Search results for "Reduce does" in Home Design Ideas

The great room is open to the kitchen and dining alcove. Outside is a large waterfront veranda - when a tent and heat are added, the room is enlarged and expanded for year round parties and dancing.
A feeling of waves is reflected in the velvet chair cushions, which tie the color scheme together. Chair bodies are brown leather accented with nail heads. Contemporary lines are softened by moldings that have a classic feel to them, as does the blown glass chandelier over the dining alcove. Glass kitchen cabinets continue the open feel of the space. Minimal window treatments were added for warmth and softness.

Title: Exterior Metal Porch & Staircase Restoration in West Town, Chicago
Project Overview:
In Chicago’s West Town and Near West Side neighborhoods, multi-unit two-flats, three-flats, and rear coach houses feature heavy-duty steel and iron porches, fire escapes, and railings. Over time, road salt, rain, and extreme freeze-thaw cycles strip away the protective finish, leading to unsightly rust and structural pitting.
Windy City Painters recently completed this multi-tier metal staircase and deck railing repainting project in West Town, Chicago. Here is how proper prep work extends the lifespan of Chicago metalwork by 5 to 8 years.
Why Exterior Metal Prep Matters in Chicago
Rust never stops at the surface. Once moisture penetrates a cracked paint film, oxidation spreads laterally underneath. By the time orange bleeding or paint bubbling is visible, damage is far more extensive.
Our 4-Step Metal Restoration Process:
Mechanical Rust Removal & Scraping: Stripping loose, flaking paint down to solid, bonded metal.
Chemical Rust Conversion: Applying Ospho or Corroseal to chemically convert active surface oxidation into a stable, paintable iron phosphate barrier.
Rust-Inhibitive Priming: Locking out moisture with industrial-grade DTM (Direct-To-Metal) primer.
Protective Topcoat: Finishing with a weather-resistant DTM enamel engineered to withstand heavy foot traffic and Chicago winter conditions.
4 Warning Signs Your Metal Railings or Porch Need Painting:
Orange Bleeding: Rust staining pushing through topcoat paint.
Bubbling or Blistering: Trapped moisture lifting paint from the base metal.
Pitting Metal: Soft, flaking areas when tested with a screwdriver.
Cracked Welds: Structural joints separating (requires welding repair before painting).
Frequently Asked Questions (FAQ)
Q: How much does exterior metal porch or railing painting cost in Chicago?
A: Residential metal railings and porch stairs typically range between $500–$2,500+ depending on linear footage, height, rust severity, and detail work. Windy City Painters offers free, transparent per-project estimates.
Q: Can rusty metal stairs and railings be saved?
A: Yes! Most iron and steel structures can be fully restored with proper mechanical prep and rust converters. Only severely pitted or structurally compromised sections require welding repair prior to painting.
Q: How long does a DTM paint job last on exterior metal?
A: A properly prepped and coated metal porch or railing holds up for 5 to 8 years in Chicago. Skipping rust conversion reduces paint life to just 2 to 3 years.
Q: Do you work with property managers and multi-unit buildings?
A: Yes, Windy City Painters works with homeowners, landlords, HOA boards, and property management companies across West Town, Ukrainian Village, Logan Square, and the North Side.
Work with West Town’s trusted local painting specialists.
? Windy City Painters | Chicago, IL
? windypainters.com | ? 773-818-6331

Our client wanted a SIP built home and we incorporated this and many other energy and sustainability features into this home which was in the Sheboygan County Parade of Homes.
Named "The Green Balanced Home", this project was all about creating practical and stunning living spaces that combined with sound environmental building materials and methods. By showcasing an assortment of leading-edge- green technologies, the Green Balanced Home was the talk of the Parade that year. In cooperation with our client, our methodology was:
Start with the site:
1. Protected tree lines
2. Drought resistant vegetation
3. High proportion of natural, plantings versus higher maintenance lawn
4. Optimal home placement on lot for solar exposure
5. Narrower streets
Build a high thermal envelope:
1. R-10 Gold Guard laminated EPS foam under basement, garage, and patio.
2. R-10 Gold Guard laminated EPS foam around exterior foundation walls.
3. R-10 ESP foam "shirt" around foundation
4. R-24 Structural Insulated panels (SIPs) for exterior walls, including garage
5. Sprayed foam in basement box sills and attic separation walls
6. R-15 garage door
7. R-60 blown cellulose attic insulation
Add efficient heating, cooling, ventilation, and electric utilization elements:
1. High efficiency fireplace with auxiliary ducting
2. Pull-out exterior wood-loading drawer
3. Air-to-air heat pump
4. 95% efficient, ultra-quiet variable capacity furnace
5. 19 SEER air conditioner
6. Five zones with programmable thermostats
7. Heat reclamation from hot water usage
8. LED lighting
9. Skylights
10. Energy Star appliances
11. Prep for in-floor heating system
12. Prep for photovoltaic (PV) solar
13. Prep for solar hot water
Incorporate water conservation:
1. Rain water recapture for toilet flushing and irrigation
2. Motion activated hot water circulation system
3. Power flush toilets
4. Dual flush toilets
Create high indoor air quality:
1. HEPA and UV filters
2. Air-to-air exchanger
3. Ultra-quiet bathroom fans with moisture sensor activation
Integrate sustainable, efficient materials:
* Expanded polystyrene (ESP) foam that does not emit HCFC "greenhouse" gases
* Oriented strand board (OSB) based siding, trim, and shutters
* SIPs panels that contain ESP an OSB
* Carpeting pads made from recycled materials
* Stewardship-certified cabinet manufacturing
* Job site recycling and reduce waste with SIPs
Find the right local pro for your project

Our client wanted a SIP built home and we incorporated this and many other energy and sustainability features into this home which was in the Sheboygan County Parade of Homes.
Named "The Green Balanced Home", this project was all about creating practical and stunning living spaces that combined with sound environmental building materials and methods. By showcasing an assortment of leading-edge- green technologies, the Green Balanced Home was the talk of the Parade that year. In cooperation with our client, our methodology was:
Start with the site:
1. Protected tree lines
2. Drought resistant vegetation
3. High proportion of natural, plantings versus higher maintenance lawn
4. Optimal home placement on lot for solar exposure
5. Narrower streets
Build a high thermal envelope:
1. R-10 Gold Guard laminated EPS foam under basement, garage, and patio.
2. R-10 Gold Guard laminated EPS foam around exterior foundation walls.
3. R-10 ESP foam "shirt" around foundation
4. R-24 Structural Insulated panels (SIPs) for exterior walls, including garage
5. Sprayed foam in basement box sills and attic separation walls
6. R-15 garage door
7. R-60 blown cellulose attic insulation
Add efficient heating, cooling, ventilation, and electric utilization elements:
1. High efficiency fireplace with auxiliary ducting
2. Pull-out exterior wood-loading drawer
3. Air-to-air heat pump
4. 95% efficient, ultra-quiet variable capacity furnace
5. 19 SEER air conditioner
6. Five zones with programmable thermostats
7. Heat reclamation from hot water usage
8. LED lighting
9. Skylights
10. Energy Star appliances
11. Prep for in-floor heating system
12. Prep for photovoltaic (PV) solar
13. Prep for solar hot water
Incorporate water conservation:
1. Rain water recapture for toilet flushing and irrigation
2. Motion activated hot water circulation system
3. Power flush toilets
4. Dual flush toilets
Create high indoor air quality:
1. HEPA and UV filters
2. Air-to-air exchanger
3. Ultra-quiet bathroom fans with moisture sensor activation
Integrate sustainable, efficient materials:
* Expanded polystyrene (ESP) foam that does not emit HCFC "greenhouse" gases
* Oriented strand board (OSB) based siding, trim, and shutters
* SIPs panels that contain ESP an OSB
* Carpeting pads made from recycled materials
* Stewardship-certified cabinet manufacturing
* Job site recycling and reduce waste with SIPs

Our client wanted a SIP built home and we incorporated this and many other energy and sustainability features into this home which was in the Sheboygan County Parade of Homes.
Named "The Green Balanced Home", this project was all about creating practical and stunning living spaces that combined with sound environmental building materials and methods. By showcasing an assortment of leading-edge- green technologies, the Green Balanced Home was the talk of the Parade that year. In cooperation with our client, our methodology was:
Start with the site:
1. Protected tree lines
2. Drought resistant vegetation
3. High proportion of natural, plantings versus higher maintenance lawn
4. Optimal home placement on lot for solar exposure
5. Narrower streets
Build a high thermal envelope:
1. R-10 Gold Guard laminated EPS foam under basement, garage, and patio.
2. R-10 Gold Guard laminated EPS foam around exterior foundation walls.
3. R-10 ESP foam "shirt" around foundation
4. R-24 Structural Insulated panels (SIPs) for exterior walls, including garage
5. Sprayed foam in basement box sills and attic separation walls
6. R-15 garage door
7. R-60 blown cellulose attic insulation
Add efficient heating, cooling, ventilation, and electric utilization elements:
1. High efficiency fireplace with auxiliary ducting
2. Pull-out exterior wood-loading drawer
3. Air-to-air heat pump
4. 95% efficient, ultra-quiet variable capacity furnace
5. 19 SEER air conditioner
6. Five zones with programmable thermostats
7. Heat reclamation from hot water usage
8. LED lighting
9. Skylights
10. Energy Star appliances
11. Prep for in-floor heating system
12. Prep for photovoltaic (PV) solar
13. Prep for solar hot water
Incorporate water conservation:
1. Rain water recapture for toilet flushing and irrigation
2. Motion activated hot water circulation system
3. Power flush toilets
4. Dual flush toilets
Create high indoor air quality:
1. HEPA and UV filters
2. Air-to-air exchanger
3. Ultra-quiet bathroom fans with moisture sensor activation
Integrate sustainable, efficient materials:
* Expanded polystyrene (ESP) foam that does not emit HCFC "greenhouse" gases
* Oriented strand board (OSB) based siding, trim, and shutters
* SIPs panels that contain ESP an OSB
* Carpeting pads made from recycled materials
* Stewardship-certified cabinet manufacturing
* Job site recycling and reduce waste with SIPs

With its expansive two-sided opening and stunningly realistic fire presentation, the DRT63ST See-Through provides a harmonious flow from one space to another, inside or outside the home. The DRT63ST See-Through is available in a 40" size, and comes standard with high-definition logs, ceramic ember bed burner, log grate, wire mesh pull screens and the Total Comfort Control™ System.
Aesthetics
Dramatic louverless construction gives the fireplace a clean, traditional masonry look and provides the ability to finish right up to the opening.
Tall ceramic-glass opening provides an exceptional view of the logs and flame.
The high-definition charred split-oak log set is cast from real wood for an authentic look.
Platinum embers enhance the glow of the fire.
Light- and dark-tinted outdoor kits trimmed in stainless steel are available for indoor/outdoor application. The dark-tinted version provides enhanced ambiance from inside the room by creating an infinity effect while reducing glare from the outside environment.
Comfort
Exclusive Secure Vent™ chimney system provides efficient venting.
Rated 68% in annual fuel utilization efficiency (AFUE).
Ease of Operation
Full-function remote offers an array of controls, including modulating flame height.
Gas controls are conveniently located to the side of the fireplace opening for easy installation and operation.
An adjustable air shutter is included in the burner which allows you to raise or lower flame height to desired levels.
Design Versatility
A required choice of liners available in Buff Rustic, Buff Herringbone and Black Porcelain.
Optional andirons evoke the look of a traditional hearth, in Mission and Classic styles.
Decorative freestanding screens in a variety of designs are available.
Available in power-vented versions which can vent up to 110 ft.
Can be installed as an indoor/indoor unit or as an indoor/outdoor unit with the addition of an outdoor kit.
This fireplace meets all 2015 ANSI barrier requirements.

Sponsored
Columbus, OH
Structural Remodeling
Franklin County's Heavy Timber Specialists | Best of Houzz 2020!

Our client wanted a SIP built home and we incorporated this and many other energy and sustainability features into this home which was in the Sheboygan County Parade of Homes.
Named "The Green Balanced Home", this project was all about creating practical and stunning living spaces that combined with sound environmental building materials and methods. By showcasing an assortment of leading-edge- green technologies, the Green Balanced Home was the talk of the Parade that year. In cooperation with our client, our methodology was:
Start with the site:
1. Protected tree lines
2. Drought resistant vegetation
3. High proportion of natural, plantings versus higher maintenance lawn
4. Optimal home placement on lot for solar exposure
5. Narrower streets
Build a high thermal envelope:
1. R-10 Gold Guard laminated EPS foam under basement, garage, and patio.
2. R-10 Gold Guard laminated EPS foam around exterior foundation walls.
3. R-10 ESP foam "shirt" around foundation
4. R-24 Structural Insulated panels (SIPs) for exterior walls, including garage
5. Sprayed foam in basement box sills and attic separation walls
6. R-15 garage door
7. R-60 blown cellulose attic insulation
Add efficient heating, cooling, ventilation, and electric utilization elements:
1. High efficiency fireplace with auxiliary ducting
2. Pull-out exterior wood-loading drawer
3. Air-to-air heat pump
4. 95% efficient, ultra-quiet variable capacity furnace
5. 19 SEER air conditioner
6. Five zones with programmable thermostats
7. Heat reclamation from hot water usage
8. LED lighting
9. Skylights
10. Energy Star appliances
11. Prep for in-floor heating system
12. Prep for photovoltaic (PV) solar
13. Prep for solar hot water
Incorporate water conservation:
1. Rain water recapture for toilet flushing and irrigation
2. Motion activated hot water circulation system
3. Power flush toilets
4. Dual flush toilets
Create high indoor air quality:
1. HEPA and UV filters
2. Air-to-air exchanger
3. Ultra-quiet bathroom fans with moisture sensor activation
Integrate sustainable, efficient materials:
* Expanded polystyrene (ESP) foam that does not emit HCFC "greenhouse" gases
* Oriented strand board (OSB) based siding, trim, and shutters
* SIPs panels that contain ESP an OSB
* Carpeting pads made from recycled materials
* Stewardship-certified cabinet manufacturing
* Job site recycling and reduce waste with SIPs

This backyard patio design is inspired by our Eva, Antika and Villagio pavers. This project is the perfect example of how well our products mix together. Think outside of the box this season. Mix patterns, textures and colors the express your unique style! Check out our pavers for more inspiration! https://www.techo-bloc.com/shop/pavers/

Free credit before you deposit a cent sounds like an easy win, until you read what is attached to it. Some offers hand over cash the moment you register, others take a few extra steps, and almost all of them come with rules that decide whether anything is actually withdrawable. We pulled apart five sites Australian players ask about most, looking past the advertised number to what each no deposit bonus casino offer really involves.
Quick Comparison Table
Casino
No Deposit Reward
Activation
SpeedAU
AUD 28 credit, tiers to $200
Automatic after verification
SpinAUD
$10 free credit
Automatic after verification
MrPokies
AUD 18 + 50 free spins
Automatic after verification
AUDPlay
$75 free chip
Automatic after verification
AUDGaming
$300 signup credit
Automatic after verification
Every offer in this comparison activates automatically once verification is complete, no promo code, no extra step, which removes one of the more common points of confusion players run into elsewhere in the market.
What Counts as a Genuine No Deposit Bonus Casino
A no deposit bonus casino credits new players with free spins or bonus funds without asking for a deposit first. That sounds simple, but the offers on the market vary a lot once you look at how they are actually delivered. Some land automatically the second registration is verified, others require a bonus code entered at the right step, and a few are tiered so the amount you receive depends on which promotion you activate.
What separates a genuinely useful no deposit bonus casino Australia offer from one that only looks good in a banner ad comes down to a handful of details rather than the headline figure. Is the wagering requirement applied to the bonus alone or to the bonus plus anything you win from it? Which games can the credit or spins actually be used on? Is there a cap on how much can eventually be withdrawn? Two offers that look identical on paper can behave completely differently once you try to cash out, so it is worth treating every promotion as a full package rather than a single number.
The five sites in this comparison were picked because each one publishes those details somewhere accessible rather than burying them behind a support ticket. That does not make every offer equally generous, a $10 credit is obviously smaller than a $300 one, but it does mean you can actually compare them on equal footing, which is not always true across the wider market.
Full Reviews of Each No Deposit Bonus Casino
SpeedAU
SpeedAU does not lead with a single number. New players are credited AUD 28 automatically once their account is verified, and separately, the site runs tiered no deposit chips from $10 up to $200, the top tier bundling in 200 free spins. Layered on top of both is a five tier Weekly VIP Target, paying out guaranteed amounts every week to players who stay active, topping out at AUD 120 for the highest tier.
Offer summary:
● Reward: AUD 28 credit, with separate $10 to $200 tiers available
● Activation: automatic once verification is complete
● Extra: weekly VIP payouts up to AUD 120
The volume of promotions is SpeedAU's biggest strength and its main complication. New players get more total value here than almost anywhere else in this comparison, but it takes a few minutes in the Promotions tab to work out which offer is which.
SpinAUD
SpinAUD's free credit sits at $10, smaller than most of the others here, but the terms are published plainly rather than scattered across pages. Wagering runs 30 to 35 times the credit, roughly $350 in qualifying bets, with a $100 cap on what can be withdrawn and a week to clear it. Fund a first deposit afterward and SpinAUD adds a 100 percent match up to $500 on top.
Offer summary:
● Reward: $10 free credit
● Activation: automatic after registration and verification
● Extra: 100% deposit match up to $500 on first funding
What makes SpinAUD worth including despite the modest headline number is how fast the resulting winnings actually clear once wagering is done, which counts for more than a bigger number once you try to withdraw.
MrPokies
MrPokies opens with an AUD 18 no deposit credit, paired with 50 free spins on eligible BNG titles as one tier of a three tier spins structure. From there the promotions keep coming: a daily check in ladder rising from AUD 10 on Monday to AUD 50 on Sunday, a Lucky Jackpot pool worth up to $666, and a separate pool of six more claimable offers.
Offer summary:
● Reward: AUD 18 credit + 50 free spins
● Activation: automatic after verification
● Extra: daily check in ladder, jackpot pool, loss rebates
This is the busiest no deposit bonus casino in the comparison by a clear margin. That suits a player who wants a reason to log in every day, but it does mean reading the terms rather than assuming every offer stacks with every other one, since MrPokies explicitly states that most do not.
AUDPlay
AUDPlay keeps its offer to one thing: a $75 free chip, credited without needing a deposit first. Every payment method available runs natively in Australian dollars, so the free credit is not quietly reduced by a conversion step before it ever reaches your balance, a detail worth knowing given how many no deposit bonus casino Australia 2026 real money offers still route through USD on the back end.
Offer summary:
● Reward: $75 free chip
● Activation: automatic after verification
● Extra: fully AUD native banking, no conversion fees
Players can also browse the entire game library in demo

Our client wanted a SIP built home and we incorporated this and many other energy and sustainability features into this home which was in the Sheboygan County Parade of Homes.
Named "The Green Balanced Home", this project was all about creating practical and stunning living spaces that combined with sound environmental building materials and methods. By showcasing an assortment of leading-edge- green technologies, the Green Balanced Home was the talk of the Parade that year. In cooperation with our client, our methodology was:
Start with the site:
1. Protected tree lines
2. Drought resistant vegetation
3. High proportion of natural, plantings versus higher maintenance lawn
4. Optimal home placement on lot for solar exposure
5. Narrower streets
Build a high thermal envelope:
1. R-10 Gold Guard laminated EPS foam under basement, garage, and patio.
2. R-10 Gold Guard laminated EPS foam around exterior foundation walls.
3. R-10 ESP foam "shirt" around foundation
4. R-24 Structural Insulated panels (SIPs) for exterior walls, including garage
5. Sprayed foam in basement box sills and attic separation walls
6. R-15 garage door
7. R-60 blown cellulose attic insulation
Add efficient heating, cooling, ventilation, and electric utilization elements:
1. High efficiency fireplace with auxiliary ducting
2. Pull-out exterior wood-loading drawer
3. Air-to-air heat pump
4. 95% efficient, ultra-quiet variable capacity furnace
5. 19 SEER air conditioner
6. Five zones with programmable thermostats
7. Heat reclamation from hot water usage
8. LED lighting
9. Skylights
10. Energy Star appliances
11. Prep for in-floor heating system
12. Prep for photovoltaic (PV) solar
13. Prep for solar hot water
Incorporate water conservation:
1. Rain water recapture for toilet flushing and irrigation
2. Motion activated hot water circulation system
3. Power flush toilets
4. Dual flush toilets
Create high indoor air quality:
1. HEPA and UV filters
2. Air-to-air exchanger
3. Ultra-quiet bathroom fans with moisture sensor activation
Integrate sustainable, efficient materials:
* Expanded polystyrene (ESP) foam that does not emit HCFC "greenhouse" gases
* Oriented strand board (OSB) based siding, trim, and shutters
* SIPs panels that contain ESP an OSB
* Carpeting pads made from recycled materials
* Stewardship-certified cabinet manufacturing
* Job site recycling and reduce waste with SIPs

This backyard patio design is inspired by our Eva, Antika and Villagio pavers. This project is the perfect example of how well our products mix together. Think outside of the box this season. Mix patterns, textures and colors the express your unique style! Check out our pavers for more inspiration! https://www.techo-bloc.com/shop/pavers/

Our client wanted a SIP built home and we incorporated this and many other energy and sustainability features into this home which was in the Sheboygan County Parade of Homes.
Named "The Green Balanced Home", this project was all about creating practical and stunning living spaces that combined with sound environmental building materials and methods. By showcasing an assortment of leading-edge- green technologies, the Green Balanced Home was the talk of the Parade that year. In cooperation with our client, our methodology was:
Start with the site:
1. Protected tree lines
2. Drought resistant vegetation
3. High proportion of natural, plantings versus higher maintenance lawn
4. Optimal home placement on lot for solar exposure
5. Narrower streets
Build a high thermal envelope:
1. R-10 Gold Guard laminated EPS foam under basement, garage, and patio.
2. R-10 Gold Guard laminated EPS foam around exterior foundation walls.
3. R-10 ESP foam "shirt" around foundation
4. R-24 Structural Insulated panels (SIPs) for exterior walls, including garage
5. Sprayed foam in basement box sills and attic separation walls
6. R-15 garage door
7. R-60 blown cellulose attic insulation
Add efficient heating, cooling, ventilation, and electric utilization elements:
1. High efficiency fireplace with auxiliary ducting
2. Pull-out exterior wood-loading drawer
3. Air-to-air heat pump
4. 95% efficient, ultra-quiet variable capacity furnace
5. 19 SEER air conditioner
6. Five zones with programmable thermostats
7. Heat reclamation from hot water usage
8. LED lighting
9. Skylights
10. Energy Star appliances
11. Prep for in-floor heating system
12. Prep for photovoltaic (PV) solar
13. Prep for solar hot water
Incorporate water conservation:
1. Rain water recapture for toilet flushing and irrigation
2. Motion activated hot water circulation system
3. Power flush toilets
4. Dual flush toilets
Create high indoor air quality:
1. HEPA and UV filters
2. Air-to-air exchanger
3. Ultra-quiet bathroom fans with moisture sensor activation
Integrate sustainable, efficient materials:
* Expanded polystyrene (ESP) foam that does not emit HCFC "greenhouse" gases
* Oriented strand board (OSB) based siding, trim, and shutters
* SIPs panels that contain ESP an OSB
* Carpeting pads made from recycled materials
* Stewardship-certified cabinet manufacturing
* Job site recycling and reduce waste with SIPs

Just north of Seattle, this family home is tucked away on a magical parcel of land within the Edmonds city limits. Designed to maximize the site’s breathtaking views, it is carefully sited to blend into its wooded setting while opening fully to expansive views.
On our first visit, we found a secluded forest glade with stunning vistas of Puget Sound and the Olympic Mountains perched atop a high seaside bluff. Preserving and enhancing this singular landscape as the surrounding neighborhood fills in with development was central to our design.
The approach is intentionally restrained—the home does not reveal itself entirely upon arrival. The house is composed of two wings that cradle the meadow, making it the most important “room.” Interior spaces are oriented towards the lush landscape and impressive views framed by mature trees.
The structures are kept close to the perimeter, leaving the center of the site unbuilt. A covered bridge with a green roof acts as a front porch, linking the upslope garage/office with the main house. A gentle stair flows through the gap between the structures, drawing visitors into the clearing.
The floorplan is highly efficient, carefully tuned to the family’s daily routines. Each room is exactly suited to its purpose, yet no larger than needed.
An open corner with double-height windows creates a jewel-box dining room. Free of a corner structure, the home expands to encompass the covered patio for outdoor cooking and dining, plus easy access to the kitchen, encouraging year-round outdoor living.
Human-scale moments are intentionally created, from a stairway window seat with peekaboo views to a covered outdoor extension of the great room that fosters a cozy relationship between interior and exterior.
Much of the light-filled interior is wrapped in clear-finished fir, giving it a warm glow even on rainy winter days. White oak cabinets and black soapstone countertops add warmth to the kitchen. The built-in furniture in the library loft and the cold-rolled steel fireplace surround were crafted by the owner’s father, an expert woodworker, increasing the connection between the home and its occupants. The second story includes the primary suite with treehouse vibes.
Located on a steep slope in a landslide-prone area, the Edmonds Overlook overcame numerous technical and engineering challenges to address vehicle and fire access, stormwater and erosion mitigation, and potential earth movement.
Green Design:
Compact footprint and conditioned area compared to comparable homes, reducing carbon and ongoing energy use
Green roof at covered entry
Heat-pump air and water heating with multiple zones to maximize efficiency
Whole-house Heat Recovery Ventilation system
Engineered On-Site Stormwater Management System
Landscape restoration using 100% native species, added 47 trees to site, plus meadow plantings

Just north of Seattle, this family home is tucked away on a magical parcel of land within the Edmonds city limits. Designed to maximize the site’s breathtaking views, it is carefully sited to blend into its wooded setting while opening fully to expansive views.
On our first visit, we found a secluded forest glade with stunning vistas of Puget Sound and the Olympic Mountains perched atop a high seaside bluff. Preserving and enhancing this singular landscape as the surrounding neighborhood fills in with development was central to our design.
The approach is intentionally restrained—the home does not reveal itself entirely upon arrival. The house is composed of two wings that cradle the meadow, making it the most important “room.” Interior spaces are oriented towards the lush landscape and impressive views framed by mature trees.
The structures are kept close to the perimeter, leaving the center of the site unbuilt. A covered bridge with a green roof acts as a front porch, linking the upslope garage/office with the main house. A gentle stair flows through the gap between the structures, drawing visitors into the clearing.
The floorplan is highly efficient, carefully tuned to the family’s daily routines. Each room is exactly suited to its purpose, yet no larger than needed.
An open corner with double-height windows creates a jewel-box dining room. Free of a corner structure, the home expands to encompass the covered patio for outdoor cooking and dining, plus easy access to the kitchen, encouraging year-round outdoor living.
Human-scale moments are intentionally created, from a stairway window seat with peekaboo views to a covered outdoor extension of the great room that fosters a cozy relationship between interior and exterior.
Much of the light-filled interior is wrapped in clear-finished fir, giving it a warm glow even on rainy winter days. White oak cabinets and black soapstone countertops add warmth to the kitchen. The built-in furniture in the library loft and the cold-rolled steel fireplace surround were crafted by the owner’s father, an expert woodworker, increasing the connection between the home and its occupants. The second story includes the primary suite with treehouse vibes.
Located on a steep slope in a landslide-prone area, the Edmonds Overlook overcame numerous technical and engineering challenges to address vehicle and fire access, stormwater and erosion mitigation, and potential earth movement.
Green Design:
Compact footprint and conditioned area compared to comparable homes, reducing carbon and ongoing energy use
Green roof at covered entry
Heat-pump air and water heating with multiple zones to maximize efficiency
Whole-house Heat Recovery Ventilation system
Engineered On-Site Stormwater Management System
Landscape restoration using 100% native species, added 47 trees to site, plus meadow plantings

In an era when housing is becoming increasingly scarce, small structures are making a big difference. The Crystal ADU is one of them — a compact, beautifully detailed dwelling designed by F9 Productions to deliver both function and artistry within just 160 square feet.
The Idea
The client came to F9 with their own sketches — early ideas drawn from the fractured symmetry of natural crystals. They envisioned a minimalist refuge that was as expressive as it was efficient.
We took that spark and shaped it into a refined architectural statement: a simple rectangle capped by a striking, asymmetrical roof that catches the light like a cut gem.
Design and Craft
The defining detail — a roof so thin it appears almost weightless — demanded careful problem-solving. Standard framing would have compromised the delicate profile. Instead, our team engineered a custom edge detail that maintains the sleek form while ensuring structural integrity and energy performance.
This kind of precision is what transforms a small project into a showcase of design craft.
Inside the Space
Step inside, and the attention to detail continues.
Every square inch is intentional. Built-in cabinetry wraps the walls, and a fold-down Murphy bed disappears to reveal open living space. In the bathroom, clever storage niches and a tankless water heater make the most of every inch. A skylight above the shower floods the space with natural light — warm, private, and bright.
Efficiency in Every Sense
Compact living comes with natural advantages. The small volume of the Crystal ADU reduces energy use, while a ductless mini-split system maintains comfort year-round.
This simplicity makes the building both efficient and elegant — a perfect reflection of F9’s design philosophy: functional minimalism with a human touch.
The Result
The Crystal ADU shows that size doesn’t define quality — design does.
It’s a small footprint with a big message: that thoughtful architecture can solve real housing challenges while creating spaces people love to inhabit.
The future of housing may be smaller, but with projects like this, it’s infinitely brighter.

This backyard patio design is inspired by our Eva, Antika and Villagio pavers. This project is the perfect example of how well our products mix together. Think outside of the box this season. Mix patterns, textures and colors the express your unique style! Check out our pavers for more inspiration! https://www.techo-bloc.com/shop/pavers/

This backyard patio design is inspired by our Eva, Antika and Villagio pavers. This project is the perfect example of how well our products mix together. Think outside of the box this season. Mix patterns, textures and colors the express your unique style! Check out our pavers for more inspiration! https://www.techo-bloc.com/shop/pavers/

This backyard patio design is inspired by our Eva, Antika and Villagio pavers. This project is the perfect example of how well our products mix together. Think outside of the box this season. Mix patterns, textures and colors the express your unique style! Check out our pavers for more inspiration! https://www.techo-bloc.com/shop/pavers/

This backyard patio design is inspired by our Eva, Antika and Villagio pavers. This project is the perfect example of how well our products mix together. Think outside of the box this season. Mix patterns, textures and colors the express your unique style! Check out our pavers for more inspiration! https://www.techo-bloc.com/shop/pavers/
17

