Friday, December 17, 2010
Wednesday, December 8, 2010
How to Set Your Selling Price
How to Set Your Selling Price
Being overpriced is a bad start
If you're selling your house, one of the first steps you'll take is setting an asking price, a maneuver that requires the ability to find the perfect balance between attracting solid offers and ultimately receiving top dollar.
If you're working with a Realtor or other industry professional, you'll probably hear talk of fair market value, which typically means the highest value an educated buyer will pay. Fair market value is usually not the asking price.
Many agents will begin by conducting a competitive market analysis of your house and give you an estimate of the fair market value of your home, which is a range that will fluctuate depending on the housing market in your area and how much similar homes in your neighborhood are selling for.
If you're in a hot seller's market, like many communities throughout Krabi and much of Koh Lanta , you'll have the advantage.
"The market has been gaining steam, and the seller is taking control," "Our average number of days on the market went from 30 days to 7 days or less."
While overpricing to some degree can be beneficial, you'll still want to be careful and avoid pricing your home too high, which almost always is nonproductive.
As you work with your agent and set your price, you'll want to recognize the factors that may prompt you to raise your asking price too much when it isn't warranted. Some of those factors include:
Upgrades have been added. While many home improvements will help you recoup a good chunk of your investment, it won't give you 100 percent of what you paid. Also, the more personal the improvement—a swimming pool, a sunroom, purple floors—the less likely it will be viewed favorably by potential buyers.
The need for money.
You're moving to a higher-priced area.
The original purchase price was too high.
The seller lacks factual comparable sales to prove what the market value is.
The seller wants bargaining room (listing more than 1-3 percent above market value actually reduces bargaining power).
An unnecessary move, so you're not motivated.
On the other hand, if you're in a neutral or buyer's market, like in Koh Lanta, you'll really need to be cautious in setting your price.
"While a few select neighborhoods are experiencing good activity, the market generally is favoring buyers," "Price reductions are becoming more common and sellers are having a tough time adjusting to fewer offers, fewer multiple offers and increased market time to sell. Buyers are less emotional and not afraid to offer significantly less than list price plus ask for additional seller participation."
Generally, the asking price—the price advertised when it goes on the market—is set slightly higher than market value, usually 1 to 3 percent above market value.
You should assume that negotiation will be necessary to reach an agreement with the buyer. If you price your home too much above market value, you'll get fewer showings and offers in which the potential buyer is fishing to determine how low you'll go.
You'll want to establish your priority list: Are you more concerned with selling quickly or getting the most money possible? You'll also want to contemplate whether you think the agent's suggested price is reasonable and whether you'd pay that amount if you were a buyer.
Your agent, as well as friends, relatives, and neighbors, will help you point out your house's advantages and disadvantages that you may not have thought about because you're too close to the house and not as objective as others.
A third party will help you think of your house as a commodity—something with positive and negative selling points. At that point you can decide on a price that you deem competitive and in line what other houses in your area have sold for.
http://kohlanta.moonfruit.com
http://krabiagents.multiply.com
http://krabipropertymanagement.webs.com
http://kohlanta.moonfruit.com
http://krabiagents.multiply.com
http://krabipropertymanagement.webs.com
Tuesday, November 23, 2010
Monday, November 22, 2010
Sunday, November 21, 2010
Wednesday, November 17, 2010
KOH LANTA Gated Beachfront Resort Residence LAND
A little further south still is Klong Kong Beach,
another three-kilometre stretch of golden sands
and shady palms. A good collection of resorts
are available here, well-known for the fabulous
sunsets and laid-back locals.
The beachfront land is located in Klong Khong,
next to Scandinavian estate,close shopping,bars,
cafe's.
Owner will split THREE ONLY BEACHFRONT LAND BLOCKS
land block (1698sqm)12.3m ABSOLUTE BEACHFRONT
ONLY BEACHFRONT LAND BLOCKS FOR SALE ON KOH LANTA
includes:
New Road
Fresh water & Underground Power
+++ SWimming Pool & Spa.
Beach Bar / Cafe'
Mini Mart
Property Management on-site office.
Gated Beachfront Resort Residence
Land title: Chanote
Video:
http://www.youtube.com/watch?v=l20Xwn5bIcA
BE Quick
Price: 5,700,000 million Baht
Google map: on request.
(1 Block SOLD)
another three-kilometre stretch of golden sands
and shady palms. A good collection of resorts
are available here, well-known for the fabulous
sunsets and laid-back locals.
The beachfront land is located in Klong Khong,
next to Scandinavian estate,close shopping,bars,
cafe's.
Owner will split THREE ONLY BEACHFRONT LAND BLOCKS
land block (1698sqm)12.3m ABSOLUTE BEACHFRONT
ONLY BEACHFRONT LAND BLOCKS FOR SALE ON KOH LANTA
includes:
New Road
Fresh water & Underground Power
+++ SWimming Pool & Spa.
Beach Bar / Cafe'
Mini Mart
Property Management on-site office.
Gated Beachfront Resort Residence
Land title: Chanote
Video:
http://www.youtube.com/watch?v=l20Xwn5bIcA
BE Quick
Price: 5,700,000 million Baht
Google map: on request.
(1 Block SOLD)
Welcome To Krabi Property Management & Services
Our property management company specializing in managing villas, condominiums, apartment complexes, vacation homes and other properties in Krabi,Phi Phi island and Koh lanta, Thailand. Our business is maintaining, managing, marketing, renting and property development.
The Company has been based in Krabi Thailand for 15 years and provides the best professional services to private owners and company owned properties.
Our staff is experienced, reliable and highly motivated. Our company also manages a property Real Estate in Krabi,we have the conections to manage and kick start your business, property and business management, indoor and outdoor maintenance, including pool and landscape maintenance, and hospitality supervision.
Krabi Property Mamagement are ready to listen to your needs today!
Tuesday, November 16, 2010
Monday, November 15, 2010
Sunday, October 31, 2010
Friday, October 29, 2010
Turn Your Balcony Into a Retreat
Turn Your Balcony Into a Retreat
Go from blah to wow with these easy tips
A seating area is in one of several rooms Edward Jimenez created on his balcony.A crispy fern flanked by a flapping towel and a bike with two flat tires—sound like a balcony near you? As close as your own French doors, perhaps?
If what you really want is a cozy place to barbecue, or an enchanted and enchanting retreat—no problem. With just the tiniest bit of attention and effort, you can transform even a swath of bleak and cheerless concrete into almost anything.
First, figure out what kind of weather your balcony has to withstand, said Elizabeth Blome of Open Window Designs in Houston. A northern exposure will limit plant choices to shade-tolerant varieties, while a west-facing patio will be hard on decorative objects like wreaths and topiaries, which can crack and fade in the hot summer sun.
As for that bike—you get to keep it.
"Our feeling is that if you want something, we can make it work," Blome said. "So if the bike is a part of your life, it stays—behind a screen or a lattice or a nice big plant."
Decide how you want to use the space, said Helene Schultz, an interior decorator who recently tackled a patio in New York and a balcony in the Virgin Islands. And have fun. Whether you're making a private retreat, an outdoor dining room or dividing a large area into several rooms, an outdoor space should spring from your imagination.
Jimenez built an Asian garden for moments of reflection."In some ways, the space in a balcony or patio is a bonus, it's unexpected," Schultz said. "You can go with something as simple as plants and a few chairs, or you can unleash your fantasies and be bolder or more playful than you might inside the home."
Bold and playful were Edward Jimenez' bywords when designing the spacious balcony of his Los Angeles condo over the course of six years. At 11-feet wide and 25-feet long, Jimenez had a space large enough to be daunting. He solved the problem by dividing it into rooms—one for dining, one for a garden, another as a sitting room.
"I wanted it to look like it had always been there, that it was a place that had been cared for by a family over a period of years," said Jimenez, a hair stylist and makeup artist with a large celebrity clientele. He started with a tree and several plants, then added a seating area. When something didn't work, he gave it away and tried again.
"I went through so much furniture," Jimenez said, and laughed. "My family loves it—I keep giving them stuff that doesn't fit or doesn't work."
"I wanted it to look like it had always been there, that it was a place that had been cared for by a family over a period of years," said Jimenez, a hair stylist and makeup artist with a large celebrity clientele. He started with a tree and several plants, then added a seating area. When something didn't work, he gave it away and tried again.
"I went through so much furniture," Jimenez said, and laughed. "My family loves it—I keep giving them stuff that doesn't fit or doesn't work."
There's even room for a barbecue on the balcony.Trial and error have given Jimenez a patio that keeps evolving. This summer, guests can relax in an Asian garden complete with bamboo and a statue of Buddha, visit the koi pond, stroll through an Italian room decorated with leafy plants and a Florentine fountain, or rest in an English garden hung with ivy and bird houses. A welcoming dining area is perfect for weekend barbecues or a morning cup of coffee.
"It's like a little playground, a place of fantasy," Jimenez said. "The most important things about a patio is that it reflect your taste and your lifestyle; when you go out to water the plants or sit in the evening, you should feel completely relaxed and at home."
Balcony basics
- Make a sun/shade map and plant accordingly. It will save your time and money to know your full-sun balcony would be a death zone for to shade plants like ferns and philodendrons, or that the sun-loving rose bush you've fallen for won't survive your northern exposure.
- Once you settle on function—dining room, book nook, romantic retreat—define the livable space. Then you can add furniture - maybe a porch swing, a chaise longue, a wicker rocker, a bistro table and a couple of chairs.
An Italian-style statue watches over the patio.Next step—style. Staying within a design parameter will give a sense of order and you'll wind up with a coherent space. Wicker and chintz give an English cottage garden feel, while statues, fountains and a tapestry or two have an Italian flavor. Choose one or more focal points to anchor the space. A seating area, a fountain, an arch or even a beautiful potted tree will give the eye—and mind—a place to rest.
- A simple color palette that repeats throughout the balcony or patio is easier on the eye than a riot of shades and hues. Use throw pillows, potted flowers or a piece of art balanced on an easel to add a unexpected splash of color. Mix textures. Concrete paving stones can mask a bland cement floor. Add a small rug for warmth and luxury.
- Massed plantings of pots filled with the same shrubs or flowers—bamboo, ficus, decorative grasses, daisies—add the illusion of abundant space. Add privacy with a strategically placed tree, a few panels of lattice or linen curtains draped over an arbor. Mix and match lighting—candles for the table, a spotlight for a piece of art, an up-ight to add drama to a tree, strings of tiny white lights for romance.
- If something doesn't work, get rid of it and try again. A balcony or patio is the perfect place to try out your sense of style and give in to flights of fancy. Most of all, enjoy.
http://krabipropertymanagement.webs.com/
http://krabiproperty.webs.com/
Thursday, September 9, 2010
Wednesday, September 8, 2010
Tuesday, September 7, 2010
Monday, September 6, 2010
Sunday, September 5, 2010
Debating Between a Condo or a House
Debating Between a Condo or a House
Which is right for you?
By Melissa Paul
A condo can offer a good location at a less expensive price.
Buying a home is one of the biggest and most important decisions you’ll ever make. Whether you are a first-time buyer, or a veteran homeowner looking to trade up or make a new start, you will inevitably be faced with a number of questions. Your answers will lead you to the home that’s right for you.
One of the most fundamental questions all homeowners face is whether to buy a condo or single family house. There are advantages and disadvantages of each and only you can know what’s right for you.
For Boston newlyweds Michelle and Kevin Millsom, 31 and 36, it was an easy decision. With high-powered financial careers and no children, they were drawn to the excitement of the city and wanted their fingers on the pulse. They bought a penthouse apartment with a breathtaking view of Boston’s famous esplanade and Charles River.
“We enjoy everything the city has to offer—the restaurants, theatre, outdoor concerts. We walk everywhere and find the easy access to the airport to be a plus since we travel frequently for work,” said Kevin. “When we have children, we may think about a house in the suburbs, but for now this is where we want to be.”
Like all things, living in the heart of the city comes with tradeoffs. For the price of their two-bedroom/two-bath condo, they could buy a home three times the size, just a short 20-minute commute away. They share decision-making for their building with fourteen other tenants and pay pricey condo fees to cover the costs of insurance and upkeep. Their car sits idle most of the time in a $300 per month rented parking spot only to leave for short jaunts to the grocery store or visits to see family. But for Kevin and Michelle who want to spend their spare time out and about, the location and convenience can’t be beat.
On the other hand, Adriana Forte, 62, lives in a condo in the Boston suburb of Arlington and misses all that a single-family home has to offer. Six years ago, after her divorce, she bought a “condex,” (a two-family home with a shared wall) with the belief that managing a home would be too much for her alone. But it turned out to be the wrong decision for her. Now, she is desperately seeking a single-family house to call her own.
“It’s difficult to live with neighbors so close,” Forte said. “First there was the noise. My neighbors are night people, and every night they are just getting geared up when I’m trying to sleep. Then I found myself handling 100 percent of the finances and maintenance of the duplex—without compensation. I may as well be living in my own house!” Forte also misses the fresh air and private outdoor space. For her, maintaining a home and garden is pure enjoyment. The privacy is what she misses most.
What is most important to you? Give consideration to the following:
•Location – Where do you want to be? Are there options for both condos and single-family houses in this area?
•Privacy – Is it important to you to have complete privacy or do you find close neighbors to be a comfort?
•Responsibility – Do you need total control over decisions affecting your home or are you attracted to the idea of sharing decision-making with your neighbors?
•Maintenance – Are you a homebody who enjoys getting dirty in the yard or are you delighted with the idea of never having to cut a blade of grass again?
•Budget – How much do you have to spend? Depending on where you want to live, a condo may be the only option that meets your budget.
These considerations and others will help you determine the best choice for you now. And just remember, if your interests and priorities change in the years ahead, you can always sell your home and make a move, this time with experience as your guide.
http://krabiagents.multiply.com/
Saturday, September 4, 2010
12 Red Flags That Should Raise Concern
http://krabiagents.multiply.com/
Buying? Here's why you need a home inspection
By Michele Dawson
Indeed, more than 40 percent of the previously owned homes on the market have at least one serious defect, according to HouseMaster, a major home inspection company with offices in more than 390 cities in the United States and Canada.
"Virtually every 'used' home needs some repair or improvement," said Kathleen Kuhn, CEO and president of HouseMaster. "That's to be expected. But with today's high prices, you want to make sure that you are aware of any major problems in a house you are considering purchasing, and what it will take to remedy the situation."
Drawing from their own findings from more than one million home inspections, HouseMaster says the most serious home defects to be on the lookout for are:
1.Cracked heater exchange
2.Failing air-conditioning compressor
3.Environmental hazards including radon, water contamination, asbestos, lead paint, and underground storage tanks
4.Moisture in the basement
5.Defective roofing and/or flashings
6.Insect infestation -- termites or carpenter ants
7.Mixed plumbing
8.Aluminum wiring
9.Horizontal foundation cracks
10.Major house settlement
11.Undersized electrical system
12.Chimney settling or separation
Kuhn says most of these problems can be repaired. However, depending on the specific problem, the cost can be substantial, particularly if the defect involves one of the major systems. The cost could become a factor in whether you ultimately buy the house.
For example, a new air conditioning compressor could cost you up to $1,200. A new roof or repairs can cost at least several thousand dollars. A wet basement could cost up to $5,000 to remedy.
If you enter negotiations to buy a particular house, your agent should advise you to provide a provision for renegotiating or backing out of the contract if a home inspector finds major problems.
"If the property inspectors find that little or no corrective work is required, you have little or nothing to negotiate," say Eric Tyson and Ray Brown in their book, Homebuying for Dummies. "Suppose, however, that your inspectors discover the $200,000 house you want to buy needs $20,000 of corrective work for termite and dry-rot damage, foundation repairs, and a new roof. Big corrective work bills can be deal killers."
If repairs are needed, there are several ways to proceed if you still want to buy the house, the Dummies book advises.
•The sellers can leave enough money in escrow to cover the cost of repairs, with instructions for the escrow officer to pay the contractors as the work is completed.
•The lender can withhold part of the full loan amount in a passbook savings account until the work has been done.
•The sellers may give a credit for the work. Lenders may disapprove of this last alternative because there aren't assurances that the repairs will be made.
A home inspection usually costs between $250 and $400. Hire a qualified inspector. Try to get referrals from friends or anyone you know who has had a satisfactory experience with a home inspector. Also, look for affiliations with organizations like the American Society of Home Inspectors or the American Association of Home Inspectors. Both groups require its members to be certified, meet professional qualifications, and adhere to specific business ethics.
Once you make an appointment with a home inspector, it's important to be there.
Your investment of spending these few hours with the inspector could prevent headaches and save time in the future. As the home inspector examines the various systems and components of your home, ask him or her to explain what problems may be encountered down the road, what signs to look for, and how to prevent them. Try to learn how things work and how to maintain them. The inspector may also point out little flaws or oddities that don't measure up to being mentioned in the report, but may warrant keeping an eye on.
Says Kuhn of HouseMasters, "A pre-purchase inspection is your best protection against buying a home based more on emotions, rather than as a sound investment."
http://krabiagents.multiply.com/
How to Negotiate the Best DealSponsored By
How to Negotiate the Best DealSponsored By
Buyers have the advantage in this shifting market
By Rick Hazeltine
Buyers are finally being able to take advantage of cooling trends in previously hot markets. Multiple offers are no longer being thrown at sellers as soon as the For Sale sign hits the front yard.
Competition has dwindled in many areas as investors disappear and buyers take to the sidelines. Unless a buyer thinks his local market is headed for a big downturn, this could be the pause that allows him to get into the market with a few perks unheard of in recent years as a bonus.
So how do you know what shape your market is in? Economists believe that real estate is closely tied to employment, so if you’re in an area of growing employment, don’t expect to see double-digit depreciation anytime soon. In areas such as the Midwest, where auto manufacturing is king, prices have fallen sharply and will likely continue until the industry rebounds.
Here are 10 things buyers need to know to negotiate the best deal in a market shifting to their favor:
1. Human nature is the biggest problem for sellers and buyers to overcome in a changing market. Prices stagnate or drop a few percentage points and it’s amazing how different buyers and sellers react. Sellers still think their house is “special” and immune to the market. Buyers figure every seller is about to be foreclosed on and make ridiculous low-ball offers. Smart buyers do their homework, know what size home they need, how much they can afford and then search the market for what they want and negotiate fairly.
2. When you make an offer, know the recent comparable sales; it’s the best bargaining tool. “See what’s going on out there,’’ says Beverly Durham of ReMax Gold Coast Realty in Camarillo, Calif., where entry-level single-family homes begin at $500,000. “Make an offer $10,000 to $15,000 under what the last one sold. Even in this market, if you insult your seller, they won’t want to deal with you. Sellers know what the last one sold for. You want them to at least look at your offer.”
3. Find out as much as you can about the seller’s motivation -- retirement, job, divorce, wants to move up but only if he gets the right price. Durham says if a buyer knows the seller’s motivation they can negotiate a better deal or move on to the next property.
4. Multiple Listing Service (MLS) properties usually state what the seller owes. If not, your agent should be able to track down the figures. There’s a big difference in negotiating with an owner who owes more than the house is worth and one who has a lot of built-up equity.
5. “After 45 to 60 days the seller is usually absolutely sick of keeping their house spotless and sick of people walking through,’’ said Durham. This is when a seller may be the most anxious about selling their house as traffic to their house has likely fallen sharply.
6. Unless you’re incredibly handy and have time and cash, go after houses that are as updated as you can afford. This is easier to do in a stagnant or falling market and fixers aren’t usually discounted enough to be worthwhile.
7. In a tighter market, it’s not too much to ask the seller to add the closing costs to the price of the house. It’s better to put 20 percent down and add the closing costs to the loan than put 15 percent down and pay the costs upfront.
8. Items to ask for that shouldn’t offend sellers are paying for new kitchen appliances or washer and dryer. Most sellers will be willing to do so to close the deal. Durham also says it’s OK to ask sellers to pay up to the first year of homeowner association dues.
9. Don’t request anything that requires quality workmanship. “Don’t ask them to paint,’’ Durham said. “They won’t do it the way you want. They’ll do a lousy job.’’ Also, don’t get carried away and ask for the entire store. Be reasonable.
10. Make sure to look at the big picture. In changing markets you should be planning to stay for at least five years, so don’t get caught up in a $2,000 price difference. Remember, the goal is to get the house you want to live in for some time, not to impress friends with how you worked the previous owner.
landkrabi@hotmail.com Krabi property
Furniture Terms
Furniture Terms http://krabiagents.multiply.com/
Design
Furniture
Fabric
Design terms
Color Scheme
The color palette used in a home. These colors help define your personal style. They can be contrasting (pink and red), complementary (red and green) or monochromatic (various shades of one color, such as light and dark green).
Focal Point
A visual element in a room that draws the eye, such as a fireplace, a painting, a piece of furniture or even a color.
Golden Thread
A common style, color or theme used throughout a house that ties everything together and makes your home uniquely yours.
Personal Style
An expression of your character and preferences. Your furniture style should reflect your personality, tastes and lifestyle.
Scale
The proportion or size of a piece of furniture as it relates to a room.
Furniture terms
Armoire
A large cabinet or wardrobe, with two doors and shelves on the interior for storing clothes or electronic equipment.
Banding
Inlay or marquetry that produces a color or grain contrasting with the surface it decorates.
Bombé
(French) An outward swelling. Applies to commodes, bureaus, and armoires.
Bowfront
A cabinet front that curves outward to appear convex.
Break front
A bookcase or china cabinet made of three vertical sections, the center one projecting forward beyond the two end sections.
Buffet
A small cupboard. The French definition of the word is "a small sideboard, a place for keeping dishes."
Bun foot
A flattened ball, or bun shape, foot.
Bureau
In America, the name refers to a bedroom storage piece commonly known as a "dresser." The French word, however, originally designated the red cloth covering for a writing desk, and, later, was used to refer to the desk itself.
Cabriole
A graceful, curving type of leg that swells outward at the knee and inward at the ankle.
Camelback
A curved sofa back characterized by a large central hump.
Case goods
Specifically, storage pieces made primarily of wood. More generally, refers to entire collections of wood bedroom and dining room furniture, including some pieces that are not storage, such as headboards and dining tables.
Couch
A 17th- and 18th-Century term for a daybed. Not used as a term for a sofa until recent times.
Credenza
A sideboard or buffet.
Dowel
Headless pin, usually made of wood, used in furniture construction.
Eight-way, hand-tied springs
Each coil spring is hand-tied into place with twine, interlocking it with other coils. Using a set of knots, the coils are tied front to back, side to side, and diagonally across.
Etagere
A set of open shelves for displaying small objects and sometimes having an enclosed cabinet as a base.
Gateleg table
A table with a folding leaf upheld by a leg that swings out like a gate. Popular in Colonial America.
Highboy
A high chest of drawers, deriving its name from haut bois, which in French means "high wood."
KD
"Knocked down." Term applied to furniture sold unassembled or only partially assembled.
Motion upholstery
An upholstered piece with reclining or inclining seating features.
Occasional tables
A term applied loosely to any small tables, such as coffee tables, lamp tables and consoles.
Patina
A surface texture produced by age, wear or rubbing.
RTA
"Ready-to-assemble." Term applied to furniture sold unassembled or only partially assembled.
Secretary
A drop front desk, often with book shelves above and drawers below.
Settee
A long seat or bench with a high back and often with arms.
Sideboard
A dining room piece with a long flat top for serving and usually equipped with drawers or cabinets for storing china.
Trundle bed
A low bed, which, during the daytime, is rolled under a larger bed.
Veneer
Thin sheets of wood applied to the surface of furniture for decorative effect.
Windsor chair
A chair with a wooden or rush seat, pegged legs, and a back of turned spindles.
Wing chair
An upholstered chair with a high back, stuffed arms and wing-shaped projectors at head level.
back to top
Fabric terms
Batik
Hand-printed material colored by dipping the fabric into dye.
Brocade
Originally heavy silk with an elaborate pattern in silver or gold threads. Brocade fabric has an embossed appearance.
Chenille
From the French word for "caterpillar," so named because chenille yarn is plush and fuzzy. Also used to denote fabrics made with chenille yarn.
Chintz
Originally any printed, cotton fabric. Now refers to fabric with a glazed or "polished" surface.
Damask
Named for the ancient city of Damascus where elaborate floral designs were woven in silk. Damask is flatter than brocade and is reversible. The pattern changes color on the wrong side.
Jacquard
Damasks, tapestries, brocades, matelass and all cloths with elaborate figures woven on a jacquard loom.
Matelass
French, meaning to cushion or pad. Refers to fabric with a quilted surface produced on the loom. A figured or brocaded cloth with a raised pattern.
Moire
A fabric, particularly silk, with a watered or wavy pattern.
Ticking
A strong cotton fabric used to cover mattresses.
Toile
A sheer cotton or linen fabric.
http://krabiagents.multiply.com/
Where to Buy Antiques
.jpg)
Choices are varied, but buyer beware
By Suzanna H. Cullen
Once dominated by private dealers, high-end auction houses and tony antiques shows in East Coast and European cities, the antique market has undergone something of a revolution over the last 20 years.
Because of an enormous interest fed by an increase in flea markets, television shows and Internet exposure, the antique market has exploded, giving collectors more buying choices than ever. Buyers have so many venues to explore that it almost makes it more difficult ... and it certainly allows for a wide margin in quality and recourse.
There are pros and cons to each venue available, and I will map out each one so that you can choose what's right for you. Ultimately, it's best to explore all of your options to decide which method of buying is most appropriate for your level of collecting.
Dealers
If you want to take the fast route to finding out who are the most knowledgeable dealers in your area with the most authentic merchandise, call your local museum. Museums can't afford to make mistakes so they will only do business with dealers they regard as having the most integrity and best wares to sell.
The best dealers in the business offer a guarantee that what you are purchasing is guaranteed to be as described in a written invoice. They also ask for first refusal should you decide to sell the piece. Why do dealers want to purchase items they've sold to you? Really good things are hard to find—dealers want their good pieces back to sell again.
Also, good dealers want to teach you about antiques. It is in a dealer's best interest to have a knowledgeable buyer who understands the pieces, the market and the value. Another perk about working with dealers is that there is a very high level of service. They can arrange everything from shipping to insurance invoices to phone calls letting you know of an available and appropriate piece for your collection.
Treat antique dealers with respect. Do you walk into your attorney's office or the dentist or the department store and start bargaining? Expect dealers to give you a reasonable amount off if they have it in the margin, but do not expect ridiculous discounts. It is not possible, and it is offensive. Most people in the antique business are in it because of the passion for the objects ... not money.
You can learn about antiques by visiting galleries.
Photo courtesy of The Levison & Cullen Gallery.
Auctions
There are various levels of auction houses and, while the details differ in each, the fact remains the same: caveat emptor—buyer beware.
It is up to the buyers to be knowledgeable about what they bid on and purchase. While some of the higher-end auction houses will take back an item that is deemed a complete fake, most take the position that you buy at your own risk. Read the very small print in any auction catalog and bid sheet to see the policies.
While this can be a risky venue, it can also be very rewarding and fun. It is a great learning tool to be able to walk through the rooms and preview the items. You begin to understand why some things are worth more compared to other items.
Attending live auctions is really fun because there is so much energy in the room and it is interesting to see what objects sell for. But one misconception is that you can get really good deals at auctions. Occasionally this will happen, but it is rare. Most often, prices actually get driven up in an auction when bidders get so caught up in the moment they run right through both the estimate and their own price limits.
Even with less expensive pieces, it is imperative that you decide your spending level before the sale. Otherwise, it can cost you dearly. And don't forget, sometimes phone bids and faxed bids work, but sometimes they don't. It's always caveat emptor.
Often, collectors will ask a consultant to represent them at auction for three reasons. First, and most importantly, a consultant can vet the item for you and recommend whether you purchase it and for how much. Second, it is easy to lose yourself in the thrill of bidding and run the price sky high. A consultant represents the buyer and stops at the predetermined limit. Third, many collectors like to protect their privacy for security reasons. At the high-end level, anonymity is paramount.
Also, many people forget that the auction makes money two ways: the consignor pays the auction house a percentage to auction the merchandise and the buyer pays the house a fee on top of the hammer price.
Among the many places to buy antiques is at a gallery.
Photo courtesy of The Levison & Cullen Gallery.
Antique shows
At the very high end, antique shows are generally tied in with charity events. While the opening night is usually crowded, the rest of the show often falls flat because many people think that they are overpaying to buy at a show.
That's not necessarily the case.
Dealers look at shows as investments, advertising opportunities and places to meet potential clients. Most of the time the merchandise is the same price on the floor of the show as it would be in the shop. Dealers cannot afford to alienate buyers with exorbitant prices. Go to shows, talk to the dealers, learn about new subjects and if something strikes your fancy, buy it.
A number of shows today are vetted, which means respected dealers or other professionals review everything in each dealer's booth before the opening. If a piece is questionable, the dealer must remove it. This is the show's way of offering a further guarantee to the buyer.
Flea markets
America is crazy about flea markets. We love the chase, the hunt, the art of the deal. Even more than the auction houses, caveat emptor reigns at the fleas. It is a wonderful combination of sometimes finding great deals and good merchandise because dealers want quick sales. Other times you might find junk sold by dealers who don't have a clue about what they're selling. It is a wonderful, quirky slice of America where you can find the very best jewel tucked next to a piece of trash.
But there are several things to remember about flea markets. One, these dealers are more savvy than you may believe. Sometimes the prices are comparable to dealers with retail shops, but you think you're getting a bargain because you are at a flea market. Secondly, there is a tremendous amount of merchandise at the flea market, but most of it typically falls into the mediocre category.
We've all heard of the "great find" at the flea, but it's sort of like that one really great, huge fish story ... it happens once in a blue moon. Also consider that rarely, if ever, do you have any recourse. And you will have to feel out dealers in each individual market—some thrive on the art of the bargain, and some simply state the price with no room for haggling.
This is "buyer beware and be knowledgeable" territory.
Online auctions
What the Internet has done for the antiques market! There are a myriad of opportunities for buying various levels of quality online. Check them out to see which, if any, are right for you.
Higher-end auction sites, such as Circline and Sotheby's, offer guarantees to the purchaser. They also allow the purchaser to contact us with specific questions. It is nice to know who your seller is and that there is a guarantee to back up the items. Also, it is typical for these types of auctions to monitor the quality level and rarity of the items represented on their sites.
In another arena, eBay, an online auction site, is an anomaly that has done a super job. There is a tremendous diversity of objects, rarity and quality. Also, buyers can find out the history of the sellers before doing business with them. Additionally, eBay has had pieces go for really high dollars as well as others that slide through for much less, making it a great place to explore.
Just remember: There is no equal guarantee among online auction sites. Take a look at all of the sites and learn something from them. Like any auction situation, read the fine print and know your limit when bidding.
Ultimately, however, time will tell if Internet sites will replace dealers, auction houses, shows and flea markets. While many of the Internet sites have done so well, there will always be people in the market who want to touch and see the object before buying. Hopefully, everyone can continue to work together as it affords the most and best opportunities for the customers. It's another great market to learn from.
http://krabiagents.multiply.com/
Know Your Leather
Understand what you're paying for when buying leather
Leather furniture is available at surprisingly low prices today. However, skin and dye qualities can vary greatly. Aniline-dyed leather is superior to surface-dyed leather. The latter is sometimes called "painted" leather because the dye only coats the surface while the former penetrates the skin and is visible on the back. To check, open a zippered cushion and look at the back. The label will tell you the care needed; if not, seek professional advice. Here are some leather terms you should know.
Split Leather
When a cow's hide is doubled in size by slicing it in half along its thickness, it results in two layers of equal thickness but not equal quality. The "split leather" is the bottom half of the hide, which has no grain, is stretchier, and has poor durability.
Top-grain
The upper layer of a hide that has been split is the superior top-grain. To tell if leather is top-grain, examine it under a magnifying glass.The leather will show tiny natural pores.
Embossed
Also known as "rectified" or "corrected" leather, this leather has had an artificial grain pattern heatset into its surface to imitate a high-quality full-grain leather.
Full-grain
This unsplit leather shows a natural (not embossed) grain.
Leather maintenance
Leather is treated with a protectant at the tannery, so generally cleaners are not recommended since they can harm the leather finish. Clean up spills immediately, but if a liquid does soak in, blot it with a weak solution of soap and water. Blot up greasy spots as much as possible, but do not use water. In time, the oil will be absorbed into the leather and become part of the natural patina that develops over time.
Vacuum leather furniture regularly with the crevice upholstery attachment of your machine. An artist's brush is handy for lifting durst from tufted areas and pleats. Give the leather an occasional wipe with a soft, clean cloth dampened with warm water to retard the buildup of body oils on the surface.
http://krabiagents.multiply.com/
Wednesday, September 1, 2010
Bright Ideas for Your Bathroom
Bright Ideas for Your Bathroom
Ten great lighting tips
By Michele Dawson
http://krabiagents.multiply.com/
The glorious new tub, the beautiful new fixtures, and the sleek countertops always get top billing in the bathroom remodel. But don't forget one of the players most worthy of the spotlight—the lighting.
Lighting designers say a mix of different lighting types is essential in the bathroom to help blend all the bathrooms elements and create a unified look.
Unlike other rooms of the house, the bathroom is crammed with an assortment of materials and finishes.
"You have wall tile, floor tile, shower tile, faucet hardware, towel bars, wallpaper and paint all in a space often smaller than 100 square feet," said Dan Blitzer, a Manhattan-based educator for the American Lighting Association.
There are three general types of lighting: general lighting provides overall illumination; task lighting provides light for a specific task, like reading, homework, and computer work; and accent lighting puts the spotlight on a piece of art, plants, or other favorite possession.
Sara Susanka, a Minnesota architect best known for her books, The Not So Big House (Taunton Press, 1998), Creating the Not So Big House (Taunton Press, 2000), and Not So Big Solutions for Your Home (Taunton Press, 2002), says a mix of lighting in different intensities adds interest and depth to a small space. For example, she suggests combining uplighting in a corner, a pool of light from a table lamp and accent lighting on an interesting feature.
"It's the contrast that makes it (the space) feel bigger," Susanka says.
Meanwhile, lighting experts say that homeowners undertaking bathroom remodeling projects are often in the dark when it comes to thinking about lighting.
"When we look at the amount of money that people invest in building or renovating bathrooms, a proper lighting plan has the potential to deliver dramatic results, costs only a small fraction of the project budget, and yet is often lacking or overlooked," said Gary Taylor, president of Living Lighting in Ontario.
Lighting experts suggest you focus on all the elements of the bathroom, including:
Showers. Light fixtures should be bright enough so you can see when you're shaving and shampooing. Also, choose one that can stand up to the water.
Tubs. Experts say you'll want good general light, which a recessed fixture offers. Aim the light's beam at the outside edge of the tub to reduce glare.
Window. Keep dressings and blinds open during the day to provide plenty of natural light.
Night light. Illuminate the floor in the toespace between vanities and cabinets with a linear lighting system.
Glowing light. Indirect - also called cove - lighting through a hidden light source provides a soft, warm glow to the bathroom.
Mirrors. Warm fluorescent vertical wall sconces will provide you with even lighting on your face—essential for applying cosmetics or shaving.
Vanities. A halogen light placed above the vanity provides cross lighting when used with wall sconces.
Table touches. Table lamps add a soft, human touch to the bathroom. But be sure
The ceiling. For an elegant touch—as well as some extra light—suspend a decorative light fixture from the ceiling.
The commode. Yes, experts even suggest placing focused floor or halogen fixtures above the potty for watercloset reading.
Lowe's Home Improvement Warehouse says on its web site that the options in bathroom lighting have dramatically increased over the past few years. One of the most popular trends is "design and combine" bath bars in which you choose the wall bracket (or fitter) you like the best and then select from the many available styles of glass shades to go with it.
And if you're afraid you might overdo the lighting, don't be.
"You can never have too much light in the bathroom," said Todd Phillips, president of lighting manufacturer Quoizel. "It's easy to install a dimmer control to reduce the amount of light to create a mood."
Choosing Shrubs for Your Yard
Choosing Shrubs for Your Yard http://krabiagents.multiply.com/
By Better Homes and Gardens
Shrubs can be a decorative addition that adds privacy to a yard.A yard without shrubs is, well, not really a yard.
Shrub basics
With all their wonderful diversity of size, shape, foliage, and flower, shrubs can turn a mundane piece of property into a beautiful showplace. Shrubs make the yard inviting and livable. You've probably noticed that builders always plant a few shrubs around newly constructed homes. There may be no trees or grass, but there are shrubs.
Shrubs, with their deciduous or evergreen foliage, are enormously decorative and highly useful. Like trees, evergreen shrubs may have broadleaf or needled foliage and can offer colorful berries or cones, interesting bark, and lovely flowers. Even in winter, their leafless, contorted trunks and interesting architecture enhance the landscape. Their size provides a pleasant transition between tall trees and groundcover plantings, softening the edges of boundaries, foundations, buildings, and walls. They also protect the soil, supporting and sheltering all kinds of wildlife.
Shrubs are versatile. Use them as groundcovers on slopes, as living walls, as backdrops for flower borders, and as screens to block street noise and dust. Put them where they'll obscure landscape eyesores, such as heating and cooling units, swimming pool mechanicals, utility meters, and trash can areas.
Use shrubs to accent pools, patios, and dooryards. Or plant thorny varieties to redirect children and animals using your yard for shortcuts.
Conifers are generating renewed interest. These cone-bearing, needled evergreens are available in dwarf forms -- more suitable scale for today's smaller properties. They offer an amazing array of foliage color -- soft blue, variegations in yellow or cream with green, as well as the traditional green. Whatever the colors, they really stand out in a winter landscape. Conifers also come in many forms -- weeping, prostrate, and topiary, in addition to the usual upright configuration.
Native shrubs are also enjoying long-overdue attention. Because they have existed in the same region long before European settlers arrived, and have adapted to local climate and soil conditions. Unfortunately, Americans temporarily lost interest in them, while other countries happily adopted them. But now we're recognizing their many low-maintenance virtues. They don't require extra watering and tend to resist pest insects and disease. And they're big favorites of local wildlife.
Shrubs for special situations
Weather
In many areas of the country, rainfall is never generous. And it's becoming less dependable in many other areas, too. If you live where water is likely to be restricted, choose shrubs that don't require much water. Some examples are olive, butterfly bush, potentilla, and barberry.
Avoiding deer damage
Deer can damage shrubs by nibbling their twigs, fruit, and foliage. Homeowners across the country are searching for ornamental shrubs that deer will ignore. Lists vary by region -- even by neighborhood -- but certain types of plants appear on many of them. Consider shrubs with thorns or prickers, resinous wood, aromatic foliage, and silver or gray fuzzy leaves.
Using native shrubs
Native shrubs that combine the virtues of beauty and low maintenance include:
American arborvitae
American beautyberry
American holly
Bayberry
Bottlebrush buckeye
California lilac
Carolina allspice
Chokeberry
Dwarf fothergilla
Mountain laurel
Oakleaf hydrangea
Oregon grapeholly
Rhododendron (some)
Serviceberry
Sweet pepperbush
Viburnum (some)
Virginia sweetspire
Attracting wildlife
Some shrubs with berries that attract birds and other wildlife include:
Barberry
Bearberry
Beautyberry
Blueberry
Brambles
Cotoneaster
Dogwood
Euonymus
Firethorn
Holly
Juniper
Viburnum
Wax myrtle
Shrubs for special situations
http://krabiagents.multiply.com/ landkrabi@hotmail.com
By Better Homes and Gardens
Shrubs can be a decorative addition that adds privacy to a yard.A yard without shrubs is, well, not really a yard.
With all their wonderful diversity of size, shape, foliage, and flower, shrubs can turn a mundane piece of property into a beautiful showplace. Shrubs make the yard inviting and livable. You've probably noticed that builders always plant a few shrubs around newly constructed homes. There may be no trees or grass, but there are shrubs.
Shrubs, with their deciduous or evergreen foliage, are enormously decorative and highly useful. Like trees, evergreen shrubs may have broadleaf or needled foliage and can offer colorful berries or cones, interesting bark, and lovely flowers. Even in winter, their leafless, contorted trunks and interesting architecture enhance the landscape. Their size provides a pleasant transition between tall trees and groundcover plantings, softening the edges of boundaries, foundations, buildings, and walls. They also protect the soil, supporting and sheltering all kinds of wildlife.
Shrubs are versatile. Use them as groundcovers on slopes, as living walls, as backdrops for flower borders, and as screens to block street noise and dust. Put them where they'll obscure landscape eyesores, such as heating and cooling units, swimming pool mechanicals, utility meters, and trash can areas.
Use shrubs to accent pools, patios, and dooryards. Or plant thorny varieties to redirect children and animals using your yard for shortcuts.
Conifers are generating renewed interest. These cone-bearing, needled evergreens are available in dwarf forms -- more suitable scale for today's smaller properties. They offer an amazing array of foliage color -- soft blue, variegations in yellow or cream with green, as well as the traditional green. Whatever the colors, they really stand out in a winter landscape. Conifers also come in many forms -- weeping, prostrate, and topiary, in addition to the usual upright configuration.
Native shrubs are also enjoying long-overdue attention. Because they have existed in the same region long before European settlers arrived, and have adapted to local climate and soil conditions. Unfortunately, Americans temporarily lost interest in them, while other countries happily adopted them. But now we're recognizing their many low-maintenance virtues. They don't require extra watering and tend to resist pest insects and disease. And they're big favorites of local wildlife.
Shrubs for special situations
Weather
In many areas of the country, rainfall is never generous. And it's becoming less dependable in many other areas, too. If you live where water is likely to be restricted, choose shrubs that don't require much water. Some examples are olive, butterfly bush, potentilla, and barberry.
Avoiding deer damage
Deer can damage shrubs by nibbling their twigs, fruit, and foliage. Homeowners across the country are searching for ornamental shrubs that deer will ignore. Lists vary by region -- even by neighborhood -- but certain types of plants appear on many of them. Consider shrubs with thorns or prickers, resinous wood, aromatic foliage, and silver or gray fuzzy leaves.
Using native shrubs
Native shrubs that combine the virtues of beauty and low maintenance include:
American arborvitae
American beautyberry
American holly
Bayberry
Bottlebrush buckeye
California lilac
Carolina allspice
Chokeberry
Dwarf fothergilla
Mountain laurel
Oakleaf hydrangea
Oregon grapeholly
Rhododendron (some)
Serviceberry
Sweet pepperbush
Viburnum (some)
Virginia sweetspire
Attracting wildlife
Some shrubs with berries that attract birds and other wildlife include:
Barberry
Bearberry
Beautyberry
Blueberry
Brambles
Cotoneaster
Dogwood
Euonymus
Firethorn
Holly
Juniper
Viburnum
Wax myrtle
http://krabiagents.multiply.com/ landkrabi@hotmail.com
Tuesday, August 31, 2010
Don't know what type of dining table you need? Check here
Don't know what type of dining table you need? Check here
Dining tables generally run 29" to 30" high. For comfort, there should be 7 inches between knees and the underside of the table, taking into account any aprons, drawers or decoration under the tabletop. To ensure that everyone at the table has enough room, allot approximately 24" of space per person. As a general rule of thumb:
38"-40" square table seats 4 people
46" round table seats 5-6 people
60" long rectangle or oval seats 6 people
72" long rectangle or oval seats 6-8 people
84" long rectangle or oval seats 8 people
http://krabiagents.multiply.com/
With leaves, dining tables can reach as much as 140" in length, which would seat up to 14 people. If you need a longer table than this, expect to have it custom-made. For a table that extends to 120" or more, you should probably look for a metal extension mechanism for the support it provides.
Steal ideas (but not the towels!) from the best hotels
.jpg)
Endless Summer
Steal ideas (but not the towels!) from the best hotels
By Veronique Kipen
"Today" show travel editor Peter Greenberg "borrowed" ideas from 47 hotels.
The right kind of hotel—the best kind of hotel—does things better than you. The towels are thicker, the carpets deeper, the drapes actually keep out the light. The beds are in league with Morpheus. The bathroom amenities would make a Puritan weep.
It's a fusion of form and function so successful, a growing number of guests are replicating hotel décor in their houses. From color and fabric to furniture and fixtures, hotel living has conquered the home.
"We get a lot of questions from guests about the décor of the hotel," said Lucy McIntyre, a spokeswoman for The Standard hotel in Los Angeles. "It's hip and chic and appeals to a wide range of people."
Popular items at The Standard Hotel in Los Angeles are the metallic beanbag chairs and Andy Warhol print drapes.
Silvery beanbag chairs and suede floor pillows add a dash of retro wit. Andy Warhol print drapes, inflatable sofas and hanging Baleri egg chairs help the shag carpet on the ceiling of the lounge and the electric blue Astroturf around the pool make sense.
Borrow both practical and whimsical ideas
Practical ideas like a high-speed Internet connection, multiple-line phones and a small fridge stocked with a whimsical array of snacks are touches easily translated into the home. Giant cacti in oversize white pots seem to float against a white wall.
"It's design you can live with," McIntyre said. "People really love it."
At the luxurious Post Ranch Inn in Big Sur, Calif., a good percentage of the items in the guest rooms, such as pillows, mattresses, soap dishes, comforters and flower vases, are for sale in the hotel's Mercantile Showroom. "The guests literally love the room and want to recreate that look in their house," said Terry McPartlan, a clerk at the hotel.
Peter Greenberg, travel editor of NBC's "Today" show, discovered how much he appreciates hotel design and décor when he began rebuilding his Los Angeles home, which suffered heavy damage in the 1994 Northridge, Calif. earthquake. In the course of a conversation with his architect, Greenberg, author of "The Travel Detective," the uber-guide to getting the most from your vacation, cited details from 47 hotel rooms. He had ideas for everything from the bedroom, bathroom, kitchen and living room to closets, a phone system, door locks, door bells and the swimming pool.
There is a resort-like look to Peter Greenberg's hotel-inspired yard.
"These were items and concepts that were resortlike or hotel-like in that they were luxurious, but they were not high-priced," Sheriff said. "They were things whose function was really thought out, like the deluge shower head, beds on platforms rather than on the floor, entertainment centers with doors that rotate out of sight."
Detail from hotels make the home comfortable
When finished, the house was homey yet remarkable for the quality and comfort of each detail. And logical to Greenberg, who has traveled to 120 of the world's 187 countries and figures he spends more time on the road than at home.
Cacti decorate The Standard's lobby.
http://krabiagents.multiply.com/
"Every time I was in a really cool hotel, or a really cool hotel room, I'd say, 'I'd love to have that one day,' " Greenberg said. "So when it came time to conceptualize what I wanted in my home, I already knew what I wanted."
What Greenberg wanted was the legendary king-size bed from the Four Seasons in New York and the tiles from the Four Seasons in Hawaii, the 15-inch ceiling-mounted shower head from London's Savoy, the bathtub from the Peninsula in Hong Kong, a sink like the one in Caesar's Palace, a toilet like the one in Tokyo's Park Hyatt, door locks from the St. Regis in New York and a pool based on the one from the Westin Hotel in St. John, U.S. Virgin Islands.
"As crazy at this sounds, why not?" Greenberg said. " I had a direct line to the CEOs and general managers of those hotels because, after 15 years of traveling, I knew them all. All you had to do was ask, and yes, I could buy it. And so can anyone else.".
Manufacturers are well-known nNames
A bit of research turned up household names for many of the items. Kohler, Viking and Sub-Zero are staples of kitchen and bath design. Kahrs flooring, Karastan rugs, Closets by Design, Sealy for the mattress, Nortel phones and Howard Miller clocks are within every decorator's reach.
More general details, such has how to make a small space feel larger, can also be copied from hotel rooms. And when it comes to child-proofing, hotel designers are masters.
"You always have to think about how things work when you throw kids into the mix," said Greenberg, whose entertaining ranges from intimate dinners to parties for 300 guests. "I did things like put rubber bumpers behind each door, so when kids go running through the house slamming doors, the walls are protected."
And the finished product?
"It all works—it's homey and very comfortable, " Greenberg said. "And of course we have a three-night minimum."
http://krabiagents.multiply.com/ landkrabi@hotmail.com
Monday, August 30, 2010
A Cool Deal
Buying updated air conditioner can save energy, money
By Michele Dawson
If your air conditioning unit is getting up there in age or you've noticed unusual sounds or excess humidity, buying an updated model can save you money, help cut down on air pollution -- and, of course, keep you cool.
The Environmental Protection Agency devised the Energy Star label to rate energy-efficiency in a number of household products, including air conditioners. It says that if one household in 10 bought Energy Star cooling equipment, some 17 billion pounds of air pollution would be avoided.
Jay Webb, a remodeling contractor in Sacramento, Calif., where the temperature on summer days often soars above the 90-degree mark, says he gets a lot of requests to update air-conditioning units, especially when the temperature starts to climb.
"Often it's the people in older homes who need a new air conditioner," Webb said. "They either don't have air conditioning at all, or their unit is outdated."
Older units typically cool inefficiently and end up costing more than they should, which translates into higher energy bills.
The EPA says that if your cooling system is more than 10 years old, it might be time to upgrade to a unit that has earned the Energy Star label for high efficiency.
http://krabiagents.multiply.com/
Sunday, August 29, 2010
Turn Your Balcony Into a Retreat
Turn Your Balcony Into a Retreat http://krabiagents.multiply.com/
Go from blah to wow with these easy tips
By Veronique Kipen
A seating area is in one of several rooms Edward Jimenez created on his balcony.A crispy fern flanked by a flapping towel and a bike with two flat tires—sound like a balcony near you? As close as your own French doors, perhaps?
If what you really want is a cozy place to barbecue, or an enchanted and enchanting retreat—no problem. With just the tiniest bit of attention and effort, you can transform even a swath of bleak and cheerless concrete into almost anything.
First, figure out what kind of weather your balcony has to withstand, said Elizabeth Blome of Open Window Designs in Houston. A northern exposure will limit plant choices to shade-tolerant varieties, while a west-facing patio will be hard on decorative objects like wreaths and topiaries, which can crack and fade in the hot summer sun.
As for that bike—you get to keep it.
"Our feeling is that if you want something, we can make it work," Blome said. "So if the bike is a part of your life, it stays—behind a screen or a lattice or a nice big plant."
Decide how you want to use the space, said Helene Schultz, an interior decorator who recently tackled a patio in New York and a balcony in the Virgin Islands. And have fun. Whether you're making a private retreat, an outdoor dining room or dividing a large area into several rooms, an outdoor space should spring from your imagination.
Jimenez built an Asian garden for moments of reflection."In some ways, the space in a balcony or patio is a bonus, it's unexpected," Schultz said. "You can go with something as simple as plants and a few chairs, or you can unleash your fantasies and be bolder or more playful than you might inside the home."
Bold and playful were Edward Jimenez' bywords when designing the spacious balcony of his Los Angeles condo over the course of six years. At 11-feet wide and 25-feet long, Jimenez had a space large enough to be daunting. He solved the problem by dividing it into rooms—one for dining, one for a garden, another as a sitting room.
"I wanted it to look like it had always been there, that it was a place that had been cared for by a family over a period of years," said Jimenez, a hair stylist and makeup artist with a large celebrity clientele. He started with a tree and several plants, then added a seating area. When something didn't work, he gave it away and tried again.
"I went through so much furniture," Jimenez said, and laughed. "My family loves it—I keep giving them stuff that doesn't fit or doesn't work."
"I wanted it to look like it had always been there, that it was a place that had been cared for by a family over a period of years," said Jimenez, a hair stylist and makeup artist with a large celebrity clientele. He started with a tree and several plants, then added a seating area. When something didn't work, he gave it away and tried again.
"I went through so much furniture," Jimenez said, and laughed. "My family loves it—I keep giving them stuff that doesn't fit or doesn't work."
There's even room for a barbecue on the balcony.Trial and error have given Jimenez a patio that keeps evolving. This summer, guests can relax in an Asian garden complete with bamboo and a statue of Buddha, visit the koi pond, stroll through an Italian room decorated with leafy plants and a Florentine fountain, or rest in an English garden hung with ivy and bird houses. A welcoming dining area is perfect for weekend barbecues or a morning cup of coffee.
"It's like a little playground, a place of fantasy," Jimenez said. "The most important things about a patio is that it reflect your taste and your lifestyle; when you go out to water the plants or sit in the evening, you should feel completely relaxed and at home."
Balcony basics
Make a sun/shade map and plant accordingly. It will save your time and money to know your full-sun balcony would be a death zone for to shade plants like ferns and philodendrons, or that the sun-loving rose bush you've fallen for won't survive your northern exposure.
Once you settle on function—dining room, book nook, romantic retreat—define the livable space. Then you can add furniture - maybe a porch swing, a chaise longue, a wicker rocker, a bistro table and a couple of chairs.
An Italian-style statue watches over the patio.Next step—style. Staying within a design parameter will give a sense of order and you'll wind up with a coherent space. Wicker and chintz give an English cottage garden feel, while statues, fountains and a tapestry or two have an Italian flavor. Choose one or more focal points to anchor the space. A seating area, a fountain, an arch or even a beautiful potted tree will give the eye—and mind—a place to rest.
A simple color palette that repeats throughout the balcony or patio is easier on the eye than a riot of shades and hues. Use throw pillows, potted flowers or a piece of art balanced on an easel to add a unexpected splash of color. Mix textures. Concrete paving stones can mask a bland cement floor. Add a small rug for warmth and luxury.
Massed plantings of pots filled with the same shrubs or flowers—bamboo, ficus, decorative grasses, daisies—add the illusion of abundant space. Add privacy with a strategically placed tree, a few panels of lattice or linen curtains draped over an arbor. Mix and match lighting—candles for the table, a spotlight for a piece of art, an up-ight to add drama to a tree, strings of tiny white lights for romance.
If something doesn't work, get rid of it and try again. A balcony or patio is the perfect place to try out your sense of style and give in to flights of fancy. Most of all, enjoy.
Go from blah to wow with these easy tips
By Veronique Kipen
A seating area is in one of several rooms Edward Jimenez created on his balcony.A crispy fern flanked by a flapping towel and a bike with two flat tires—sound like a balcony near you? As close as your own French doors, perhaps?
If what you really want is a cozy place to barbecue, or an enchanted and enchanting retreat—no problem. With just the tiniest bit of attention and effort, you can transform even a swath of bleak and cheerless concrete into almost anything.
First, figure out what kind of weather your balcony has to withstand, said Elizabeth Blome of Open Window Designs in Houston. A northern exposure will limit plant choices to shade-tolerant varieties, while a west-facing patio will be hard on decorative objects like wreaths and topiaries, which can crack and fade in the hot summer sun.
As for that bike—you get to keep it.
"Our feeling is that if you want something, we can make it work," Blome said. "So if the bike is a part of your life, it stays—behind a screen or a lattice or a nice big plant."
Decide how you want to use the space, said Helene Schultz, an interior decorator who recently tackled a patio in New York and a balcony in the Virgin Islands. And have fun. Whether you're making a private retreat, an outdoor dining room or dividing a large area into several rooms, an outdoor space should spring from your imagination.
Jimenez built an Asian garden for moments of reflection."In some ways, the space in a balcony or patio is a bonus, it's unexpected," Schultz said. "You can go with something as simple as plants and a few chairs, or you can unleash your fantasies and be bolder or more playful than you might inside the home."
Bold and playful were Edward Jimenez' bywords when designing the spacious balcony of his Los Angeles condo over the course of six years. At 11-feet wide and 25-feet long, Jimenez had a space large enough to be daunting. He solved the problem by dividing it into rooms—one for dining, one for a garden, another as a sitting room.
"I wanted it to look like it had always been there, that it was a place that had been cared for by a family over a period of years," said Jimenez, a hair stylist and makeup artist with a large celebrity clientele. He started with a tree and several plants, then added a seating area. When something didn't work, he gave it away and tried again.
"I went through so much furniture," Jimenez said, and laughed. "My family loves it—I keep giving them stuff that doesn't fit or doesn't work."
"I wanted it to look like it had always been there, that it was a place that had been cared for by a family over a period of years," said Jimenez, a hair stylist and makeup artist with a large celebrity clientele. He started with a tree and several plants, then added a seating area. When something didn't work, he gave it away and tried again.
"I went through so much furniture," Jimenez said, and laughed. "My family loves it—I keep giving them stuff that doesn't fit or doesn't work."
There's even room for a barbecue on the balcony.Trial and error have given Jimenez a patio that keeps evolving. This summer, guests can relax in an Asian garden complete with bamboo and a statue of Buddha, visit the koi pond, stroll through an Italian room decorated with leafy plants and a Florentine fountain, or rest in an English garden hung with ivy and bird houses. A welcoming dining area is perfect for weekend barbecues or a morning cup of coffee.
"It's like a little playground, a place of fantasy," Jimenez said. "The most important things about a patio is that it reflect your taste and your lifestyle; when you go out to water the plants or sit in the evening, you should feel completely relaxed and at home."
Balcony basics
Make a sun/shade map and plant accordingly. It will save your time and money to know your full-sun balcony would be a death zone for to shade plants like ferns and philodendrons, or that the sun-loving rose bush you've fallen for won't survive your northern exposure.
Once you settle on function—dining room, book nook, romantic retreat—define the livable space. Then you can add furniture - maybe a porch swing, a chaise longue, a wicker rocker, a bistro table and a couple of chairs.
An Italian-style statue watches over the patio.Next step—style. Staying within a design parameter will give a sense of order and you'll wind up with a coherent space. Wicker and chintz give an English cottage garden feel, while statues, fountains and a tapestry or two have an Italian flavor. Choose one or more focal points to anchor the space. A seating area, a fountain, an arch or even a beautiful potted tree will give the eye—and mind—a place to rest.
A simple color palette that repeats throughout the balcony or patio is easier on the eye than a riot of shades and hues. Use throw pillows, potted flowers or a piece of art balanced on an easel to add a unexpected splash of color. Mix textures. Concrete paving stones can mask a bland cement floor. Add a small rug for warmth and luxury.
Massed plantings of pots filled with the same shrubs or flowers—bamboo, ficus, decorative grasses, daisies—add the illusion of abundant space. Add privacy with a strategically placed tree, a few panels of lattice or linen curtains draped over an arbor. Mix and match lighting—candles for the table, a spotlight for a piece of art, an up-ight to add drama to a tree, strings of tiny white lights for romance.
Saturday, August 28, 2010
25 Things to Know About Master Baths
25 Things to Know About Master Baths
Dive into our list of facts and tips for quick ideas on filling a bath with comfort and convenience.
By Amanda Fier
1. Low-flow toilets do not have to mean low-performance toilets. To alleviate low-flow woes, select a toilet with a glazed trapway that measures 2 1/4 inches or larger. Keep in mind that a good toilet may cost $150 or more.
2. Soaking tubs -- often sized to accommodate two people -- are the focal point of many rejuvenated baths. To ensure plenty of hot water, the National Kitchen & Bath Association recommends a water heater with at least two-thirds your tub's capacity.
3. Locating a dressing room and short hallway between the master bath and bedroom lets an early riser shower and get dressed without disturbing a later sleeper.
4. Instead of tearing out an old tub, you can reface it in a day with an acrylic liner. At $850-$1,000 for an average tub, refacing costs less than full-blown remodeling jobs that disturb plumbing, tile, and flooring.
5. Shower benches and shelves don't have to be elaborate or require a large shower. A piece of tile cut into a triangle and mounted a few feet off the floor in a corner can store shower supplies or give you a leg up when shaving.
6. Faucet choice is more than simply a function of styling. Finish quality, valve quality, and warranty length should factor into your purchase decision. Solid-brass fixtures, such as the chrome-plated Soho Manor faucet, cost more but last the longest. Zinc is durable and less expensive but will corrode when the plating wears off and water reaches the zinc. Plastic-bodied faucets are the cheapest and least-durable option. Lifetime finishes, such as Delta's Brilliance, Moen's LifeShine, and Jado's Diamond, that rebuff oxidation are most likely to stay shiny over time. Kohler has a handful of Vibrant finishes designed to fend off scratches, corrosion, and tarnishing.
7. If you dream of a makeup area in your remodeled bath but can't find the space, sacrificing a double vanity in favor of a single sink with a separate makeup area is a trade-off many people have no trouble living with.
8. Artificial lighting from above often casts shadows that make shaving and applying makeup a challenge. If your light fixture must dangle over the mirror, choose a small track system that diffuses light uniformly across the mirror and throughout the space. Mirror-flanking swing-arm lamps also cast light conducive to grooming.
9. Wall-mount faucets are gaining popularity both as a stylistic complement to minimalist design and above-counter basins and as a way to free countertop space for personal items.
10. Even in showers shared by multiple users, everyone can enjoy a customized spray. Many high-end shower systems offer a single-control, programmable, push-button module for selecting water temperature and specifying the operation of showerheads, body sprays, and pulsation intervals. For more affordable customization, try handheld showers and slide bars that make shower height optimal for every user.
11. Partial walls offer a way to create seat seclusion in baths too small to allow a dedicated water closet.
12. Many homeowners are choosing luxury showers over whirlpool tubs because the showers take up less space, don't waste time filling up, and provide multiple types of water massage.
13. When choosing paint for a bath, remember that latex paints are easy to use, quick-drying, and durable. However, oil paints are sometimes preferred because of their superior adhesion and stain resistance.
14. Above-counter basins and vessels are today's hot choice for adding elegance to otherwise ordinary vanities. These sinks work equally well in baths with contemporary, traditional, Asian, and eclectic personalities. Note that vessel sinks require higher backsplashes and taller or wall-mount faucets.
15. The flexible design options of open showers continue to inspire homeowners. If you choose this kind of shower, plan abundant ventilation at the shower entry to prevent humidity from afflicting bathroom surfaces such as the vanity.
16. Squeezing laundry features into a bath lets you wash clothes right in the room where they tend to pile up. A stacked washer and dryer unit is a space-savvy way to make a bath double as a laundry room; these units require a space about 27 inches wide and 27 inches deep.
17. Some whirlpool tubs and power showers require a plumbing upgrade. Designer or European fixtures often require 3/4-inch pipes instead of the standard 1/2-inch. If you buy a luxury shower, which can use 9 gallons of water per minute, you may need to buy a second water heater as well.
18. Flooring options. In a recent National Association of Home Builders survey of customer preferences, prospective homeowners ranked the following materials as their top choices for bathroom flooring: 53 percent ceramic tile, 31 percent vinyl, 7 percent carpet.
19. Wood can work in bathrooms. Wood tubs and sinks are possible thanks to special stabilizing and polishing processes, epoxy resins, and the use of water-resistant woods such as teak. Check each product's fabrication process and warranty. Wood is also a flooring option, but you'll need to prevent puddles and expect some shifting of planks.
20. Wall color plays a vital role in determining whether your bath lives large or small. Soft, airy hues open up a room significantly, while flashier, rich tones are a sure way to shrink a space.
21. The design concept of work zones is as practical in baths as it is in kitchens. Thinking of bath space in terms of a toilet area, bathing area, and sink area leads to plans that let multiple users use different parts of the bath concurrently.
22. Elongated toilets are considered more comfortable than round ones, but they occupy more space.
23. Claim adjacent space. If you're looking to grow your master bath, you might not have to look far. Designers often turn to seldom-used closets and bedrooms when seeking space for a bath expansion.
24. An easy way to add luxury to a bath is by installing a radiant floor heating system, which costs $4-$6 per square foot. Adding a timer lets you set the heater to provide a warm surface for the first footsteps of the morning.
25. If you're adding the relaxing power of a steam shower to your bath, the key is finding a place for the steam generator, which requires its own cold water and electrical supplies and drain. The generator must be within 50 feet of the shower but can be located in a closet, vanity, basement, or heated attic. Costs vary based on installation and shower features, but Dan Reinert, vice president of sales and marketing for the Sussman Corp., which manufactures MrSteam and MrSauna, recommends allocating an additional $2,500 to a bath project that will include a steam shower.
21. The design concept of work zones is as practical in baths as it is in kitchens. Thinking of bath space in terms of a toilet area, bathing area, and sink area leads to plans that let multiple users use different parts of the bath concurrently.
22. Elongated toilets are considered more comfortable than round ones, but they occupy more space.
23. Claim adjacent space. If you're looking to grow your master bath, you might not have to look far. Designers often turn to seldom-used closets and bedrooms when seeking space for a bath expansion.
24. An easy way to add luxury to a bath is by installing a radiant floor heating system, which costs $4-$6 per square foot. Adding a timer lets you set the heater to provide a warm surface for the first footsteps of the morning.
25. If you're adding the relaxing power of a steam shower to your bath, the key is finding a place for the steam generator, which requires its own cold water and electrical supplies and drain. The generator must be within 50 feet of the shower but can be located in a closet, vanity, basement, or heated attic. Costs vary based on installation and shower features, but Dan Reinert, vice president of sales and marketing for the Sussman Corp., which manufactures MrSteam and MrSauna, recommends allocating an additional $2,500 to a bath project that will include a steam shower.
http://krabiagents.multiply.com/
Subscribe to:
Comments (Atom)