Archives for November 2011

10 design flaws in the average home

Monopoly House BlockGood design doesn’t have to be froufrou. It can be simple and useful in its beauty, making use of natural elements. Often it’s a matter of looking to things that are important to you apart from conventional ideas and to what the idea of home means to you and your family.

Poor planning and small budgets can lead to design mistakes, but often flaws become apparent as newer and better ways of home planning and construction come into favor.

We’ve chosen 10 common design flaws to highlight in this article, listed in no particular order. If you find some of these problems in your home, take heart. You’re not alone, and there are ways to resolve the situation. Carpenters and handymen have been around for thousands of years, and many do-it-yourself experts learned about home improvement while coming up with workable solutions for design flaws and getting hooked on the problem solving itself.

Read more here.

Modern Photo Wallpapers for Home and Office

modern wallpapers for home by Eazywallz

If you are inclined to feel that wallpapers are so behind the times, Eazywallz has photo wallpapers to remove this held belief and presents some of the astonishing dreamlike masterworks that shall infallibly be apt for modern-day house design. They are multi-shaded, multi-hued and animatedly vivacious and can jazz up any interior of your building. The up-to-the-minute fashion of photo-pragmatism and inexplicably out-sized blueprints take your mind away from dreary the 70s flower prototypes and cheesy incorrigible geometrics. Our innovative wallpapers are facile at customization, and let designers and proprietors comparable to turn practically anything into a mural, a fresco or a legendary frieze.

modern wallpapers for home by Eazywallz

modern wallpapers for home by Eazywallz

modern wallpapers for home by Eazywallz

modern wallpapers for home by Eazywallz

modern wallpapers for home by Eazywallz

modern wallpapers for home by Eazywallz

modern wallpapers for home by Eazywallz

modern wallpapers for home by Eazywallz

modern wallpapers for home by Eazywallz

modern wallpapers for home by Eazywallz

17 Things You Didn’t Know About Your Morning Coffee [infographic]

Emmanuel Fonte

I take my daily coffee rituals very seriously. And, compared to a few of my co-workers, I am only a moderate addict. We have convinced ourselves that we need (yes, need) coffee to wake us up in the morning, to make the tedious tasks a little more bearable, and to deliver us safely past the after-lunch lull. “Caffeinated” not only describes beverages, but it also fairly describes us after a rough day at work. I’m not judging you, coffee addict, I am bonding with you.

If any of these scenarios could be taken out of your super-secret diary, take a look at the infographic below for some fun facts about everyone’s favorite legal addiction. (And if you scoff in my general direction, preferring tea or diet coke, check out the infographic anyway for some fun dinner party trivia.) Did you know, for example, that coffee is one of the highest traded commodities, second only to oil? Or that coffee addiction was viewed as a vice in the 1700s?

Economy Alters How Americans Are Moving

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click for larger view

The continuing economic downturn has drastically altered the internal migration habits of Americans, turning the flood of migrants into the Sun Belt and out of states like New York, Massachusetts and California into a relative trickle, an analysis of recent federal data confirms.

Essentially, millions of Americans have become frozen in place, researchers say, unable to sell their homes and unsure they would find jobs elsewhere anyway.

An analysis of new data from the Census Bureau and the Internal Revenue Service by the Carsey Institute at the University of New Hampshire confirms earlier census assessments of a migration slowdown, but also offers a deeper, state-by-state look at the impact of this shift, which upends, however temporarily, a migration over decades from the snowy North to the sunny South.

The institute’s study compared three years’ worth of data from the Census Bureau’s American Community Survey, which was released early Thursday and covered 2008-10, with the data from 2005-7. Since the survey’s findings are released in three-year increments, this was the first time that researchers had a set of data that included only years since the financial collapse began, allowing them to make a direct comparison to a similar period before the collapse.

Using this and other data from the I.R.S. that many researchers consider even more comprehensive, they found that migration into formerly booming states like Arizona, Florida and Nevada began to slow as soon as the recession hit and continued to shrink even into 2010, when many demographers expected it to level off. At the same time, Massachusetts, New York and California, which had been hemorrhaging people for years, and continued to do so in the three years before the financial collapse, suddenly saw the domestic migration loss shrink by as much as 90 percent.

Mobility always tends to slow in times of economic hardship, and there has been a gradual decline in American mobility for decades. But census numbers released earlier this year showed that domestic migration in 2010 had plummeted substantially since the recession began and reached the lowest level since the government began tracking it in the 1940s.

“When times get really hard it gets really hard for people to up and move,” said Kenneth M. Johnson, the senior demographer at the Carsey Institute, who conducted the analysis. “People who might have left New York for North Carolina are staying put. But that is a very recent change, so that places that had been growing rapidly suddenly aren’t, and the outflow has really slowed down.”

Mr. Johnson said that the same phenomenon could be seen within states, as the growth began to slow in once rapidly growing suburbs, and shrinking cities like Los Angeles and Chicago began to stabilize.

In the last three years, Florida saw its first net migration loss since the 1940s, according to the analysis. According to I.R.S. data, the state had a net migration gain of 209,000 in 2005 but a loss of 30,000 in 2009.

Nevada’s strong migration gains flipped to a net loss of 4,000. Arizona scraped by, ending the decade with a 5,000 net gain, down from 90,000 five years earlier. Maricopa County in Arizona, home to Phoenix, and Clark County in Nevada, home to Las Vegas, two areas that had exploded with growth at the start of the decade, began to see more people move out than move in.

On the other hand, New York had a net loss of 71,000 migrants in 2009, substantially fewer than the 170,000 migrants it lost in 2005. California saw its loss of migrants shrink to 71,000 in 2009, down from 201,000 in 2005.

The I.R.S. data covered the period through the 2009 tax year, but offered a detailed picture of the country in April 2010, when many returns were filed.

The internal migration data does not include those who came to states from other countries or the natural increase of the population through births. Those changes are major drivers for overall population growth and continued to make the Sun Belt and Western states the biggest population gainers of the decade. And young people, who have long been the most reliable group of new migrants to cities, also appear to be less willing to move to the cities in the Sun Belt.

In an analysis of the American Community Survey data made public on Thursday, William Frey, a senior demographer at the Brookings Institution, found that large metropolitan areas with once-flourishing economies, like Atlanta, Phoenix and Riverside, Calif., are no longer magnets for Americans ages 25 to 34.

“These places that were getting real new interest amid the bubble are not seeing that anymore, and in a way it is making people give another place a second look,” Mr. Frey said. “The dynamics of high housing costs on the coasts and relatively affordable inland is starting to change so, in effect, that shuts off the merry-go-round.”

“If nobody can buy or sell their homes, there’s going to be a stagnancy,” he added.

Atlanta, which ranked third as a destination for young people in that age group from 2005 through 2007, sank to No. 23 in the period from 2008 through 2010, according to Mr. Frey’s analysis. Phoenix dropped to No. 17 from second place, and Las Vegas plummeted to No. 35 from 10th place.

The winners were cities like Washington, which skyrocketed to sixth from 44th, Denver, which jumped to first from 12th, and Boston, which is now No. 26, up from No. 45.

Mr. Frey said that, in many ways, young people were staying in the more established cities with a kind of wait-and-see approach to the economy. He said he expected the relocation rates to pick up as soon as there were new housing and job opportunities for young adults.

“They are trying to bide their time in a hip place they know,” he said. “But there is going to be a pent-up demand for migration, because right now people are just putting their lives on hold.”

Jennifer Medina reported from Los Angeles, and Sabrina Tavernise from Washington.

Repairing a Finished Wood Floor

hardwoodfloorinstallationbradentonThe rich look of wood floors can add class and beauty to any room. The natural beauty of a wood floor never goes out of style and is very easy to incorporate in redecorating. But keep in mind that after much wear and tear, wood floors can look dull and worn and may need repairing.

Luckily, it is not always necessary to sand down the damaged part of your wood floor to give it a newer look. By filling cracks and gouges, your floor can look new again and it won’t cost you a lot of time, effort and money. With these helpful wood floor repair tips you won’t have to cover scratches or gouges with pieces of furniture or area rugs. If you have a stained floorboard that needs replacing, see How to Refinish Wood Floors. These small problems can be easy for anyone to fix with the right materials and tools. Remember that before you repair the floor, it must be cleaned thoroughly and all dust and debris must be vacuumed or swept up.

Fixing a Scratch on a Natural Finish

Tools and Materials You Need: • Polyurethane or urethane finish (small amount) • Artist’s paintbrush • Dry rag Apply the Finish: Get a small can of wood floor finish, usually polyurethane, urethane or varnish (If you are not sure, use polyurethane.) The sheen of your floor may be satin, semi-gloss, gloss, or high-gloss. Try to match the new finish to the finish on your floor so it blends well. These types of finish cover the scratch best on a floor that has been finished naturally, or with no coat of stain. Apply the polyurethane or other finishing material to the scratch with an artist’s paintbrush or any tiny paintbrush. The porous part of the scratched wood will absorb the finish and cover the scratch.

Buff the Scratch: Wipe away the excess polyurethane finish before it dries. If excess finish is not wiped away, it will be noticeable when the light shines on that spot. Buff with a rag to help the scratch to disappear.

Fixing a Scratch on a Stained Finish

Tools and Materials You Need: • Stain or furniture touch-up marker (similar color to your floor’s stain) • Polyurethane or urethane finish (small amount) • Artist’s paintbrush • Dry rag

Apply the Stain and Finish: If your floor was stained before it was finished, you must stain the scratch before applying the polyurethane or other type of finish. Use an artist’s paintbrush or any tiny brush and apply stain to the scratch using a similar color to that on the floor. You can also cover the scratch with furniture marker in place of stain. Let the stain dry for at least 24 hours and then apply the polyurethane using the same brush. Buff the Scratch: Wipe off the excess polyurethane that is not absorbed into the scratch before it dries so it does not leave a mark. Buff the scratch lightly with a dry rag to help it disappear.

Fixing Gouges

Tools and Materials You Need: • Latex wood filler • Putty knife • Sandpaper • Artist’s paintbrush • Stain (if needed) • Polyurethane, urethane or varnish (small amount) • Dry rag

Fill the Damaged Area: Fill the gouge with latex wood filler and smooth it over using a putty knife, removing the excess filler. Let the area dry completely and smooth it with sandpaper. Stain the Latex Wood Filler: If the filled gauge is very noticeable, it can be stained even if it is a natural finished floor. Use an artist’s paintbrush or any tiny brush to apply stain to the dried latex wood filler. Let the stain dry for at least 24 hours. Use a stain that matches the color of your floor as closely as possible. Apply the Finish: Using an artist’s paintbrush, apply polyurethane or any other finish to the area once it is dry. Wipe away excess finish before it dries and buff the area with a dry rag.

Not All Feet Are The Same

feet One of the most misunderstood data points in real estate is square footage. To some this seems like a solid, historically accepted statistic that should be left alone. The reality is that not all feet are created equally.

As someone who consults both buyers and sellers on strategies that include pricing, I have had more than one occasion where square footage has been an issue of consternation.

Though I’m not an appraiser, I do understand the principals by which they establish value. In the Puget Sound, our topography dictates a variety of architecture. We have two-story, ramblers, split-entry, multi-level, townhomes and many more variations of those. Some homes have mountain views, while others look out on one of our gorgeous lakes. Still others look into a school yard or directly to a brick wall. Not all feet are created equally.

To suggest that, if all things being equal (number of bedrooms, baths and size), square footage would offer the key to pricing, is in my opinion a precarious position to take.

The truth is that floorplan rules! Useful (useable) design and flow are imperative to the way the home lives. People make due with the spaces they occupy, however, many of us have said something like, “If only that wall was over there”, or “If only we had a larger kitchen”, or “I wish the laundry room was upstairs”. As an aside – another benefit of our current inventory levels is that buyers have the opportunity to select homes that fit their needs at a pace where there is less compromise than in the frenzy market of 2003-2006.  The floorplan MUST be considered when evaluating the profile buyer (most likely buyer for the property), usefulness of the spaces and subsequently, the value of the property.

Multi-level homes, though fun and interesting, may have a smaller pool of buyers (older families, due to the distance between bedrooms and other layout considerations) which in turn can affect its value, depending on when it is sold. View homes may be more valuable to some than others (ask an appraiser how much a view is worth and you may receive a very long bluff – there IS a value, but determining that number is science and gut mixed with a little Pepto Bismol). Craftsmanship has to play a role in the valuation of a home. Different builders use assorted materials and sub-trades. The quality of materials and appliances cannot be ignored when valuing homes.

As a city or neighborhood ages, we see gentrification. In Seattle, Bellevue and Redmond, comparing homes in neighborhoods that are mixed with original and newly built structures is not for the faint of heart.

Many homes in our area have multi-levels due to where they are placed on the lot. Often these homes have an abundance of stairs and hallways, whereas a well designed rambler will yield the highest return on investment.

This is not to say that there aren’t times to use the square footage data. Identical homes in neighborhoods (unless there are some major differences such as location & condition), and more likely condominiums and townhomes, can benefit from the square footage valuation model. Again, one must consider the updates that may or may not have been done. The most important component in those cases is timing. I have observed and have been a part of selling identical properties only 6 months apart at dramatically different prices. Even the micro-market is affected by variations in the economy and lending.

Though none of this is splitting the atom, I have seen many who deal with home sales and marketing gloss over this point, sometimes putting their seller clients in a less than successful position.

If this resonates with you, let me know how I can help 206-713-3244 or email.

Swooping Curves Transform Old English Barn to New Home

A striking curved walkway cuts through the middle of this beautiful old barn home, dropping a spiral staircase along its way into the center of an otherwise linear space.

With over a century of experience and studios in Surrey and Switzerland, Stedman Blower Architects has a good deal of experience with regional and historic farm architecture – in particular, big barns in need of tasteful conversion for use as homes.

Exposed wooden beams and rafters overhead as well as old wood columns can be found manifesting in different ways throughout various rooms, offset and enhanced via simple decor and white paint.

Their approach, put simply, is to preserve as much as possible of the structure, then work with the wide-open interior volumes to build out something new, different, but ultimately also comfortable to live in.

This particular home is on an old estate in Surrey, England, with a 25-foot central space and sides that are subdivided to create homey bedrooms, bathrooms, kitchen and dining room spaces, all showing elements of the existing structure in their various ways.

Bang For Your Housing Buck – Interactive

Real estate prices have long been a popular topic at parties, around water coolers, on news shows: bring up the cost of a two-bedroom apartment in Manhattan or a waterfront house in Fort Lauderdale, and a heated discussion is bound to ensue. Regardless of the direction of home prices — and the current bleak truth is we’re back to 2002 levels — the fact is that where you’re buying has as big an effect on how big of a home you can afford as your housing budget itself. Median prices range from just $50 per square foot to nearly $400 throughout the country, depending on where you look.bang

So how much house can you buy? To give you an idea, we created this interactive infographic, based on median property values in 63 metro areas in the U.S. Follow the directions below and find out how many square feet you can buy for $250,000, $500,000 and $1 million.

After you’ve played around here, contact me at 206-713-3244 or email to dig deeper.

Hill House in Bloom: Pistil Stilts, Steel Stamen & Petal Pools

It looks a little more like a space shuttle crash site than a residential structure. There is a method to this architectural madness, though, in the views the layers of terraced platforms afford of city, sea and sky from a hillside over Mumbai.

A series of exterior decks, walkways and bridges engage the landscape on multiple levels, making the home as much about movement (as its abstract forms suggest) as it is about dwelling.

A rooftop-deck infinity pool interfaces seamlessly with the architecture itself, and provides a connection for those swimming within it to the outside both by virtue of its edge-less-ness and the way it is thrust like a stage out over the ground below.

Thick concrete below both conceptually and physically supports steel above, including metal-and-glass residential tubes containing bedrooms, bathrooms and other private spaces outside of the more-open central atria.

Similarly geometric themes play out at other levels, from built-in planters on the ground level to interiors reminiscent of fractured glass or the refraction of diamonds.

Its designers, from Malik Architecture, wax ecstatic about the structure and the theory underpinning it, but at the end of the day this is something that fails or succeeds in the experience of the space … and the eye of the beholder.