Penza Bailey Architects was contacted to update the main house to suit the next generation of owners, and also expand and renovate the guest apartment. The renovations included a new mudroom and playroom to accommodate the couple and their three very active boys, creating workstations for the boys’ various activities, and renovating several bathrooms. The awkwardly tall vaulted ceilings in the existing great room and dining room were scaled down with lowered tray ceilings, and a new fireplace focal point wall was incorporated in the great room. In addition to the renovations to the focal point of the home, the Owner’s pride and joy includes the new billiard room, transformed from an underutilized living room. The main feature is a full wall of custom cabinetry that hides an electronically secure liquor display that rises out of the cabinet at the push of an iPhone button. In an unexpected request, a new grilling area was designed to accommodate the owner’s gas grill, charcoal grill and smoker for more cooking and entertaining options. This home is definitely ready to accommodate a new generation of hosting social gatherings. Mitch Allen Photography

Unfortnately the paneled refrigerator really kills the budget. Consumer reports lists integrated refrigerators From $5 to 10k. I have generally used kitchen Aid at about $8k. Here the fridge still needs to get pushed back a little and the DW does not yet have its panel. This was a good project with enthusiastic homeowners who bought into the theme of creating a beautiful and unique home in the 1920s farm style.

Photo: Rikki Snyder © 2014 Houzz
Farmhouse kitchen photo in New York

Inspiration for a rustic basement remodel in San Francisco

This renovated brick rowhome in Boston’s South End offers a modern aesthetic within a historic structure, creative use of space, exceptional thermal comfort, a reduced carbon footprint, and a passive stream of income. DESIGN PRIORITIES. The goals for the project were clear - design the primary unit to accommodate the family’s modern lifestyle, rework the layout to create a desirable rental unit, improve thermal comfort and introduce a modern aesthetic. We designed the street-level entry as a shared entrance for both the primary and rental unit. The family uses it as their everyday entrance - we planned for bike storage and an open mudroom with bench and shoe storage to facilitate the change from shoes to slippers or bare feet as they enter their home. On the main level, we expanded the kitchen into the dining room to create an eat-in space with generous counter space and storage, as well as a comfortable connection to the living space. The second floor serves as master suite for the couple - a bedroom with a walk-in-closet and ensuite bathroom, and an adjacent study, with refinished original pumpkin pine floors. The upper floor, aside from a guest bedroom, is the child's domain with interconnected spaces for sleeping, work and play. In the play space, which can be separated from the work space with new translucent sliding doors, we incorporated recreational features inspired by adventurous and competitive television shows, at their son’s request. MODERN MEETS TRADITIONAL. We left the historic front facade of the building largely unchanged - the security bars were removed from the windows and the single pane windows were replaced with higher performing historic replicas. We designed the interior and rear facade with a vision of warm modernism, weaving in the notable period features. Each element was either restored or reinterpreted to blend with the modern aesthetic. The detailed ceiling in the living space, for example, has a new matte monochromatic finish, and the wood stairs are covered in a dark grey floor paint, whereas the mahogany doors were simply refinished. New wide plank wood flooring with a neutral finish, floor-to-ceiling casework, and bold splashes of color in wall paint and tile, and oversized high-performance windows (on the rear facade) round out the modern aesthetic. RENTAL INCOME. The existing rowhome was zoned for a 2-family dwelling but included an undesirable, single-floor studio apartment at the garden level with low ceiling heights and questionable emergency egress. In order to increase the quality and quantity of space in the rental unit, we reimagined it as a two-floor, 1 or 2 bedroom, 2 bathroom apartment with a modern aesthetic, increased ceiling height on the lowest level and provided an in-unit washer/dryer. The apartment was listed with Jackie O'Connor Real Estate and rented immediately, providing the owners with a source of passive income. ENCLOSURE WITH BENEFITS. The homeowners sought a minimal carbon footprint, enabled by their urban location and lifestyle decisions, paired with the benefits of a high-performance home. The extent of the renovation allowed us to implement a deep energy retrofit (DER) to address air tightness, insulation, and high-performance windows. The historic front facade is insulated from the interior, while the rear facade is insulated on the exterior. Together with these building enclosure improvements, we designed an HVAC system comprised of continuous fresh air ventilation, and an efficient, all-electric heating and cooling system to decouple the house from natural gas. This strategy provides optimal thermal comfort and indoor air quality, improved acoustic isolation from street noise and neighbors, as well as a further reduced carbon footprint. We also took measures to prepare the roof for future solar panels, for when the South End neighborhood’s aging electrical infrastructure is upgraded to allow them. URBAN LIVING. The desirable neighborhood location allows the both the homeowners and tenant to walk, bike, and use public transportation to access the city, while each charging their respective plug-in electric cars behind the building to travel greater distances. OVERALL. The understated rowhouse is now ready for another century of urban living, offering the owners comfort and convenience as they live life as an expression of their values. Photography: Eric Roth Photo

Matt Clawson
Elegant patio photo in San Francisco

Patio - modern patio idea in New York with a pergola

Originally designed by one of the most notable landscape architects in town, this once impressive project had faltered in recent years. The pool and spa still functioned well, and the client wanted to keep it intact. In addition, they wanted to keep as much of the existing landscaping as possible. The surrounding decks, walls, and steps were fair game. At first glance, one might think that our changes were simple material changes. Upon closer inspection, however, one can see the subtle, yet transformative changes that come together to update this classic pool in a tasteful, timeless manner, and improve the flow and usability of the deck areas, while softening the feel of the massive hardscape. The subtle changes begin as soon as you walk out the back door of the house. The existing decking had a lot of what we call “tweeners”; areas that are overly generous walkways, yet not large enough to house furniture. The awkwardly small bluestone patio was expanded to accommodate a generous seating area, by pushing the step-down closer to the pool. Our talented stone mason carefully married the new bluestone into the existing, resulting in an imperceptible difference between the two. As you descend the new bluestone steps to the pool level, your bare feet will be thankful for the new smooth-finished limestone colored concrete, with a hand cut pattern carefully etched into its surface. The old red brick decking was so hot that the owners could not walk around the pool in bare feet. The brick coping was also replaced with an eased edge Pennsylvania Premier Stone which matches the new step treads throughout the project. Between the house and the pool, a large raised planter was reconfigured, giving additional space to the pool deck for a shaded lounge chair area. Across the pool, a bank of rather tall painted brick retaining walls were cut down, shortened, and moved. This lessened the visual impact of the walls, which were rather overwhelming in the space, as well as opening up a new seating area, nestled under the arms of the massive pecan at the back of the property. Rather than continuing solid decking around the entire pool, the area near these walls has been transformed to large stone stepper pads set in a sea of beautiful St. Augustine lawn. This creates a visually softened area that is still suited to setting tables and chairs when the guest list calls for additional seating. The spa area is quite possibly the most dramatic change on this project. Yet more raised planter walls divided this area into awkward spaces, unsuited to proper furniture placement. The planters were removed, new stone decks, once again expertly married into the existing, opening the area to house a large dining table and new built in bbq area. The spa itself was re-imagined with the bluestone coping, and painted brick veneer. The most impressive addition though is the new handmade glazed tiles that surround the existing cast stone water feature. This water feature was almost unnoticeable against the painted brick wall, but now the dramatic arch and pop of color draw the eye to this quaint little corner of the property.

The goal of this project was to upgrade the builder grade finishes and create an ergonomic space that had a contemporary feel. This bathroom transformed from a standard, builder grade bathroom to a contemporary urban oasis. This was one of my favorite projects, I know I say that about most of my projects but this one really took an amazing transformation. By removing the walls surrounding the shower and relocating the toilet it visually opened up the space. Creating a deeper shower allowed for the tub to be incorporated into the wet area. Adding a LED panel in the back of the shower gave the illusion of a depth and created a unique storage ledge. A custom vanity keeps a clean front with different storage options and linear limestone draws the eye towards the stacked stone accent wall. Houzz Write Up: https://www.houzz.com/magazine/inside-houzz-a-chopped-up-bathroom-goes-streamlined-and-swank-stsetivw-vs~27263720 The layout of this bathroom was opened up to get rid of the hallway effect, being only 7 foot wide, this bathroom needed all the width it could muster. Using light flooring in the form of natural lime stone 12x24 tiles with a linear pattern, it really draws the eye down the length of the room which is what we needed. Then, breaking up the space a little with the stone pebble flooring in the shower, this client enjoyed his time living in Japan and wanted to incorporate some of the elements that he appreciated while living there. The dark stacked stone feature wall behind the tub is the perfect backdrop for the LED panel, giving the illusion of a window and also creates a cool storage shelf for the tub. A narrow, but tasteful, oval freestanding tub fit effortlessly in the back of the shower. With a sloped floor, ensuring no standing water either in the shower floor or behind the tub, every thought went into engineering this Atlanta bathroom to last the test of time. With now adequate space in the shower, there was space for adjacent shower heads controlled by Kohler digital valves. A hand wand was added for use and convenience of cleaning as well. On the vanity are semi-vessel sinks which give the appearance of vessel sinks, but with the added benefit of a deeper, rounded basin to avoid splashing. Wall mounted faucets add sophistication as well as less cleaning maintenance over time. The custom vanity is streamlined with drawers, doors and a pull out for a can or hamper. A wonderful project and equally wonderful client. I really enjoyed working with this client and the creative direction of this project. Brushed nickel shower head with digital shower valve, freestanding bathtub, curbless shower with hidden shower drain, flat pebble shower floor, shelf over tub with LED lighting, gray vanity with drawer fronts, white square ceramic sinks, wall mount faucets and lighting under vanity. Hidden Drain shower system. Atlanta Bathroom.

Example of a transitional galley eat-in kitchen design in Birmingham with an undermount sink, flat-panel cabinets, white cabinets, wood countertops and paneled appliances

Martha O'Hara Interiors, Interior Design & Photo Styling | City Homes, Builder | Troy Thies, Photography Please Note: All “related,” “similar,” and “sponsored” products tagged or listed by Houzz are not actual products pictured. They have not been approved by Martha O’Hara Interiors nor any of the professionals credited. For information about our work, please contact design@oharainteriors.com.

This project was completed for clients who wanted a comfortable, accessible 1ST floor bathroom for their grown daughter to use during visits to their home as well as a nicely-appointed space for any guest. Their daughter has some accessibility challenges so the bathroom was also designed with that in mind. The original space worked fairly well in some ways, but we were able to tweak a few features to make the space even easier to maneuver through. We started by making the entry to the shower flush so that there is no curb to step over. In addition, although there was an existing oversized seat in the shower, it was way too deep and not comfortable to sit on and just wasted space. We made the shower a little smaller and then provided a fold down teak seat that is slip resistant, warm and comfortable to sit on and can flip down only when needed. Thus we were able to create some additional storage by way of open shelving to the left of the shower area. The open shelving matches the wood vanity and allows a spot for the homeowners to display heirlooms as well as practical storage for things like towels and other bath necessities. We carefully measured all the existing heights and locations of countertops, toilet seat, and grab bars to make sure that we did not undo the things that were already working well. We added some additional hidden grab bars or “grabcessories” at the toilet paper holder and shower shelf for an extra layer of assurance. Large format, slip-resistant floor tile was added eliminating as many grout lines as possible making the surface less prone to tripping. We used a wood look tile as an accent on the walls, and open storage in the vanity allowing for easy access for clean towels. Bronze fixtures and frameless glass shower doors add an elegant yet homey feel that was important for the homeowner. A pivot mirror allows adjustability for different users. If you are interested in designing a bathroom featuring “Living In Place” or accessibility features, give us a call to find out more. Susan Klimala, CKBD, is a Certified Aging In Place Specialist (CAPS) and particularly enjoys helping her clients with unique needs in the context of beautifully designed spaces. Designed by: Susan Klimala, CKD, CBD Photography by: Michael Alan Kaskel

This compact space allows for a lot of outdoor living options, without feeling too cramped. The homeowners really wanted a pool and spa, but didn't believe their yard was big enough. Not only did they get both by incorporating a spool, they also have plenty of room for seating and dining, lush landscaping, and a lawn where their child and dogs can play! Photo by Craig O'Neal

Developer & Listing Realtor: Anastasia Florin Photographer: Rob Howloka
Open concept kitchen - mid-sized contemporary galley light wood floor and beige floor open concept kitchen idea in Toronto with an undermount sink, flat-panel cabinets, white cabinets, white backsplash, paneled appliances, an island, marble countertops and marble backsplash

Design Build by Sullivan Building & Design Group. Custom Cabinetry by Cider Press Woodworks. Photographer: Todd Mason / Halkin Mason Photography
Kitchen/dining room combo - large farmhouse medium tone wood floor kitchen/dining room combo idea in Philadelphia with white walls, a two-sided fireplace and a tile fireplace

brick stairway, concrete patio, arbors, pergolas, trellis, outdoor seating, outdoor living space, brick planter, decking
Inspiration for a timeless patio remodel in Portland

Classic living room in soothing pastel tones. Silk area rug, mohair sofa, linen coffee table and brass accents.
Inspiration for a large transitional formal medium tone wood floor and beige floor living room remodel in Dallas with a standard fireplace, no tv, green walls and a wood fireplace surround

Photography By: Jeffrey E. Tryon
Mid-sized minimalist master beige tile and porcelain tile porcelain tile and beige floor walk-in shower photo in New York with flat-panel cabinets, dark wood cabinets, a one-piece toilet, quartzite countertops, an undermount sink, beige walls and a hinged shower door

AFTER: KITCHEN | All new custom cabinetry that we painted with Dunn Edwards Cool December. We got rid of the green granite countertops and island replacing them with Quartz countertops and a carrara marble backsplash in a marquee pattern. | Renovations + Design by Blackband Design | Photography by Tessa Neustadt