We replaced a new Trane AC system because of a car wreck that about ran over the system. It was not repairable at that point. We did go back with a 13 SEER system to match the the indoor unit. We had originally replaced the system in November 25, 2014. At that time we had installed a 13 SEER Trane condenser. Since we were able to find a new 13 SEER Trane at the factory we installed it.

The indoor air quality of your home is important to us at G & G Heating.We at G&G Heating, offers a full range of professional indoor Air quality solutions. We understand the importance of maintaining air quality and are experts in helping you to keep your home’s air clean and comfortable.

Roof inspections and certifications are an important service provided by Raven Roofing and Restoration. Property sellers, buyers, Realtors, property managers and building owners trust our qualified and experienced roof inspectors to thoroughly inspect and give an unbiased report on the condition and approximate lifespan that is left in the roof, to ensure all parties are aware of the condition of the roof. While your Jacksonville roof may look fine from the ground, a professional roof inspection might reveal otherwise. It’s extremely common to find roofs that have been improperly installed. From poorly attached shingles to deteriorated flashing and improperly sealed skylights, chimneys, and roof architecture, we can help you spot and fix any problem areas. Professional Roof Inspections A thorough roof inspection or certification addresses all critical areas of the roof, notes the lifespan that is left and gives recommendations for repairs, moss treatment and/or roof cleaning. Estimates can be given if repairs or replacement are necessary in order for the roof to achieve the minimum 3 to 5 year life expectancy which most lending and insurance institutions require for homes. Give us a call to schedule your roof inspection or certification. We know timing is important when buying and/or selling a property and we will respond quickly for your convenience. Thorough inspections should be conducted semi-annually and before and after major storms or high wind events. We inspect numerous areas of potential damage.

Saturday June 27, 10:00 to 11:30am | Brooklyn Monroe Place by Robin Key of Robin Key Landscape Architecture The landscape architect worked closely with the owners to design the front and rear gardens of this Brooklyn Heights townhouse. Located in a historic district, the front garden ironwork and original bluestone sidewalk were restored with the approval of the New York City Landmarks Preservation Commission. In the rear garden, materials were carefully selected to create a balance between the historic landscape and the new elements. The stone patios, laid using salvaged bluestone already existing on the site, are defined by two linear, stacked-stone fountains where water cascades gently into low pools. A raised wood deck at the back of the property is nestled within a bed of soft moss and wispy ferns, creating a peaceful seating area surrounded by woodland plantings. Here modern garden furniture and sculpture create a bold contrast. Throughout the property, the site’s existing mature trees were preserved to serve as a framework for the garden. A lower level seating area adjacent to the house provides the owners with an outdoor kitchen and area for entertaining. Photo courtesy Robin Key Landscape Architecture

Mid-sized minimalist backyard concrete and custom-shaped lap pool photo

When the homeowners decided to move from San Francisco to the Central Coast, they were looking for a more relaxed lifestyle, a unique place to call their own, and an environment conducive to raising their young children. They found it all in San Luis Obispo. They had owned a house here in SLO for several years that they had used as a rental. As the homeowners own and run a contracting business and relocation was not impossible, they decided to move their business and make this SLO rental into their dream home. As a rental, the house was in a bare-bones condition. The kitchen had old white cabinets, boring white tile counters, and a horrendous vinyl tile floor. Not only was the kitchen out-of-date and old-fashioned, it was also pretty worn out. The tiles were cracking and the grout was stained, the cabinet doors were sagging, and the appliances were conflicting (ie: you could not open the stove and dishwasher at the same time). To top it all off, the kitchen was just too small for the custom home the homeowners wanted to create. Thus enters San Luis Kitchen. At the beginning of their quest to remodel, the homeowners visited San Luis Kitchen’s showroom and fell in love with our Tuscan Grotto display. They sat down with our designers and together we worked out the scope of the project, the budget for cabinetry and how that fit into their overall budget, and then we worked on the new design for the home starting with the kitchen. As the homeowners felt the kitchen was cramped, it was decided to expand by moving the window wall out onto the existing porch. Besides the extra space gained, moving the wall brought the kitchen window out from under the porch roof – increasing the natural light available in the space. (It really helps when the homeowner both understands building and can do his own contracting and construction.) A new arched window and stone clad wall now highlights the end of the kitchen. As we gained wall space, we were able to move the range and add a plaster hood, creating a focal nice focal point for the kitchen. The other long wall now houses a Sub-Zero refrigerator and lots of counter workspace. Then we completed the kitchen by adding a wrap-around wet bar extending into the old dining space. We included a pull-out pantry unit with open shelves above it, wine cubbies, a cabinet for glassware recessed into the wall, under-counter refrigerator drawers, sink base and trash cabinet, along with a decorative bookcase cabinet and bar seating. Lots of function in this corner of the kitchen; a bar for entertaining and a snack station for the kids. After the kitchen design was finalized and ordered, the homeowners turned their attention to the rest of the house. They asked San Luis Kitchen to help with their master suite, a guest bath, their home control center (essentially a deck tucked under the main staircase) and finally their laundry room. Here are the photos: I wish I could show you the rest of the house. The homeowners took a poor rental house and turned it into a showpiece! They added custom concrete floors, unique fiber optic lighting, large picture windows, and much more. There is now an outdoor kitchen complete with pizza oven, an outdoor shower and exquisite garden. They added a dedicated dog run to the side yard for their pooches and a rooftop deck at the very peak. Such a fun house. Wood-Mode Fine Custom Cabinetry, Esperanto

Photo: Margot Hartford © 2017 Houzz
Eclectic bathroom photo in New York

Carex sprengelii / Long-Beaked Sedge Photo: Matt Lavin, licensed under Creative Commons Attribution-ShareAlike 2.0 Generic
Inspiration for a landscaping in Other.

When the homeowners decided to move from San Francisco to the Central Coast, they were looking for a more relaxed lifestyle, a unique place to call their own, and an environment conducive to raising their young children. They found it all in San Luis Obispo. They had owned a house here in SLO for several years that they had used as a rental. As the homeowners own and run a contracting business and relocation was not impossible, they decided to move their business and make this SLO rental into their dream home. As a rental, the house was in a bare-bones condition. The kitchen had old white cabinets, boring white tile counters, and a horrendous vinyl tile floor. Not only was the kitchen out-of-date and old-fashioned, it was also pretty worn out. The tiles were cracking and the grout was stained, the cabinet doors were sagging, and the appliances were conflicting (ie: you could not open the stove and dishwasher at the same time). To top it all off, the kitchen was just too small for the custom home the homeowners wanted to create. Thus enters San Luis Kitchen. At the beginning of their quest to remodel, the homeowners visited San Luis Kitchen’s showroom and fell in love with our Tuscan Grotto display. They sat down with our designers and together we worked out the scope of the project, the budget for cabinetry and how that fit into their overall budget, and then we worked on the new design for the home starting with the kitchen. As the homeowners felt the kitchen was cramped, it was decided to expand by moving the window wall out onto the existing porch. Besides the extra space gained, moving the wall brought the kitchen window out from under the porch roof – increasing the natural light available in the space. (It really helps when the homeowner both understands building and can do his own contracting and construction.) A new arched window and stone clad wall now highlights the end of the kitchen. As we gained wall space, we were able to move the range and add a plaster hood, creating a focal nice focal point for the kitchen. The other long wall now houses a Sub-Zero refrigerator and lots of counter workspace. Then we completed the kitchen by adding a wrap-around wet bar extending into the old dining space. We included a pull-out pantry unit with open shelves above it, wine cubbies, a cabinet for glassware recessed into the wall, under-counter refrigerator drawers, sink base and trash cabinet, along with a decorative bookcase cabinet and bar seating. Lots of function in this corner of the kitchen; a bar for entertaining and a snack station for the kids. After the kitchen design was finalized and ordered, the homeowners turned their attention to the rest of the house. They asked San Luis Kitchen to help with their master suite, a guest bath, their home control center (essentially a deck tucked under the main staircase) and finally their laundry room. Here are the photos: I wish I could show you the rest of the house. The homeowners took a poor rental house and turned it into a showpiece! They added custom concrete floors, unique fiber optic lighting, large picture windows, and much more. There is now an outdoor kitchen complete with pizza oven, an outdoor shower and exquisite garden. They added a dedicated dog run to the side yard for their pooches and a rooftop deck at the very peak. Such a fun house. Wood-Mode Fine Custom Cabinetry, Barcelona

Before renovation: compacted soil, exposed tree roots, and poorly defined planting areas contributed to drainage issues and uneven turf conditions. The yard required regrading and underground drainage correction to restore function and structure.

What does a roof deck look like when every part of the roof, even areas deemed uninhabitable and structurally weak, is utilized and optimized? This large midcentury home on the edge of Presidio National Park in San Francisco had an incredible location and views. But the original roof deck suffered from poor design detailing that had rendered it a leaking, deteriorating mess. Even worse, the previous owner had covered three roof areas surrounding the deck with river stones, structurally overloading the building and endangering its occupants. We removed the river stones and everything else down to the framing. An expertly detailed drainage and waterproofing system underlies everything above. The deck and access stairs are surfaced with durable and refined porcelain pavers. The guardrail is made from custom stainless steel supports with clear, low-iron, laminated glass spanning between for an unobstructed view. Heated seats make watching the chilly fog roll in through the gate comfy. Planting and greenery surround the deck. The type varies depending on structural conditions- a deep planter sits on top of a structural wall, sedums in shallow soil occupy the strong edges of the surrounding rooftops, and faux grass turf fills out the middle in areas that can’t support the weight of wet soil.

What does a roof deck look like when every part of the roof, even areas deemed uninhabitable and structurally weak, is utilized and optimized? This large midcentury home on the edge of Presidio National Park in San Francisco had an incredible location and views. But the original roof deck suffered from poor design detailing that had rendered it a leaking, deteriorating mess. Even worse, the previous owner had covered three roof areas surrounding the deck with river stones, structurally overloading the building and endangering its occupants. We removed the river stones and everything else down to the framing. An expertly detailed drainage and waterproofing system underlies everything above. The deck and access stairs are surfaced with durable and refined porcelain pavers. The guardrail is made from custom stainless steel supports with clear, low-iron, laminated glass spanning between for an unobstructed view. Heated seats make watching the chilly fog roll in through the gate comfy. Planting and greenery surround the deck. The type varies depending on structural conditions- a deep planter sits on top of a structural wall, sedums in shallow soil occupy the strong edges of the surrounding rooftops, and faux grass turf fills out the middle in areas that can’t support the weight of wet soil.

Our Modern Aspen ave. project was a home that grew out of our clients desire to have a modern home in the heart of the art filled, mountain-biking-community of Fruita, Colorado. Our original concept was to renovate an older existing home to be able to better function as a 2-3 bedroom home for her friends and family to come stay, ride bikes, play and enjoy downtown Fruita. Due to a combination of the poor quality of the existing structure, an almost non existent foundation and discovered geotechnical site conditions, the project became a new construction dream getaway. Design Concept: In developing this project our client desired, a modern, open floor plan home filled with natural light and a durable maintenance free exterior. From this program we massed the home into 3 distinctly separate zones contained within 3 simple modern forms; a transitional entry space, the public living spaces and the private bedroom spaces. These zones of the home were each to become visible from the exterior through the use of 3 separate durable exterior material claddings of wood, stucco and steel respectively. Spaces: The entry of the home, clad in wood, was created as a transitional space between the exterior and the living spaces by creating a feeling of compression before entering into the voluminous, light filled, living area. The large volume, tall windows and natural light of the living area allows for light and views to the exterior in all directions. The custom kitchen cabinets and cabinetry storage are “tucked in” under the stairs and loft allowing for a sense of refuge while in the “command center” of the home. In this design every inch of usable space was thoughtfully incorporated into its function. The private bedroom zone of the home has bedrooms stacked on 2 levels with the master suite on the main level and guest bedrooms and guest bath above. These Bedrooms adjoin a loft area that flows onto a covered and well shaded 2nd level deck. The loft and 2nd level deck allows for a separate living space to relax and gather with family and friends. Garage and Exterior landscaping: This project also considered our clients' need for storage and love for travel by creating storage space for an Airstream camper in the oversized 2 car garage at the back of the property. The design of the garage was flat roofed in order to preserve views and light on the north side of the home, while also allowing room for a photovoltaic (PV) solar system to offset electrical needs. The “lawn” and landscaping of the home were designed as a part of a no maintenance exterior requirement. Although wanting to be maintenance as maintenance free as possible on the exterior, her love for dogs required the home to have some form of grass, so we opted for a K-9 Grass turf system that is designed for pets and allows the turf to be rinsed into the soil through the use of a typical sprinkler system. Energy Efficiency: As in all of our homes, we design and built this project with increased energy efficiency standards in mind. Our standards begin below grade by designing our foundations with insulated concrete forms (ICF) for all of our exterior foundation walls, providing the below grade walls with an R value of 23. As a standard, we also install a passive radon system and a heat recovery ventilator to efficiently mitigate the indoor air quality within all of the homes we build. Above grade, the exterior walls on this home are built with 2x6 construction and sheathed with the Zip R-3 system allowing for an air and weather tight, R-27 exterior wall assembly. The flat roofs of the home are insulated with a hybrid closed cell foam and batt insulation system creating an affordable R-45 insulation. These roofs are covered with a reflective white, TPO membrane roof to reflect the excess heat during the hot summer months. The pitched roofs of the home are vented insulated with a breathable R-50 blown fiberglass insulation.

Located on a marsh in the upper reaches of the Lieutenant River in Old Lyme, the existing house was well-sited and well-built, but the design failed to exploit the views and more importantly was a confused combination of contemporary and traditional elements. The new homeowners, a successful businesswoman and an accomplished artist and photographer, were interested in creating a fully-contemporary environment to open up space, connect indoors with outdoors, display artwork and showcase the husband’s distinctive photographs. One glaring deficiency was the curb appeal and approach sequence: the grade sloped down and the path to the house followed, but this led to an uncomfortable dip and abrupt rise to the front door. By creating a virtual “moat,” occupied by a grid of raised-bed grasses contained in aluminum-clad boxes, and spanning the moat with an ipe bridge, the approach becomes level and engaging. The façade of the existing house was blank and bland, and with no cover. Adding a deep overhang with a wide porch creates a welcoming, covered condition, accentuated by a 6’ wide pivoting front door that feels more like a moving piece of wall. Another deficiency was the connection to the outdoors. By adding glass to the front and back of the house, and removing interior walls selectively, the house takes on a diaphanous quality that allows one to see through to the marsh beyond, even when in the driveway. The raised-bed grasses act as abstract, geometric versions of the marsh beyond. A large, pyramidal skylight establishes a spatial hierarchy around which the rooms revolve. The house featured several tray-ceilinged spaces – living room, kitchen, and master bedroom – that were poorly-proportioned and with panels at the top that resembled inset flat panel doors. The solution was to use a different strategy for each: the bedroom turns the ceiling into an eggshell through the use of a creative trim detail; the living room has an oversized sculptural, backlit lighting element; and the kitchen has a collage of painted rectangular forms that support or include lighting pieces. A palette of concrete, blackened steel, stainless steel and colors carefully chosen by homeowner and architect create an interior and exterior environment punctuated by moments that are as artistic as the featured works in the black-ceilinged gallery.

When the homeowners decided to move from San Francisco to the Central Coast, they were looking for a more relaxed lifestyle, a unique place to call their own, and an environment conducive to raising their young children. They found it all in San Luis Obispo. They had owned a house here in SLO for several years that they had used as a rental. As the homeowners own and run a contracting business and relocation was not impossible, they decided to move their business and make this SLO rental into their dream home. As a rental, the house was in a bare-bones condition. The kitchen had old white cabinets, boring white tile counters, and a horrendous vinyl tile floor. Not only was the kitchen out-of-date and old-fashioned, it was also pretty worn out. The tiles were cracking and the grout was stained, the cabinet doors were sagging, and the appliances were conflicting (ie: you could not open the stove and dishwasher at the same time). To top it all off, the kitchen was just too small for the custom home the homeowners wanted to create. Thus enters San Luis Kitchen. At the beginning of their quest to remodel, the homeowners visited San Luis Kitchen’s showroom and fell in love with our Tuscan Grotto display. They sat down with our designers and together we worked out the scope of the project, the budget for cabinetry and how that fit into their overall budget, and then we worked on the new design for the home starting with the kitchen. As the homeowners felt the kitchen was cramped, it was decided to expand by moving the window wall out onto the existing porch. Besides the extra space gained, moving the wall brought the kitchen window out from under the porch roof – increasing the natural light available in the space. (It really helps when the homeowner both understands building and can do his own contracting and construction.) A new arched window and stone clad wall now highlights the end of the kitchen. As we gained wall space, we were able to move the range and add a plaster hood, creating a focal nice focal point for the kitchen. The other long wall now houses a Sub-Zero refrigerator and lots of counter workspace. Then we completed the kitchen by adding a wrap-around wet bar extending into the old dining space. We included a pull-out pantry unit with open shelves above it, wine cubbies, a cabinet for glassware recessed into the wall, under-counter refrigerator drawers, sink base and trash cabinet, along with a decorative bookcase cabinet and bar seating. Lots of function in this corner of the kitchen; a bar for entertaining and a snack station for the kids. After the kitchen design was finalized and ordered, the homeowners turned their attention to the rest of the house. They asked San Luis Kitchen to help with their master suite, a guest bath, their home control center (essentially a deck tucked under the main staircase) and finally their laundry room. Here are the photos: I wish I could show you the rest of the house. The homeowners took a poor rental house and turned it into a showpiece! They added custom concrete floors, unique fiber optic lighting, large picture windows, and much more. There is now an outdoor kitchen complete with pizza oven, an outdoor shower and exquisite garden. They added a dedicated dog run to the side yard for their pooches and a rooftop deck at the very peak. Such a fun house. Wood-Mode Fine Custom Cabinetry, Barcelona

What does a roof deck look like when every part of the roof, even areas deemed uninhabitable and structurally weak, is utilized and optimized? This large midcentury home on the edge of Presidio National Park in San Francisco had an incredible location and views. But the original roof deck suffered from poor design detailing that had rendered it a leaking, deteriorating mess. Even worse, the previous owner had covered three roof areas surrounding the deck with river stones, structurally overloading the building and endangering its occupants. We removed the river stones and everything else down to the framing. An expertly detailed drainage and waterproofing system underlies everything above. The deck and access stairs are surfaced with durable and refined porcelain pavers. The guardrail is made from custom stainless steel supports with clear, low-iron, laminated glass spanning between for an unobstructed view. Heated seats make watching the chilly fog roll in through the gate comfy. Planting and greenery surround the deck. The type varies depending on structural conditions- a deep planter sits on top of a structural wall, sedums in shallow soil occupy the strong edges of the surrounding rooftops, and faux grass turf fills out the middle in areas that can’t support the weight of wet soil.

Due to its deteriorating condition, the asphalt roll roofing on this ADU required replacement before the Fall rains. Asphalt roll roofing generally lasts only 5-10 years, leading to ongoing maintenance challenges. The original 1×10 sheathing showed significant sagging in several spots, resulting in standing water not suitable for asphalt. Additionally, there was a complete absence of ventilation after improper installation of R-21 fiberglass insulation, leaving no air gap between the sheathing and insulation. A noticeable hump along the center of the roof indicated that the load-bearing wall had been supporting that section since construction, contributing to light sagging between the walls. The old roof was completely removed down to the joists, revealing a solid base for the new installation. The central hump was eliminated by shaving the high point along that line. 2×6 beams were ripped in half then nailed on top of the existing joists, creating a 1.5″ gap for insulation and providing strong attachment points for the OSB sheathing, which was secured with screws to prevent any potential issues with nail heads popping through over the roof’s expected lifespan of over 50 years. The EPDM membrane was then adhered using glue and contact cement along the edges of each sheet, with the ends folded over the roof edges and secured with termination bars. Drip edge flashing was added and taped to ensure a water-tight seal, and EPDM-safe caulking was applied over the seams for additional protection. Finally, all exposed wood was primed and painted. The new roof features a 60mil commercial-grade EPDM rubber membrane, offering a lifespan exceeding 50 years, in stark contrast to the 5-10 year lifespan of asphalt roll roofing. Using two sheets of EPDM for installation streamlined the process, resulting in one single seam across the entire roof, compared to the asphalt roll’s dimensions of 3 feet wide by 33 feet long, which created 8 vertical seams and 9 horizontal seams—significantly increasing the risk of leakage and failure. Wrapping the rubber over the edge of the roof effectively addressed concerns about water infiltration at the edges, an issue prevalent with the asphalt and drip edge interface. Another benefit to removing the splitting 1×10 decking and replacing it with OSB sheathing is the increase in structural integrity, moisture resistance, longevity and consistency. The project successfully transformed the ADU’s roof from a maintenance-prone asphalt roll system to a highly durable 60mil EPDM rubber membrane. By addressing critical structural issues, including sagging sheathing and inadequate ventilation, the team ensured that the new roof not only offers superior water resistance and longevity but also meets higher performance standards for insulation and durability. The replacement process eliminated common weak points, such as numerous seams and poor edge sealing, which were vulnerabilities in the old roofing system. The result is a streamlined, secure installation that provides peace of mind and long-term value, with a lifespan extending well beyond the original roof.

What does a roof deck look like when every part of the roof, even areas deemed uninhabitable and structurally weak, is utilized and optimized? This large midcentury home on the edge of Presidio National Park in San Francisco had an incredible location and views. But the original roof deck suffered from poor design detailing that had rendered it a leaking, deteriorating mess. Even worse, the previous owner had covered three roof areas surrounding the deck with river stones, structurally overloading the building and endangering its occupants. We removed the river stones and everything else down to the framing. An expertly detailed drainage and waterproofing system underlies everything above. The deck and access stairs are surfaced with durable and refined porcelain pavers. The guardrail is made from custom stainless steel supports with clear, low-iron, laminated glass spanning between for an unobstructed view. Heated seats make watching the chilly fog roll in through the gate comfy. Planting and greenery surround the deck. The type varies depending on structural conditions- a deep planter sits on top of a structural wall, sedums in shallow soil occupy the strong edges of the surrounding rooftops, and faux grass turf fills out the middle in areas that can’t support the weight of wet soil.

Located on a marsh in the upper reaches of the Lieutenant River in Old Lyme, the existing house was well-sited and well-built, but the design failed to exploit the views and more importantly was a confused combination of contemporary and traditional elements. The new homeowners, a successful businesswoman and an accomplished artist and photographer, were interested in creating a fully-contemporary environment to open up space, connect indoors with outdoors, display artwork and showcase the husband’s distinctive photographs. One glaring deficiency was the curb appeal and approach sequence: the grade sloped down and the path to the house followed, but this led to an uncomfortable dip and abrupt rise to the front door. By creating a virtual “moat,” occupied by a grid of raised-bed grasses contained in aluminum-clad boxes, and spanning the moat with an ipe bridge, the approach becomes level and engaging. The façade of the existing house was blank and bland, and with no cover. Adding a deep overhang with a wide porch creates a welcoming, covered condition, accentuated by a 6’ wide pivoting front door that feels more like a moving piece of wall. Another deficiency was the connection to the outdoors. By adding glass to the front and back of the house, and removing interior walls selectively, the house takes on a diaphanous quality that allows one to see through to the marsh beyond, even when in the driveway. The raised-bed grasses act as abstract, geometric versions of the marsh beyond. A large, pyramidal skylight establishes a spatial hierarchy around which the rooms revolve. The house featured several tray-ceilinged spaces – living room, kitchen, and master bedroom – that were poorly-proportioned and with panels at the top that resembled inset flat panel doors. The solution was to use a different strategy for each: the bedroom turns the ceiling into an eggshell through the use of a creative trim detail; the living room has an oversized sculptural, backlit lighting element; and the kitchen has a collage of painted rectangular forms that support or include lighting pieces. A palette of concrete, blackened steel, stainless steel and colors carefully chosen by homeowner and architect create an interior and exterior environment punctuated by moments that are as artistic as the featured works in the black-ceilinged gallery.