Spring and Summer entertaining is pulling us outdoors with beautiful days and longer evenings. Outdoor Kitchens can be very simple or complex and everyone can join in the fun of creating an extension of their home outdoors. The very basics include a seating arrangement with cooking place. If you have a covered patio and room for a free-standing or built-in grill, you can add a TV for family gatherings. When designing an Outdoor Kitchen, it should complement your home. You can take advantage of the natural materials that blend with the outdoors or contrast it with a contemporary look against a Traditional home.

Placement of the kitchen is crucial and the closer it sits to your indoor kitchen, the easier you will find the transfer of food, dishes and cleanup. You may have easy access to water, electricity and a gasline for setting up a complete kitchen. The more complex your kitchen design, the greater your need for hiring a contractor familiar with Outdoor Kitchens, city codes, and HOA restrictions.

If you have adequate space for cabinets and countertop, consider the products made for outdoor use. Stainless steel works well in the weather and there are cabinets designed specifically to withstand the elements.

Most families start with a standard sized grill of 35-45″ and may surround it with brick or stone for a permanent fixture. If you place the grill under a gazebo or covered patio, consider the wind, sun and weather affecting the cook. Too much sun and heat can be a deterrent for the cook during late afternoons with sun in his face. Outdoor-rated vent hoods will help with the smoke and potential fire hazards from grease and flames. Granite, concrete, and tile work well on countertops. Just keep in mind that dark granite can be too hot to touch with the sun beating down on it.

Some find the need to add an outdoor refrigerator, keeping guests from running back and forth into the house. Usually, the refrigerator is an under-counter size and made for the outdoors. Many models include a lock, keeping your items safe when not around.

Although a sink requires proper drainage, it may be worth the investment. If you plan to spend a lot of time entertaining or cooking, you may want the advantage of running water to rinse and wash.

You’ll want adequate lighting for tasks and mood, so consider the placement when designing the kitchen. This would work into cooking and dining placement. Most want to hang out around the pool or yard and a bar ledge could add the required space for the family to enjoy while providing additional seating.

A fireplace or fire pit can become the focal point, extending the use of your Outdoor Kitchen. It will fit well with the natural features of your yard and increase the ambiance of the yard and view.

There are many features to consider in planning an Outdoor Kitchen. A little forethought and working with a knowledgeable contractor will extend the value and life of your home for many years.

Backyard Kitchen & Bluestone Countertop

Many homeowners want the privacy of fencing, which is often mandatory in neighborhoods with houses close together. Most privacy fences are made of wood and installed at six or eight foot heights. Some of the solid wood options for fences include Southern Yellow Pine, Cedar, and Redwood. In order to ward off insects, fungal decay and microorganisms, the pine wood should be “pressure-treated”. This will increase the life of the fence for up-to-15-20 years, with continued maintenance.

Considerations Before Installation:

Wood Types –

• Southern Yellow Pine is a popular soft wood, pale in color and usually pressure-treated to resist rot and termites.
• Cedar naturally resists moisture, rot and insects. It’s easy to seal or stain. If left untreated, it weathers to a gray.
• Redwood is insect- and rot-resistant. It contains little or no pitch or resins, so it absorbs and retains stains very well.

Posts – Should be metal, set in high-strength concrete. Six-foot-high fences usually have posts set eight feet apart while eight-foot-high fences require narrower spans for strength. Many municipalities do not approve of wooden posts due to their limited durability and strength.

Fasteners – Should be galvanized or stainless steel. Standard steel fasteners will cost less but will corrode up to five times faster and cause rusty stains on the fencing.

Backer Rails – Should be 2 x 4 rather than the 2 x 3 size, which can sag over time. Six-foot fences include three rails, while an eight-foot fence needs four backer rails for support.

Fence Design – Some of the most common fence patterns include:

• Dog Ear - A simple traditional fence design. Picket tops are cut off at an angle, providing a ‘dog-ear’ to the fence picket.
• Board on Board – Creates greater privacy, as the boards overlap, covering the space between each picket.
• Shadow Fence – Allows more light to show through the fence with boards staggered on both sides of the backer rails.

Shrinkage – Occurs naturally after the installation of the wood fence and can take three weeks to six months to dry out. It will dry much faster in the hot 100 degree temperatures than in the cool and rainy months. The wood should be completely dried out before staining. If the lumber is wet from water or treatment chemicals, the stain will not penetrate into the lumber to give you the desired color or protection. Sealing that moisture into the lumber can cause the lumber to expand and crack especially during the colder months of the year.

Protection and Maintenance of Your Fence – Wood fences require protection from the elements to ensure years of durability and strength. Yearly maintenance should include pressure-washing and sealing.

Two of the most common questions homeowners ask after their fence has been built are:

• Should we stain or seal?
• When should we stain or seal?

Sealer – Applied to protect the fence from the elements, keeping the natural color of the wood. It protects the lumber from weathering but provides very little protection against UV rays.

Stain – Protects against weathering but the darker the stain, the better the UV protection. Over time, UV rays can cause wood to bleach or lighten in color, but should not affect the functional lifetime of the wood. Sealer and stain can be combined for a single application.

Color for Design – When choosing a stain for your fence, consider the stain color in comparison to your home. If you want to see the grain and natural properties of the wood, consider a semi-transparent stain. If the lumber has a fair amount of “defects” such as knots or chips, then you might choose a darker solid-colored stain to conceal the defects.

Fence Designs

LED lighting is a lamp or other light that uses LEDs as a source of illumination. Most lighting comes from an incandescent or fluorescent light bulb. Different than the traditional bulb, LEDs can be put into traditional lamps and used like most other light bulbs. They are much more efficient than incandescent or fluorescent bulbs.

There are many consumer advantages to LEDs over incandescent or fluorescent light bulbs. LED lights consume much less energy. They are 300 percent more efficient than a compact fluorescent light (CFL), and 1,000 percent more efficient than an incandescent bulb. They have a very long life, about 50,000 hours of use at 70 percent of their original power. (LEDs don’t burn out or flicker, they simply fade.) This works out to eight hours a day for 13 years at 70 percent power. A typical 60-watt incandescent bulb may last about 1,000 hours.

There are disadvantages to LED lighting, too. LED lights are more expensive to buy. They are heat sensitive, so if they are not used with a steady and consistent current, they can stop working or fade quicker. They are also usually best used in directional lighting rather than room lighting, although some changes in design may improve this.

Additionally, the lighting industry in general expects LED costs to come down quickly. Lighting Science Group, a company that develops and manufactures LED lighting, estimates a 50 percent price reduction within two years [source:Linden].

Lighting Comparison Chart

Businesses, which have much more extreme lighting expenses and so can recoup upfront bulb expenditures very quickly, will likely flock to LEDs with that kind of price drop. However, homeowners may wait until the bulbs hit the $3 mark the Cambridge researchers are aiming for.

LED Lighting for the Home

When it comes to organizing a closet, most homeowners feel they just don’t have enough room.  During a bathroom remodel, I am often asked to peek into their messy closet and help find a solution. Usually, shoes and purses are scattered on the closet floor and it is difficult to find items.  Older homes may have two-three rods where four rods would better fit the needs and space.  Even new homes are often built with just the basics, unless the owner requests an upgrade.

When we review the closet space, I look at where the rods  and shelves are located. Not every closet needs more square footage. It is quite possible to reconfigure the existing  shelves and rods to better accommodate the needs of the owner.  We can better utilize the shelf space for shoes, purses and folded items. Sometimes, one long rod would hold long dresses when the owner would prefer two rods for shorter length items.

When a client does want to expand the actual closet space, a ceiling fur-down may be removed, adding height to the room.  Raising rods actually gives more room in the existing closet, by including additional shelving.  Walls between two closets could be removed and the closet reconfigured for more space. One client had us combine two small closets and asked for enough shelving for 100 pairs of shoes. Stationary shelves were spaced close together and all shoes were visible and neatly arranged.  Another client needed more rod space, so we removed the fur-downs on either side of the closet, installed shelving around the top of the closet perimeter and additional rods.

Larger closets offer many options for organization, from built-ins for dressers to free-standing mirrors, seating and custom furniture looking finishes. You may choose shoe cubbies, jewelry drawers, locked cabinets and various partitions.  There are many specialty closet companies offering to customize your space and these can offer a wide variety of accommodations. Or you could work within the existing space and rearrange the shelving and rods for a nominal fee with a remodeler.

Here are some helpful hints in working with your existing closet space:

• Get rid of items not worn within the last year. You won’t miss it.
• Use the same style clothes hangers for all clothes, allowing for more space. There are thin hangers that will hold pants as well as shirts and dresses. They use up less space than bulky hangers.
• Store out-of-season clothes in the back of the closet or on upper rods.
• Hang the shorter items together, on either the upper or lower rods, allowing for more visibility.

An objective eye can offer some ideas and you may find additional design help through some of the online sources, such as Houzz.com.

California Closets Bedrooms | California Closets of Texas | Custom Home Organization

Happy New Year!

Now that we have a new year and a few winter months to hibernate, it’s time to check out the inside of your home. It is most important to take care of maintenance items as they occur. I regularly see homes needing repairs in addition to the desired updates the homeowner requests. Often, the repairs start a remodel process, as my clients see the water-damaged tiles in the bathroom shower or the dark and dingy kitchen with inadequate lighting. A clogged condensate line in an attic A/C unit can overflow, causing drywall and floor damage due to water leaking through the ceiling. An old commode can leak, causing wet walls, floors and ruined cabinets. I have dealt with these examples and more when homeowners are unaware of necessary maintenance.

Home Inspection is vital to maintaining the condition of your most valuable investment. Consider safety first when reviewing your home.

• Old and worn out electrical systems can increase a fire hazard.
• Batteries in smoke and carbon monoxide detectors should be changed twice a year.
• A/C filters should be changed monthly.
• Check the clothes dryer vent for proper air movement.
• Tripped breakers should have the source checked.
• Loose, buckled or torn carpet is a tripping hazard and should be inspected regularly.
• Check electrical outlets, switches & GFCI outlets.
• Light bulbs should be replaced immediately, even the hard-to-reach ones.

Interior Maintenance Concerns:

Walk around the rooms inside your home and check on all the areas:

• Cracks in the drywall indicate shifting of the foundation.
• Are the walls, baseboards and trim dinged?
• Is the paint chipped and peeling?
• Are banisters and handrails stable?
• Check for wobbly ceiling fans
• Has the fireplace been checked and cleaned?
• Do the doors close and latch?
• Are the double-paned windows foggy due to a broken seal?
• Do you feel air entering your home around the windows or doors? Caulk and weather seal may be needed.
• Is the wood soft from water damage?
• Check all wet areas for leaks, including under sinks, faucets and commodes.
• Is the grout in the shower chipped and cracked?
• Have your appliances (refrigerator ice maker, dishwasher, garbage disposal, washing machine) been checked recently?

These are a few items you can check which could save you time and money in future repairs. If you need help reaching the tall ceilings for changing light bulbs or batteries in smoke detectors, give us a call. We can check out your entire list or just a portion of it for you.

Top 10 Home Maintenance Tips for First Time Home Owners

Merry Christmas!

I wish you the very best this special season of joy … and blessed thanksgiving for our Lord and all of His promises.

I realize your life is centered on shopping, parties and the Christmas celebration. Remodeling, repairs and maintenance may not at the top of your list. However, as a remodeler, I find that my assistance to you brings these very items to the forefront. Many of your calls for renovation and handyman jobs start with something in disrepair.

Once Christmas is over and you start to put your home back in order, take a few minutes to review these items.

Here are a few maintenance tips to prepare your home for the winter months:

Clear Leaves from Gutters
Cleaning gutters is a slimy job, but the task will protect your home from expensive water damage.

Speaking of Leaves …
Check other places where accumulated leaves can be a problem. If leaves are piled in the valleys of your roof, they can retain water and initiate leaks. Walk your property with a shovel and clear drainage ditches and culverts of leaf buildup. Also, a moderate amount of leaves on a lawn can provide natural mulch, but if large amounts are left to soak up winter rains, they will smother the grass beneath them.

Have Problem Trees Trimmed
Now that you’ve reviewed your gutters, you know which trees are dumping leaves on your roof, shading it enough to encourage moss, and close enough to cause serious damage should they lose a branch in a storm. Trees are dormant this time of the year and can withstand extensive pruning. Decide which ones need cutting back and hire a professional to do the job.

Install Foam-Cup Covers for Outdoor Faucets
Be prepared to protect your water spigots when the weather gets chilly and flirts with going below the freezing level. These foam cups provide a cheap insurance policy that will help keep exposed pipes from freezing.

Seal & Caulk Windows & Doors
Ensure that windows and doors are sealed properly. These little areas may not seem important now but over time, mold and mildew begin to grow in areas that you may not be able to access to clean. This could also begin to rot out structural members that can go unnoticed until after the major damage has occurred.

If you want some assistance, call to schedule an appointment and we’ll be happy to review Winterizing Your Home with you.

We wish you a wonderful Christmas holiday and New Year.

Fall has arrived and your plans may be centered on Thanksgiving and Christmas.  And I do wish you all the blessings and fun with the Holidays.

However, when it comes to remodeling, maintenance of your home is essential. Most remodeling projects require some amount of repair. It is quite easy for us to let these items slide until they are in poor condition, creating a bigger problem than necessary.

It is best to review your home regularly by walking around the interior and exterior. Take a notepad and write down the items starting to deteriorate. A good place to start is those areas exposed to water and weather.See 37 Point Checklist for some starting points.

Exterior Maintenance Counts:

Look for rotten wood, chipped paint or stain that is cracked and looks “worn”. Once water, sun and heat start deteriorating the wood trim around windows and doors, fascia and soffits and fencing, the wood will never get any better. It will only get worse. The best time to correct problems is when you notice it. Small repairs can turn into major problems and cost far more than necessary.

Pay attention to water hitting the house. One of my clients had a sprinkler spraying against the wood window. By the time he noticed it, the wood flooring in his dining room had warped and the trim around the windows were beyond repair. Replacement windows were in the thousands and the flooring would be quite costly to replace. A simple adjustment of the sprinkler head would have saved him thousands of dollars.

Another client installed wood flooring and noticed water damage to her interior. Before installing the new floors, we repaired the wood rot and added gutters, as well as filling in the brick mortar. Neglect of the maintenance would destroy any flooring warranty and increase the chances of damage to her new floors.

Before	After

Exterior Maintenance:

• Fascia and soffits (at the eaves of the house)
• Windows and doors: trim, rotten wood
• Fencing: loose rails and posts
• Chipped paint and cracked, dry wood

If you have questions or concerns on your maintenance, please call the office for an evaluation.

Remodeling or decorating a small room or an entire house starts with an idea.  You may have an urgent need to change the room because the tile is falling off the shower walls or you want to sell the house.  Family or friends could be visiting within the month and that much-needed space just won’t make it.  In fact, the room detracts from the rest of your home and is more uninviting than welcoming.  Sound familiar?

A designer can create the look that fits with your home.  HGTV has all kinds of ideas.  There are plenty of magazines and books with beautiful pictures and colors.  But it is up to you to convey your ideas and thoughts on the project. Where do you begin?  How can you pull the new look together? And how can you communicate these ideas to the Designer or Remodeler?

Most of my clients need help.  Social media has entered the realm of home design.  We share ideas on Facebook.  YouTube has videos on more topics than we can imagine.  Newer sources include Pinterest and Houzz. 

Let’s explore how YouTube, Pinterest and Houzz can assist with your remodel and decorating ideas. The videos on YouTube are informational descriptions, explaining a process for the DIY (Do-It-Yourself) or homeowner. Videos can clarify thoughts explained by your remodeler or designer. Recently, one of my clients was uncertain how blocking should be installed between the studs in her bathroom in order to support grab bars.  She was concerned that the wood would not hold the weight.  After describing the process, I sent her a video I found on YouTube.  She became more comfortable that our process would work for her.

           How to Install Grab Bars For A Shower Preview

Pinterest and Houzz are online sources with pictures from designers and remodelers.  As you scroll through the multitude of ideas, you can select ones you like and “pin” them on your board.  You can create Idea Folders by topic and download the pictures for future use. A client emailed me a picture of a French-Door design she found on Houzz.  We were able to communicate over the phone with the picture as an idea and create the look for her new room.

LoneStar Property Solutions recently created sites on Pinterest and Houzz.  We find that our designs and client projects interest others, as we have borrowed ideas from remodelers. Please visit our sites as ideas for your projects … we appreciate you clicking on the Like buttons.

Happy Remodeling!

“Aging in Place” is a term often used when referring to living in your home as you age.  The majority of homeowners want to remain independent and stay in their own surroundings as long as possible.

Last month we discussed Universal Design.  Aging in Place incorporates the use of Universal Design, without all the extremes necessary for one who is incapacitated.  It is an easier transition, utilizing many of the popular design elements we see today.  This is important, as able Seniors and Baby Boomers don’t want their homes to look or feel institutional.  You may not need grab bars or wide doorways and hallways.  But if you are remodeling or purchasing new appliances, which last for many years, why not consider an item which will work for you in the future?

Most of my clients ask for updates to make their lives easier.  They may not realize that these are considered Universal Design or something they may need in 5-10 years.  The discussion of popular trends with more space and less bending or stooping is just appealing to all of us.

When I design bathrooms, I usually increase the opening, use low thresholds, suggest hand-held shower heads in addition to stationary shower heads, a sitting platform for entering the tub with easy access, and lever handles. Although these are helpful to aging adults, they also present a design element for the younger generations. 

As you plan for a remodel or replace an appliance, consider what would make your life easier.The following after-market items and small updates are popular and easy to include in your home without a major overhaul:

• Pull-Out shelves- fitted into existing cabinets
• Front-loading washer & dryer – with a 9″ platform
• Cooktops & ovens with controls at the front
• French door refrigerator
• Levers instead of knobs on doors & faucets
• Gooseneck faucets in kitchen & bathroom
• Keyless entry into your home
• Pocket doors
• Closets with adjustable shelves & pull-down rods
• Increased lighting, such as  recessed lights
• Varying colors of paint & flooring  

You may be asking . . . What is Universal Design?
. . . And how does this affect me?

Universal Design incorporates safety, design and comfort for all using the home. This includes all ages, heights and abilities. You probably already have items in your home qualifying as Universal Design, blending in as functional and decorative.

Think about changing out doorknobs and faucets with levers and rocker switches, instead of the old-style switch. As we age, we crave more light as our eyes just can’t see the way we used to. We’re replacing cabinet shelves with pull-outs and drawers so we don’t need to bend and stoop to find something in a lower cabinet. These are a few of the upgrades we might add to our homes during an update or remodel.  They are beautiful and incorporate Universal Design.

When remodeling bathrooms, I suggest several items increasing the safety of the room:

• Hand-held shower heads on rods, in addition to the main shower head
• Low thresholds to the shower entry
• Grab bars and shampoo inserts in the shower
• Mounted levers on the side of the tub for easy access
• Landing spot for the bather to sit while entering or exiting the tub
• Additional lights illuminating the shower and bathroom
• Taller, kitchen-height cabinets with drawers
• Comfort-height commodes

When I mention grab bars, anyone under 60 gives me a stunned look. I’ve been told that grab bars might make them feel old or they are too institutional for their beautifully-transitioned bathroom. The intent is function and design, as with the levers and rocker switches. They should blend in with the rest of the design. If you’re not ready for grab bars, ask your Contractor to install wood blocking behind the tile so they can be easily installed when needed.

The purpose of incorporating Universal Design is to bring comfort with minimal effort and error on the part of the user. It is easily understandable by people of any age or ability, and provides for a safe and secure home with aesthetically pleasing design.

See two short videos on including Universal Design as part of your home… Series 3-4 will follow in September.

Universal Design – Part OneUniversal Design – Part Two