This project began with a sketch from our client that they'd received from a friend. It gave us a general idea of what they wanted but adjustments needed to be made for us to keep the renovation within budget. There were plenty of challenges in the designing and building stages. Early on, we learned the main structure of this 1940s house was encroaching the building restriction line. To remain within zoning limits, we needed to have two corners of the new addition slightly out of square. The new structure, cantilevered on both sides, required a heavy 45-degree angle beam to carry the load of the second floor and the roof. We equipped the house with central AC and expanded the existing hydronic heating system into the new space. The completed addition resulted in a shared music room and in-law suite with a bathroom on the first floor, and a master bedroom, bath, and hall bath on the second floor.

It's not everyday that we get to radically transform the heart of a home. There are often restrictions that keep the kitchen in the kitchen. These clients wanted a vaulted kitchen ceiling, which would have required major roof reconstruction. That is until it was decided to use an adjacent part of the home that already had a vaulted ceiling. The kitchen is now more connected to the living and dining areas, they have a walk-in pantry that better uses the low-ceilings, and with added storage space. Like the clients said we "blew their minds!"

The small, boring and dysfunctional patio space this client inherited when they purchased their home is now replaced by outdoor room experiences that better meet the entertainment needs and expectations of our client. The built-in masonry sofa and fire pit is always the hit of every party! The old mismatched dated planting areas have been removed to make way for current colorful succulents, natural grasses, and blooming perennials. The water hogging mowed lawn areas that were always being eaten by rabbits is now replaced with artificial grass that looks so real that the neighbors were reminding our client they could only water once a week due to drought restrictions!

GREAT LIVING SPACE... Enjoy your morning coffee in the dining room looking out at the unobstructed blue-sky views. There is ample cross breeze in this corner unit and while in the living room you can enjoy the outlook of beautiful green foliage. This enormous one-bedroom condo offers spacious rooms and hallways. The large, covered balcony is ideal for a BBQ and additional outdoor living space. This corner unit includes 1 parking space, storage on the same floor as the unit, and shared laundry in the common area which is partially powered by the rooftop installation of SOLAR panels. This is a well-maintained pet-friendly building with rentals allowed and no age restrictions. Perfectly located across from Crystal Pool/Central Park which includes tennis, basketball courts with surrounding fields, and playground areas. All of this is within walking distance to downtown restaurants, shopping, and entertainment with a convenient location for public transit. | Karen Love 250.727.5868 | RE/MAX Island Properties & www.KarenLove.com |

It's not everyday that we get to radically transform the heart of a home. There are often restrictions that keep the kitchen in the kitchen. These clients wanted a vaulted kitchen ceiling, which would have required major roof reconstruction. That is until it was decided to use an adjacent part of the home that already had a vaulted ceiling. The kitchen is now more connected to the living and dining areas, they have a walk-in pantry that better uses the low-ceilings, and with added storage space. Like the clients said we "blew their minds!"

It's not everyday that we get to radically transform the heart of a home. There are often restrictions that keep the kitchen in the kitchen. These clients wanted a vaulted kitchen ceiling, which would have required major roof reconstruction. That is until it was decided to use an adjacent part of the home that already had a vaulted ceiling. The kitchen is now more connected to the living and dining areas, they have a walk-in pantry that better uses the low-ceilings, and with added storage space. Like the clients said we "blew their minds!"

It's not everyday that we get to radically transform the heart of a home. There are often restrictions that keep the kitchen in the kitchen. These clients wanted a vaulted kitchen ceiling, which would have required major roof reconstruction. That is until it was decided to use an adjacent part of the home that already had a vaulted ceiling. The kitchen is now more connected to the living and dining areas, they have a walk-in pantry that better uses the low-ceilings, and with added storage space. Like the clients said we "blew their minds!"

It's not everyday that we get to radically transform the heart of a home. There are often restrictions that keep the kitchen in the kitchen. These clients wanted a vaulted kitchen ceiling, which would have required major roof reconstruction. That is until it was decided to use an adjacent part of the home that already had a vaulted ceiling. The kitchen is now more connected to the living and dining areas, they have a walk-in pantry that better uses the low-ceilings, and with added storage space. Like the clients said we "blew their minds!"

Kevin and Mary enlisted our services with the objective to modernize their antiquated kitchen. Their goals weren't restricted to a purely aesthetic overhaul; they asked us to devise a layout that prioritized better organization and storage options with improved lighting. We took great care to remove all the old components of the kitchen, then we proceeded to install the new Dove White Shaker style cabinets, and a larger contrasting island. In their pursuit of a perfect blend of aesthetics and utility, they selected Victoria White Quartz Countertops for the perimeter cabinets, and balanced that with the compelling elegance of White Ice Granite Countertops for the kitchen island. The selection of Flash Ivory 3x12 ceramic wall tiles were selected for the backsplash. A custom made range hood was installed breaking up the monotony of the wall cabinets and finishing off their gorgeous new kitchen.

Nestled at the end of a long flag lot driveway in Amagansett, NY, a young couple purchased the property with intentions to construct a second home for their growing family. A home that would not only be comfortable for the immediate family but also serve and grow on busy summer weekends to accommodate extended family, friends, children and guests. The tight lot along with the sizable program culminated in the building envelope being pushed to every limit, restriction and regulation one could imagine. The resulting architecture possesses a traditional Hamptons cottage exterior juxtaposed with modern elements that help break up the single mass. Centered on the entry façade is a large double story window that shrouds the floating switchback staircase on the interior. A bluestone patio wraps three sides of the home, which, in the rear, leads to a small in ground pool with a frameless glass railing. In the interior, custom white washed white oak floors run throughout the home as well as on the floating central staircase. For a more modern style of living, the open living, kitchen and dining area serve as one large entertaining space. In an area surrounded by sprawling Mcmansions, this tightly knit home functions more similar to that of a large NYC apartment by serving the perfect balance between maximized form with the right amount of function given the strict parameters. Large glass sliders open the living and dining rooms to the backyard patio and pool creating harmony between the indoor and outdoor spaces. Shaker style cabinets in the kitchen pair with a more contemporary staircase softened by the warmer wood tones of the vertical slats that surround it.

Barbara Purdy
Small transitional u-shaped open concept kitchen photo in Ottawa with a single-bowl sink, recessed-panel cabinets, white cabinets, quartz countertops, beige backsplash, stone tile backsplash, stainless steel appliances and a peninsula

This contemporary backyard oasis offers our clients indoor-outdoor living for year-round relaxation and entertaining. The custom rectilinear swimming pool and stacked stone raised spa were designed to maximize the tight lot coverage restrictions while the cascading waterfalls and natural stone water feature add tranquility to the space. Panoramic doors create a beautiful transition between the interior and exterior spaces allowing for more entertaining options and increased natural light. The covered porch features retractable screens, ceiling-mounted infrared heaters, T&G ceiling and a stacked stone fireplace while a custom black iron spiral staircase leads you to the upper deck and modern style pergola offering you additional lounge seating and a stunning view of this private in-town sanctuary.

The small, boring and dysfunctional patio space this client inherited when they purchased their home is now replaced by outdoor room experiences that better meet the entertainment needs and expectations of our client. The built-in masonry sofa and fire pit is always the hit of every party! The old mismatched dated planting areas have been removed to make way for current colorful succulents, natural grasses, and blooming perennials. The water hogging mowed lawn areas that were always being eaten by rabbits is now replaced with artificial grass that looks so real that the neighbors were reminding our client they could only water once a week due to drought restrictions!

The homeowner's chose our custom cabinetry line, Caves Millwork, so they would not be limited by the restrictions of a manufactured line. We were able to build the exact design and layout of the homeowners' desires to truly fit their personalities and lifestyle. The natural cherry cabinetry was crafted by our wood workers to perfectly fit around this commercial size range. The inset cove with the pot filler and narrow quartz counter top ledge is the perfect addition for the homeowner's cooking needs. -Allison Caves, CKD Caves Kitchens

Example of a mid-sized trendy formal and open concept travertine floor living room design in San Francisco with white walls, no fireplace and no tv

This cozy lake cottage skillfully incorporates a number of features that would normally be restricted to a larger home design. A glance of the exterior reveals a simple story and a half gable running the length of the home, enveloping the majority of the interior spaces. To the rear, a pair of gables with copper roofing flanks a covered dining area that connects to a screened porch. Inside, a linear foyer reveals a generous staircase with cascading landing. Further back, a centrally placed kitchen is connected to all of the other main level entertaining spaces through expansive cased openings. A private study serves as the perfect buffer between the homes master suite and living room. Despite its small footprint, the master suite manages to incorporate several closets, built-ins, and adjacent master bath complete with a soaker tub flanked by separate enclosures for shower and water closet. Upstairs, a generous double vanity bathroom is shared by a bunkroom, exercise space, and private bedroom. The bunkroom is configured to provide sleeping accommodations for up to 4 people. The rear facing exercise has great views of the rear yard through a set of windows that overlook the copper roof of the screened porch below. Builder: DeVries & Onderlinde Builders Interior Designer: Vision Interiors by Visbeen Photographer: Ashley Avila Photography

A city condo needed an uplift, all finishes started to feel outdated, the kitchen's layout did not work for a dynamic couple who love to entertain and play Bridge with their friends on the regular basis. We developed a plan how to provide a luxurious experience and necessary changes in the limited space. The condo has some physical limitations as well, such as the load bearing walls could not be changed, the duct work had to stay in place, and the floor finishes had to satisfy strict sound restrictions.

A complete makeover of a tired 1990s mahogany kitchen in a stately Greenwich back country manor. We couldn't change the windows in this project due to exterior restrictions but the fix was clear. We transformed the entire space of the kitchen and adjoining grand family room space by removing the dark cabinetry and painting over all the mahogany millwork in the entire space. The adjoining family walls with a trapezoidal vaulted ceiling needed some definition to ground the room. We added painted paneled walls 2/3rds of the way up to entire family room perimeter and reworked the entire fireplace wall with new surround, new stone and custom cabinetry around it with room for an 85" TV. The end wall in the family room had floor to ceiling gorgeous windows and Millowrk details. Once everything installed, painted and furnished the entire space became connected and cohesive as the central living area in the home.

This cozy lake cottage skillfully incorporates a number of features that would normally be restricted to a larger home design. A glance of the exterior reveals a simple story and a half gable running the length of the home, enveloping the majority of the interior spaces. To the rear, a pair of gables with copper roofing flanks a covered dining area and screened porch. Inside, a linear foyer reveals a generous staircase with cascading landing. Further back, a centrally placed kitchen is connected to all of the other main level entertaining spaces through expansive cased openings. A private study serves as the perfect buffer between the homes master suite and living room. Despite its small footprint, the master suite manages to incorporate several closets, built-ins, and adjacent master bath complete with a soaker tub flanked by separate enclosures for a shower and water closet. Upstairs, a generous double vanity bathroom is shared by a bunkroom, exercise space, and private bedroom. The bunkroom is configured to provide sleeping accommodations for up to 4 people. The rear-facing exercise has great views of the lake through a set of windows that overlook the copper roof of the screened porch below.