breaking it apart with your hands or a tool to ensure it becomes loose and airy. After the coir has been fluffed, it is important to drain any excess water, as overly wet coir can lead to root suffocation. Finally, since coco coir is inert and does not contain nutrients, it’s a good idea to add organic compost or liquid fertilizer to enrich the coir before planting. Do You Need to Soak Coco Coir Before Planting? Yes, soaking coco coir before planting is necessary. Since it comes in a compressed form, it needs to be broken down and hydrated for proper use. The soaking process allows the coir to expand and release the fibers, making it usable as a growing medium. After soaking, the coir should be fluffed to ensure the water is evenly distributed. Draining any excess water is crucial because overly wet coir may impede plant root health. How to Prepare Coco Peat for Planting Coco peat, a fine, powdery form of coco coir, is highly beneficial for seed starting and improving water retention in soil. To prepare coco peat, it first needs to be hydrated, similar to how you prepare coir blocks. Slowly add water to the peat in a container and allow it to absorb and fluff up. Once hydrated, coco peat can be used on its own or mixed with other growing media such as perlite or vermiculite for added aeration and drainage. It is advisable to check the pH level of your final mix, as coco peat generally has a neutral pH, but adjustments may be necessary depending on the plants being grown. Can You Use Just Coco Coir for Plants? Yes, coco coir can be used by itself to grow plants, especially in hydroponic systems or as a seed-starting medium. However, because coco coir does not naturally contain nutrients, you will need to provide regular fertilizer to support plant growth. This makes it particularly suitable for plants grown in controlled environments, such as hydroponics, where nutrient solutions can be carefully managed. In traditional soil-based gardening, mixing coco coir with other organic materials like compost is recommended to provide essential nutrients and improve the overall soil structure. How to Use Coco Coir in Hydroponics Coco coir is widely used in hydroponic systems due to its water retention and aeration properties. To use coco coir in hydroponics, it first needs to be soaked and hydrated, as discussed earlier. Once the coir is fully prepared, it can be placed in the hydroponic system. Since coco coir does not contain natural nutrients, you will need to supply a balanced nutrient solution tailored for hydroponic plants. Regular monitoring of water and nutrient levels is essential to prevent nutrient imbalances or root rot. One of the benefits of coco coir in hydroponics is its reusability. After completing a growing cycle, the coir can be washed, rehydrated, and used again in future plantings. Using Coco Coir as a Soil Amendment Coco coir is also an excellent soil amendment, as it improves the texture and moisture retention of garden soil. To use coco coir in this way, mix loose coir with your existing garden soil at a ratio of one part coco coir to two parts soil. This will help retain moisture without compacting the soil, improving both water drainage and root growth. For optimal results, you can also add organic compost to the mix, ensuring that the nutrient levels are sufficient for plant growth. Coco coir works particularly well in raised beds, where it helps maintain proper soil structure over time. Advantages of Using Coco Coir Over Peat Moss While peat moss has been traditionally used as a growing medium, coco coir offers several advantages over it. Coco coir is a renewable resource, as it is a byproduct of coconut processing, while peat moss is harvested from peat bogs that take centuries to regenerate. Coco coir is also more durable, as it can be reused multiple times without breaking down, while peat moss disintegrates after a single use. Another key benefit is its neutral pH, whereas peat moss is more acidic and may require balancing to meet the needs of specific plants. Conclusion Coco coir is a highly versatile and sustainable growing medium that benefits both novice and experienced gardeners alike. Whether you are using it for hydroponics, as a soil amendment, or as a standalone medium for growing plants, knowing how to properly prepare and use it is key to maximizing its benefits. By following the steps detailed above, you can improve water retention, aeration, and overall plant health in your garden, all while contributing to eco-friendly gardening practices.

★ 3RD STREET INN® DECK TILES - 3rd Street Inn® Deck Tiles are made from 100% solid acacia hardwood. Acacia is known for its excellent resistance to rot and decay from outdoor elements including rain, sun, mold, mildew, and insects. Each 3rd Street Inn® Interlocking Patio Tile provides 12"x12" (1 Square Foot) of coverage and is available as a 6-pack (6 Square Feet), 10-pack (10 Square Feet), and 20-pack (20 Square Feet). ★ EASY INSTALLATION & NO HARDWARE NEEDED - 3RD STREET INN® interlocking deck flooring features snap-lock connectors for easy DIY installation without the use of tools or hardware. Install our interlocking deck cover tiles in your area by lining them up and then stepping on the seams until you hear an audible "click" to lock them in. All 3rd Street Inn® deck flooring options are made completely hardware free so that there aren't any components to rust and break down in the outdoor elements like other inferior tile patio decking ★ INDOOR AND OUTDOOR DECK FLOORING - 3rd Street Inn® Patio Tiles create a beautiful space both inside and outside. All that is needed is a solid surface and the deck flooring can be laid directly on top of it. Our composite deck tiles can be installed on top of concrete, wood, carpet, pavers, or any other solid surface. Great for decks, patios, balconies, around pools, saunas, showers, sun rooms, mud rooms, bedrooms, and more. ★ DURABLE BEAUTY - 3rd Street Inn® interlocking composite deck tiles are sanded and oiled for a beautiful, scratch resistant finish. All 3rd Street Inn® outdoor patio flooring is non-slip and great for high or low traffic areas inside or outside of the home. To increase the lifespan of your tile decking when used for outdoor applications, standard decking care is recommended. For best results, coat your decking with a UV-rated weatherproofing sealer twice a year and re-stain as needed. The tile decking can also be painted different colors in order to create the look that you want! ★ VERSATILE INSTALLATION OPTIONS- 3rd Street Inn® Interlocking Flooring Tiles not only look great in permanent installations on decks, patios, and around pools, they also offer a great temporary solution for installations in apartments and condos that can easily be removed when needed. For a custom fit, the interlocking patio tiles can be easily cut with a skill saw or jigsaw to accommodate areas of all shapes and sizes. Add 3rd Street Inn® Wooden Deck Flooring to your home and bring your space to life! We recommend using a UV rated weatherproof sealant twice yearly. This sealant is a crucial step in the life of the decking tiles and can extend the life of the decking tiles, in some cases, pending the climate, by 1 to 2 years. The life of a decking tile is heavily dependent on the climate of where they are located. Hot, humid climates, rainy climates, and cold, snowy climates can cause the decking tiles to deteriorate faster than using them in a climate controlled environment, like inside of a house or indoor venue.

A transformation inspired by the owner’s love of modern architecture, art and color (and the adjacent sand, rock, water, and the northwest landscape), the Indianola House sought to bring the soul of a home to a colorless muted box. The original house was a drab 1990’s-era box with no personality or presence sited on a beautiful secluded bay, facing water and island views, northwest of the City of Seattle. The existing mono-colored stucco-clad exterior and pyramidal glass-block openings had led the neighborhood to dub the structure, unflatteringly, “The Miami Vice House”. Rhodes Architecture’s Residential Architects careful use of natural light, rich, collaged finishes and ability to open the house to gardens, beach, and outdoor gathering was critical to the design. The house soon became “The Gallery”. The original home’s grey stucco exterior made the house seem both large and featureless; the introduction of no-maintenance exterior materials that collage and complement each other was a goal of the homeowner and the Seattle Architects who teamed up for this residential design. The bloated scale of the house cried out for the establishment and definition of the parts of the structure, a breaking down of the home’s form and its apparent bland size. Living, sleeping, and bathing areas that started as staid spaces were in need of opening to the natural environment with additions of large doors, folding glass walls and useable balconies were crucial to each space having a dialogue with the outdoors. The owner’s extensive art collection was highlighted and became the focus of interior places, well-lit naturally and through a new lighting system. Energy use and sustainable systems were a key component of the design which used high-efficacy lighting, better cladding on a rain-screen system, high-efficiency doors and windows, new insulation and weather barriers, and which added a photovoltaic-generated electrical system. The contemporary design sought to integrate all of these systems, materials, and finishes into a seamless whole that lent interest and drama to a residence which was previously lusterless. How radically this house was transformed is evident in the exteriors, gardens and the natural spaces the house now opens to, as well as the gallery-like interiors. This home is a stunning testament to what is possible “before-and-after” when remade by Rhodes Architecture + Light. The clients are an older couple with long professional and political careers, a love of art and a clear desire to connect with the Northwest environment and enliven their daily lives with spaces full of color and natural light. Rhodes Architecture + Light was hired in 2019 to add new exteriors and interiors, natural light, larger openings to beach and bay, seismic and foundation upgrades to the home, and to infuse life into the house through the re-use of existing space and varied materials, color, textures, and lighting. The only actual change to the exterior “shell” of the house was the introduction of a low “gull-wing” roof with wood soffits above the central atrium space, to add drama and bring natural light into the entry gallery space. Interior spaces, including bedrooms and bathrooms, were re-planned and opened to each other, to greater natural light, to roof decks, and to the incredible views and sea-side environment. The Builder, Fairbank Construction Company of Bainbridge Island, Washington, met the challenge of the design, first completely deconstructing the finishes inside and out, then precisely interlocking new claddings, windows and doors, cabinetry, finishes and a new gull-wing central roof in a beautiful transformation. The construction was total, thorough, and very detailed, resulting a house that, far from seeming a “remodeling”, is far more present and fitting to the owner’s lives and the natural environment than the house we started with.

Office Workstations and Cubicles: The Unsung Heroes of Efficient Team Environments In today's fast-paced business world, the hum of productivity is the sweetest sound an office can produce. But what fuels this symphony of efficiency? While leadership and strategy are crucial, the physical environment in which a team operates plays a role that is just as vital. The debate between open-plan offices and traditional cubicles has raged for years, yet the truth is that a well-designed space incorporating both office workstations cubicles can be the key to unlocking a team's full potential. This isn't just about furniture; it's about creating a habitat for success. The Evolution of the Workspace: Beyond the Beige Box Gone are the days of monotonous rows of identical, soul-crushing cubicles. Modern office design has embraced a more nuanced understanding of worker needs. The contemporary workstation is a far cry from its predecessors, offering flexibility, ergonomic support, and a nod to aesthetic appeal. This evolution recognizes that a one-size-fits-all approach stifles creativity and productivity. Fostering Focus in a Sea of Collaboration While collaboration is a cornerstone of modern business, the need for individual, focused work remains paramount. This is where the modern cubicle shines. It provides a sanctuary from the constant distractions of a completely open office, allowing employees to delve deep into tasks that require concentration. This dedicated space minimizes interruptions, leading to higher quality work and reduced stress levels. The Power of Personalization and Ownership Giving employees a degree of control over their immediate environment can have a profound impact on morale and engagement. Modern workstations and cubicles that allow for personalization be it through adjustable shelving, pinboards for personal items, or even the choice of chair foster a sense of ownership. This small act of empowerment can translate into a greater sense of belonging and commitment to the organization. Ergonomics: The Foundation of Employee Well-being and Productivity A comfortable employee is a productive employee. Ergonomics is not a luxury; it's a fundamental necessity in any office environment. Poorly designed workstations can lead to a host of musculoskeletal issues, from back pain to carpal tunnel syndrome, resulting in increased absenteeism and decreased efficiency. Investing in ergonomic chairs, adjustable-height desks, and properly positioned monitors is an investment in the long-term health and performance of your team. Designing for Synergy: The Strategic office layout design The arrangement of workstations and cubicles is as important as the furniture itself. A strategic office layout design can facilitate seamless communication and collaboration while still providing pockets of privacy for focused work. This involves creating "neighborhoods" for different teams, placing collaborative zones in central, easily accessible areas, and ensuring that high-traffic pathways don't cut through quiet work zones. Breaking Down Barriers with Hybrid Designs The most effective office environments often feature a hybrid approach. This might involve clusters of cubicles for focused work, interspersed with open, collaborative "huddle spaces" equipped with whiteboards and comfortable seating. This variety allows employees to choose the environment that best suits the task at hand, offering the best of both worlds. The Role of Acoustics in a Thriving Workplace Noise is one of the biggest complaints in open-plan offices. Well-designed cubicles with sound-dampening panels can significantly mitigate this issue. Furthermore, incorporating acoustic solutions throughout the office, such as sound-absorbing materials on walls and ceilings, can create a more pleasant and productive auditory environment for everyone. Integrating Technology for a Seamless Workflow In the digital age, technology is the lifeblood of any business. Modern office workstations are designed with this in mind, featuring integrated power and data ports, cable management systems, and ample space for multiple monitors. This seamless integration of technology ensures that employees have the tools they need to work efficiently and without frustration. Choosing the Right Partner for Your Office Environment The task of outfitting an office can be daunting. Partnering with a knowledgeable and reputable Meet&Co commercial furniture supplier is crucial to creating an environment that is both functional and inspiring. A good supplier will not only offer a wide range of high-quality products but will also provide expert advice on space planning and ergonomic best practices, ensuring that your investment yields the best possible return. The Future of the Office: Flexibility and Adaptability The world of work is constantly evolving, and office design must evolve with it. The future lies in creating flexible and adaptable spaces that can be easily reconfigured to meet the changing needs of a business. Modular furniture and movable partitions are key components of this future-proof approach, allowing organizations to scale and adapt without the need for costly and disruptive renovations. Conclusion: A Strategic Investment in Your Greatest Asset Ultimately, the design of your office is a direct reflection of your company's culture and values. By investing in high-quality, ergonomic, and well-designed office workstations and cubicles, you are sending a clear message to your employees: their well-being and productivity matter. This strategic investment in your physical workspace is, in fact, an investment in your most valuable asset your people. The result is a more engaged, efficient, and innovative team, ready to tackle the challenges of tomorrow.

Effective residential construction project management is crucial in today’s fast-moving building industry. It means overseeing every step of building a home, from planning to finishing, to ensure projects are completed time, within budget, and with high quality. Unlike commercial projects, residential projects require special attention to meet homeowners' unique needs and wishes, requiring a customized approach from the beginning to the end. In 2025, the construction sector will use advanced technologies like AI and integrated project delivery (IPD) to streamline processes and improve stakeholder collaboration. However, project managers face significant challenges, including managing risks, maintaining quality control, and ensuring effective communication among team members. A WIP Report (Work-in-Progress Report) is a key tool that helps track a project's budget, progress, and resource use. It provides clear insights, making managing costs easier, avoiding delays, and making informed decisions. By adopting best practices and using modern construction management tools, project managers can overcome these challenges and deliver successful residential construction projects that meet client expectations and contribute to a sustainable future. This article provides a brief overview of residential construction project management, highlights its importance, and touches on the challenges faced by project managers while incorporating the latest trends and technologies in the field. Types of Residential Construction Management Here are the different types of Residential Construction Management: Single-Family Homes: These are standalone houses built for individual families. Managing these projects involves overseeing construction from planning to completion, ensuring that the home meets the owner's preferences and budget. Multi-Family Housing: This includes apartments, condominiums, and townhouses. Projects of this type require managing multiple units, often with shared facilities, and ensuring compliance with local building codes. Custom Home Building: This involves constructing homes tailored to specific client needs. Close collaboration with architects and designers is required to ensure the house reflects the owner's personality and preferences. Home Renovation and Remodeling: These projects focus on updating or expanding existing homes. They often involve working with subcontractors for specialized tasks like electrical or plumbing work. Components of Residential Construction Project Management Managing a residential construction project requires carefully coordinating people, materials, and timelines. A well-structured approach ensures efficiency, cost control, and high-quality results. Roles and Responsibilities A project manager plays a vital role in residential construction. They oversee every step from planning to completion and ensure the project stays on schedule, within budget, and meets quality standards. Project Manager’s Role in Home Construction The project manager is responsible for organizing tasks, managing resources, and solving problems that arise during construction. They coordinate between different teams, track progress, and ensure safety regulations are followed. Collaboration with Contractors, Architects, and Stakeholders Successful residential construction requires teamwork. Project managers work closely with architects to bring designs to new heights, coordinate with contractors to manage labor and materials, and keep stakeholders (such as homeowners and investors) informed about project updates. Client Communication and Expectations Management Clear communication with clients is essential. The project manager keeps homeowners updated on timelines, changes, and challenges. Setting realistic expectations and providing regular updates, they help avoid misunderstandings and keep the project running smoothly. Project Scope & Planning Practical project planning sets the foundation for a successful residential construction project. It ensures clear goals, minimizes risks, and keeps the project on track. Defining Project Objectives and Deliverables: Clearly outlining what needs to be done and what the final result should look like is essential. This involves setting specific, measurable goals that align with the homeowner's vision and budget. Managing Homeowner Expectations and Scope Creep: Homeowners often have changing needs or ideas. Effective project managers must manage these expectations to prevent "scope creep," which can delay projects and increase costs. This involves open communication and setting clear boundaries. Ensuring Compliance with Zoning Laws and Permits: Before construction begins, it's crucial to ensure that all necessary permits are obtained and that the project complies with local zoning laws. This step avoids costly fines and delays, ensuring the project moves forward smoothly. Budgeting & Cost Control Proper budgeting is essential for keeping residential construction projects financially viable. Effective cost management prevents overspending and ensures profitability. Accurate Cost Estimation for Residential Projects A precise cost estimate considers labor, materials, permits, and unexpected expenses. Using historical data and Sage 300 CRE for financial management improves accuracy and helps set realistic budgets. Budget Allocation and Tracking Allocating funds efficiently ensures that each phase of the project receives the necessary resources. Tracking expenses through Construction & Financial Dashboards allows for real-time monitoring and early detection of budget deviations. Preventing Budget Overruns Uncontrolled costs can derail a project. Regular financial reviews, automated alerts for overspending, and contingency planning help keep expenses in check and prevent financial strain. Scheduling & Timeline Management Timely project completion is crucial in residential construction. Effective scheduling minimizes delays and ensures a smooth workflow. Creating Detailed Project Schedules A structured schedule outlines all tasks, deadlines, and dependencies. Breaking down the project into phases, planning, execution, and finishing, helps maintain order and clarity. Preventing Delays & Meeting Deadlines Delays can result from labor shortages, weather conditions, or supply chain issues. To avoid problems, it’s good to check for risks ahead of time, add extra time to schedules, and keep everyone on the same page. Using Gantt Charts and Critical Path Methods CPM for Construction helps identify critical activities that directly impact project completion, while Gantt charts provide a visual timeline of tasks. Both tools optimize scheduling and improve efficiency. Residential Construction Project Management Phases Managing a residential construction project effectively requires a structured approach through various phases. Each phase plays a critical role in ensuring the project's success, from initial planning to completion. Pre-Construction Phase The pre-construction phase sets the foundation for a smooth and efficient building process. Proper planning at this stage helps prevent costly changes and delays later. Site Analysis & Approvals: A thorough site analysis assesses soil conditions, topography, and environmental factors. Feasibility studies evaluate project viability, including costs and regulatory compliance. Obtaining zoning approvals, permits, and other legal clearances is crucial before breaking ground. Selecting Materials and Procurement Strategies: Choosing the right materials impacts durability, sustainability, and cost efficiency. A well-planned procurement strategy, including bulk purchasing and reliable supplier partnerships, ensures timely delivery and cost savings. Using Sage 300 CRE for procurement management helps streamline material sourcing and financial planning. Construction Phase The construction phase transforms plans into reality. Effective coordination and strict quality control ensure a successful build. Resource Allocation and Workflow Coordination: Efficiently managing labor, equipment, and materials is key to maintaining progress. Using CPM for Construction, project managers can allocate resources strategically, prevent bottlenecks, and optimize workflows for timely completion. Project Closeout & Handover The final phase of residential construction project management is crucial for ensuring a smooth transition from construction to occupancy. Proper closeout procedures guarantee quality, client satisfaction, and long-term project success. Final Inspections and Quality Assurance: Before finishing the project, a final inspection checks that everything meets safety rules and quality standards. Any problems need to be fixed quickly. Using Procore helps make inspections and tracking issues easier, ensuring a high-quality final product. Client Walkthrough and Support: A final check helps homeowners see the finished work, ask questions, and make sure it meets their expectations. This is also a chance to explain important home features and maintenance tips. Good communication here builds trust and strengthens relationships. Warranty Management and Feedback: Efficient warranty management ensures clients get quick help for any issues after construction. A clear process for tracking requests and keeping in touch with homeowners boosts satisfaction. Collecting feedback helps improve future projects. Using S-Curve Forecasting tracks performance trends and refines management strategies. Software for Residential Construction Project Management The integration of technology in residential construction project management has revolutionized the way projects are planned, executed, and monitored. Digital tools streamline operations, reduce costs, and improve communication, making them essential for modern construction firms. Importance of Digital Tools Investing in digital tools is crucial for construction firms as it transforms the industry by enhancing efficiency, accuracy, and collaboration across the entire project lifecycle. They also improve project management by streamlining processes, automating tasks, and facilitating real-time stakeholder communication. Top Construction Management Software for Residential Projects Several software solutions are available for managing residential construction projects: Procore: Known for its comprehensive project management features, including document management and collaboration tools. Sage 300 CRE: Offers robust accounting and financial management capabilities, ideal for large-scale construction projects. Buildertrend: Specializes in residential construction, providing tools for project scheduling, budgeting, and client communication. CoConstruct: Focuses on custom home building and remodeling, offering features for estimating, scheduling, and project management. WIP Reports: Useful for tracking work-in-progress and managing project finances effectively. Features Comparison and Best Use Cases: Procore: Best for large projects requiring extensive collaboration and document management. Sage 300 CRE: Ideal for firms needing robust financial management. Buildertrend: Suitable for residential builders focusing on client communication and project scheduling. CoConstruct: Perfect for custom home builders who need detailed estimating and scheduling tools. WIP Reports: Useful for firms needing to track project finances closely. How Software Improves Project Efficiency Construction management software significantly enhances project efficiency in several ways: Automating Accounting and Job Costing: Software like Sage 300 CRE automates financial tasks, reducing manual errors and improving budget tracking. Streamlining Document Management and Communication: Tools like Procore centralize documents and facilitate real-time communication among team members, reducing misunderstandings and delays. Mobile-Friendly Solutions for Real-Time Tracking: Mobile apps from platforms like Buildertrend allow for on-site access to project data, enabling real-time tracking and decision-making. These digital tools and software solutions are essential for modern residential construction project management, offering benefits such as improved efficiency, enhanced collaboration, and better financial control. Challenges in Residential Construction Project Management Residential construction projects face a variety of challenges that can impact their success. Here are some of the key issues project managers encounter: Managing Subcontractors and Labor Shortages One of the biggest challenges in residential construction is managing subcontractors and dealing with labor shortages. Subcontractors often have their own schedules and priorities, which can lead to delays if not coordinated properly. Additionally, labor shortages can slow down projects and increase costs due to the need for overtime or hiring temporary workers. Budget Overruns and Unexpected Costs Budget overruns are common in residential construction due to factors like material price fluctuations, unexpected site conditions, or changes in project scope. Effective budget management involves regularly monitoring expenses and having contingency plans for unexpected costs. Changing Construction and Eco Rules Construction and Eco Rules are always changing, so project managers need to keep up with the latest regulations. This involves following guidelines for saving energy, protecting the environment, and ensuring safety. Ignoring these rules can lead to fines, delays, or even stopping the project. Best Practices To ensure your residential construction projects run smoothly and successfully, follow these essential best practices: Setting Clear Project Goals and Milestones Clearly defining what you want to achieve is the first step to success. Set specific, measurable, achievable, relevant, and time-bound (SMART) goals. This helps everyone involved understand what needs to be done and by when. For example, instead of saying "build a house," say "build a house with three bedrooms and two bathrooms within the next nine months." Stakeholder Collaboration Good communication is key to keeping everyone on the same page. Regular meetings with contractors, suppliers, and homeowners help prevent misunderstandings and ensure that everyone knows what's happening and what's next. This open dialogue also helps resolve issues quickly, preventing small problems from becoming big delays. Using Data-Driven Insights for Decision-Making Making decisions based on facts rather than guesses is crucial. Use data and analytics to understand project progress, identify potential issues early, and make informed decisions. For instance, if data shows that a particular material is consistently causing delays, you can plan ahead to avoid those delays in the future. Proactive Risk Management Strategies Things don't always go as planned, so being prepared is essential. Identify potential risks early and have a plan to manage them. This might include having backup suppliers, planning for weather conditions, or setting aside extra funds for unexpected expenses. Being proactive can prevent small issues from turning into major problems. Conclusion Effective residential construction project management requires careful planning, clear communication, and the right digital tools. From single-family homes to multi-family housing and custom projects, managing timelines, budgets, and quality is essential for success. By following best practices, using project management software, and staying ahead of industry trends, project managers can ensure smooth execution and client satisfaction despite challenges like labor shortages, budget overruns, and regulatory compliance; modern technology and strategic planning help mitigate risks. Construction firms can improve efficiency, enhance collaboration, and maintain financial control by adopting advanced tools like Procore, Sage 300 CRE, and Buildertrend. A well-managed project delivers a quality home and builds trust and long-term success in the industry. FAQs What is residential construction project management? It involves overseeing all aspects of building residential properties, from initial planning and design to construction and completion, ensuring projects are completed on time, within budget, and to the desired quality standards. How can I prevent budget overruns in my construction project? Accurate cost estimation, continuous budget tracking, and having contingency plans for unexpected expenses are key strategies to prevent budget overruns. What are the main stages of a residential construction project? The primary stages include design, pre-construction, procurement, and construction. How does construction management software improve project efficiency? It streamlines processes like scheduling, budgeting, and communication, providing real-time data access and collaboration among stakeholders, which enhances overall project efficiency. How can I ensure my project complies with local building codes and regulations? Engage professionals familiar with local laws, obtain all necessary permits before starting, and conduct regular inspections to ensure adherence to building codes and regulations.

This ground floor flat in the City of Oxford had been converted from a shop which as you can imagine, was quite complex. One significant element involved in the conversation was the restoration of an old Quarry tiled floor which ran through the main hallway and had for many years been covered in a commercial linoleum covering. When the linoleum covering was removed, the sheer amount of glue which had been used to affix it had completely ruined the appearance and condition of the Quarry tiles. There was also a lot of concrete in the bathroom, and our client was keen to have this removed in the hope that the tiles beneath were salvageable. My first task at the property was to deal with the adhesive. I covered the entire floor area with Tile Doctor Remove and Go and then covered it with a plastic sheet and leaving it to soak into the glue and break it down overnight. Remove and Go is powerful stripper with a long-dwell time, formulated to break down adhesives and paint stains, amongst other coatings. I returned the next day and, removing the plastic sheeting, I scrubbed the floor with a carbon brush attached to a rotary floor scrubber to remove the huge glue deposits. I worked in sections, rinsing each area of the floor with water after it had been scrubbed. Once I had finished the entire floor there was still some glue remaining, so I covered it again with a solution of Remove and Go combined with Tile Doctor HBU Nanotech, which utilises nano-sized particles to get underneath tough stains, dissolve them, and lift them out. I left this solution on the floor for about two hours to dwell and scrubbed it again. During the next day of work, I used a very coarse 100 grit diamond burnishing pad to manually grind away the remaining stubborn bits of glue. Paying attention to the bathroom, I used a 50-grit coarse milling pad followed up with a 100-grit diamond burnishing pad to do the same to the area of concrete. The next part of the process was to use Tile Doctor Grout Clean Up to acid wash the floor. This was successful in removing the last bits of cement and the remaining residue of the glue. To complete the cleaning process, I then rinsed the floor with plenty of water and vacuumed up any soiled solution. I opted to leave the floor alone for a couple of days to fully dry off so that it could be sealed upon my return. This is crucial as any moisture or damp issues can damage the performance of the sealer and expose the floor to further ingrained dirt and staining. To seal the floor, I used Tile Doctor Colour Grow. This is an impregnating sealer that also enhances the natural reddish shades in the Quarry. I applied two coats of the sealer, giving the floor the natural look matte finish the customer desired. The customer was very impressed with the results of this thorough restoration. She even left the following feedback: “I cannot recommend this service enough. The Oxford Tile Doctor (Barry) was a superstar: he cleaned up the tiles in my hallway, which were covered in a very thick layer of glue, and removed concrete from the tiles. They now look superb and I’m really happy with the outcome. Barry was always on time, considerate, and kept me up to date. The quote for the job was exactly right. I would not hesitate to recommend him.”

Kitchen - kitchen idea in Toronto

In the world of property management, fostering positive relationships with tenants, prospects, and landlords is key to ensuring a thriving rental community. One of the most fundamental aspects of tenant satisfaction is ensuring that their living spaces are equipped with functional appliances. Imagine the frustration of a tenant with a malfunctioning refrigerator or a broken washing machine. It's in such moments that the role of property managers becomes crucial. By offering fast and timely appliance repair and maintenance services, property managers can not only address the immediate needs of their tenants but also build lasting trust and loyalty. In this blog, we will explore the importance of reliable appliance repair services for property managers and how they can strengthen their bonds with tenants, prospects, and landlords. Understanding the Tenant's Perspective: For tenants, a well-maintained and fully functional home is not just a luxury but a necessity. Appliances like refrigerators, ovens, washing machines, and HVAC systems are integral to their daily lives. When these appliances break down, it can disrupt their routine and cause significant inconvenience. Tenants appreciate property managers who promptly address these issues, demonstrating a commitment to their comfort and well-being. Meeting Prospective Tenants' Expectations: When prospects are searching for a new rental property, they evaluate not only the space and location but also the level of service provided. A property managed by professionals who offer reliable appliance repair services stands out in the competitive rental market. Prospective tenants are more likely to choose a property where their potential issues, including appliance repairs, will be promptly resolved. Earning the Trust of Landlords: Landlords entrust property managers with their investments, expecting them to maintain the property and keep the tenants satisfied. Providing efficient appliance repair services not only ensures tenant retention but also earns the trust of landlords. A property manager who can handle repairs swiftly and cost-effectively protects the landlord's investment, leading to a positive and enduring partnership. Benefits of Reliable Appliance Repair Services: ⦁ Tenant Satisfaction: Fast and reliable appliance repairs lead to satisfied tenants, enhancing their overall living experience. ⦁ Reduced Vacancy Rates: Properties with a reputation for excellent maintenance and quick issue resolution attract and retain tenants, minimizing vacancy periods. ⦁ Positive Word-of-Mouth: Happy tenants are more likely to recommend the property to others, increasing the likelihood of attracting new tenants through referrals. ⦁ Enhanced Property Value: Well-maintained properties retain their value and appeal, ensuring a steady stream of income for landlords. ⦁ Improved Tenant-Landlord Relations: Proactive property managers who promptly address repair issues strengthen their relationships with both tenants and landlords, creating a harmonious living environment. In the competitive world of property management, offering reliable appliance repair services isn't just a service; it's a testament to a property manager's commitment to their tenants, prospects, and landlords. By promptly addressing repair needs and ensuring the smooth functioning of appliances, property managers not only resolve immediate problems but also lay the foundation for enduring, trust-based relationships. After all, in the eyes of tenants, prospects, and landlords, a property manager who can keep the appliances running smoothly is a valuable partner worth keeping. Building strong bonds through reliable appliance repair services isn't just a strategy – it's a pathway to long-lasting success and mutual satisfaction in the realm of property management.

A transformation inspired by the owner’s love of modern architecture, art and color (and the adjacent sand, rock, water, and the northwest landscape), the Indianola House sought to bring the soul of a home to a colorless muted box. The original house was a drab 1990’s-era box with no personality or presence sited on a beautiful secluded bay, facing water and island views, northwest of the City of Seattle. The existing mono-colored stucco-clad exterior and pyramidal glass-block openings had led the neighborhood to dub the structure, unflatteringly, “The Miami Vice House”. Rhodes Architecture’s Residential Architects careful use of natural light, rich, collaged finishes and ability to open the house to gardens, beach, and outdoor gathering was critical to the design. The house soon became “The Gallery”. The original home’s grey stucco exterior made the house seem both large and featureless; the introduction of no-maintenance exterior materials that collage and complement each other was a goal of the homeowner and the Seattle Architects who teamed up for this residential design. The bloated scale of the house cried out for the establishment and definition of the parts of the structure, a breaking down of the home’s form and its apparent bland size. Living, sleeping, and bathing areas that started as staid spaces were in need of opening to the natural environment with additions of large doors, folding glass walls and useable balconies were crucial to each space having a dialogue with the outdoors. The owner’s extensive art collection was highlighted and became the focus of interior places, well-lit naturally and through a new lighting system. Energy use and sustainable systems were a key component of the design which used high-efficacy lighting, better cladding on a rain-screen system, high-efficiency doors and windows, new insulation and weather barriers, and which added a photovoltaic-generated electrical system. The contemporary design sought to integrate all of these systems, materials, and finishes into a seamless whole that lent interest and drama to a residence which was previously lusterless. How radically this house was transformed is evident in the exteriors, gardens and the natural spaces the house now opens to, as well as the gallery-like interiors. This home is a stunning testament to what is possible “before-and-after” when remade by Rhodes Architecture + Light. The clients are an older couple with long professional and political careers, a love of art and a clear desire to connect with the Northwest environment and enliven their daily lives with spaces full of color and natural light. Rhodes Architecture + Light was hired in 2019 to add new exteriors and interiors, natural light, larger openings to beach and bay, seismic and foundation upgrades to the home, and to infuse life into the house through the re-use of existing space and varied materials, color, textures, and lighting. The only actual change to the exterior “shell” of the house was the introduction of a low “gull-wing” roof with wood soffits above the central atrium space, to add drama and bring natural light into the entry gallery space. Interior spaces, including bedrooms and bathrooms, were re-planned and opened to each other, to greater natural light, to roof decks, and to the incredible views and sea-side environment. The Builder, Fairbank Construction Company of Bainbridge Island, Washington, met the challenge of the design, first completely deconstructing the finishes inside and out, then precisely interlocking new claddings, windows and doors, cabinetry, finishes and a new gull-wing central roof in a beautiful transformation. The construction was total, thorough, and very detailed, resulting a house that, far from seeming a “remodeling”, is far more present and fitting to the owner’s lives and the natural environment than the house we started with.

Tracey Ayton Photography
Transitional master carpeted bedroom photo in Vancouver with white walls