Allowances: How Do They Work When Building a Custom Home
If you have done any work on designing your custom home, I am sure that you have heard the term “allowance”. What is it exactly? In my opinion this is one of the most important elements in the planning and budgeting process when you begin to work with a builder. In my opinion, most people are unhappy with their builder because they didn’t hire an architect and interior designer to help them pull their vision out of their interior onto paper. These pages will later become the clearly defined instructions given to your builder to build your dream home. Secondly, people run out of money because they grossly underestimate how much things truly cost. Imagine, no plan or realistic budget based on your wants and needs...no wonder you end up disappointed.
EDUCATION
If you have done any work on designing your custom home, I am sure that you have heard the term “allowance”. What is it exactly? In my opinion this is one of the most important elements in the planning and budgeting process when you begin to work with a builder. In my opinion, most people are unhappy with their builder because they didn’t hire an architect and interior designer to help them pull their vision out of their interior onto paper. These pages will later become the clearly defined instructions given to your builder to build your dream home. Secondly, people run out of money because they grossly underestimate how much things truly cost. Imagine, no plan or realistic budget based on your wants and needs...no wonder you end up disappointed.
An allowance is a dollar amount assigned to service or product needed in your home that has not been determined. For example, you may be given a $10,000 budget for lighting. When you go shopping or to a design center you basically have $10,000 to spend on lighting for your home. It is important to understand whether this is for decorative lighting only. There should be a totally different line item for the rough materials and labor that will happen behind the scene. You must also understand what happens if you cover over budget. Is there a reserve fund that is set aside or will you have to come out of pocket.
This topic is very important so I want to make sure I spend enough time addressing the importance of vetting your builder and why working with an interior designer is crucial when building a custom home.
Most builders use allowances when creating a budget. We are all clear there. The challenge comes into place when your builder is vague and prices out the finishes extremely low simply to keep his bid low. Why? Because he wants the job. Once you are in it...you have to figure it out. All builders don’t work in the same price point and few offer the same level of trim. If you want to build a luxury home and you choose a builder that builds entry level homes all day every day his perspective of what hardwood flooring may cost will be warped. He may build for people that are totally content with flooring that is $3 per square foot. What happens if you know you want flooring that will actually cost $15 a square foot. I assure you in most cases the builder will give you an impractical allowance that will leave you in a lurch. This doesn’t make the builder a criminal...while I have thoughts on this. It could simply be there was a lack of information regarding your specific taste levels when he prepared your budget.
Most people have an idea of what they like but no idea of how much it cost. Before you begin to budget or even meet with your builder, I highly recommend working with an interior designer. While your builder may be very skilled at the project management of building a home, he/she may not be skilled at space planning, lighting designing, and material selections. A designer is invaluable at helping you determine your design style and how you want to live in the space. Finally, a skilled interior designer can help you make design selections early on to avoid budget mistakes. If you really want marble, but your builder assumes that granite is what everyone loves..you will have problems. If you are able to present the types of finishes you want early on in the budgeting and bidding process, you are more likely to avoid having issues with covering over your allowances that are set by the builder.
Designing a custom home can be challenging and overwhelming. What are some of your challenges or questions that keep you from moving forward with building?
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How to Finance Your Custom Home Build
Congratulations! If you are reading this post you are most likely ready to build a custom home. For some of you this will be your forever home. While others are tired of relying on a production builder’s taste to determine how they live and how much it will cost. NO THANKS! Most likely you have at least financed one or two homes. The process of financing a custom home tends to be slightly different.
EDUCATION
Congratulations! If you are reading this post you are most likely ready to build a custom home. For some of you this will be your forever home. While others are tired of relying on a production builder’s taste to determine how they live and how much it will cost. NO THANKS! Most likely you have at least financed one or two homes. The process of financing a custom home tends to be slightly different. I want to get this out before we go any further. When you purchase a home from a builder that he has designed and built..you are paying for his interest payments and overhead. I have sold 1000s of new homes for various builders over the last 17 years. At a minimum 6 months of carrying cost is adding to your purchase price after the home is complete. This alone could be 10’s of thousands of dollars. What am I saying? If you purchase a home from a spec or production builder, they most always plan that it will take 6 months for the house to sell from the time it’s completed. If you buy this home? You reimburse him for all this money.
We will discuss 3 main areas in the custom home building process;
Land Aquisistation
Construction Financing
Permanent Financing
Land
Most often you will have to purchase land to build your new custom home. Some people have inherited land from family and this will certainly save money. For the rest of use, we will need to purchase and or finance land. There are many local or regional banks that have loan financing products. Most often banks are more likely to finance land that is already developed. In this I mean some grading and utilities are in place at least. This can happen in a custom home neighborhood where the developer is selling the lots to both builders and end users. This doesn’t mean that you cannot finance raw land. In my professional experience, most people purchase their land at least 1 year prior to beginning the construction process. Why? A quality custom home doesn’t happen overnight. Most likely it can take a year to hire your builder, architect, interior designer and to assemble the rest of your team. It takes time to draw plans, create budgets, make selections, apply for permits and obtain your construction and permanent financing. In many cases if you pay cash for your land and hold for the land for 1 year prior to taking out a construction loan--most banks will offer a 25% equity credit for the value of the land that you own free and clear.
If you opt to finance your land most banks will require a 20%-25% down payment, 1 year financing term that can be extended, and rate as much as 2% higher than prime. Once you close on the land, you will be responsible for the taxes and insurance for the parcel.
Construction
When you purchase a home from a production or spec builder the risk is much lower for the bank. Typically said builder has a long running relationship with his preferred lender. Sometimes they function off (1) line of credit while others will obtain a loan for each home they build. Due to the complexity, many banks don’t offer construction financing. Don’t worry there are many options that are available. When you opt to build a house on your own as an owner builder or using a custom home builder--the banks have to consider a few things. Does the builder have a proven track record? Does he/she have the resources to complete the project on time and on budget? Will the homeowner abandon the project and leave them with a half finished house in a market they don’t really know? How specialized is the homeowner going and can we sell this house as the bank if needed? Considering these factors, in most cases you will be faced with tighter lending guidelines versus purchasing a resale home.
In most cases be prepared with a 720 or better middle credit score.
20-25% down payment
12 month extendable build period
Interest Only Payments monthly during your build time
Rates slightly higher than prime
Prior to obtaining financing the bank will review your plans, builder’s background, drawings, anticipated appraisals, specifications, budgets and more. This is totally about protecting the interest of the bank. It is ultimately your responsibility to ensure that you are comfortable in the skill set and communication that your builder may possess. Rarely, will the bank intervene if you have a dispute with your builder...choose wisely.
If you have a balance on your land the bank will always want to be in first lien position. Any money owed on the land will be paid first. Typically, you do not have to pay off your land prior to building your custom home. It is important to keep in mind that during the construction process you will need to make monthly interest payments to cover the money your builder has “spent”.
Lenders have a formal “draw” process by which you or your builder can request funds for the project as it progresses, rather than giving a lump sum at the beginning. Most lenders operate on a monthly draw request schedule. When the builder submits a draw request, they will request a certain amount based on what is specified in your construction contract (usually either based on percent of completion or actual costs). The bank will then typically send out an inspector to verify that the work (for which the payment has been requested) has been completed. After verification, the bank will release the funds. The bank provides checks and balances to ensure that the funds are disbursed only for work that has been completed and that all material vendors and trade partners are paid. Lastly, most banks require and verify that progress lien releases are signed for each payment to minimize the chance that a vendor or subcontractor could file a lien for nonpayment.
Permanent
Once the house is completed, you will need financing in place to repay the bank long term for the house itself. There are a couple of major options.
Your bank may require that you refinance your total debt. There will be a new loan application and loan to value determination. Most often you can decide between adjustable and fixed 15 or 30 year financing. This by far is the more expensive option. I almost always suggest what we call a 1 time close. With this product there is 1 loan application, 1 appraisal, 12 month term with predetermined monthly payments to begin at the beginning of month 13. At this point your loan automatically converts to permanent financing.
Nothing is perfect but I tend to prefer a one time close product because your interest rate is fixed, the final appraisal is done speculative prior to building your home, and there is no added cost of a second closing.
This is by no means the answer or explanation for all the ins and outs of financing a custom home. I do hope that you have a better understanding of how to begin the process of building your custom home.
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I am overwhelmed: Shedding Light on Light Plans—A 4 Step Plan to Illuminate your Custom Home
Lighting: it’s one of the most important and often the most overlooked elements of home design.
Lighting is jewelry to a room. When well done—it pops. Quality lighting can set you at ease, lend a unique character to a room, and give you a sense of the person who inhabits the space.
EDUCATION
Lighting: it’s one of the most important and often the most overlooked elements of home design.
Lighting is jewelry to a room. When well done—it pops. Quality lighting can set you at ease, lend a unique character to a room, and give you a sense of the person who inhabits the space.
Quality lighting happens when we manipulate light sources to compensate for the lack of natural light. Simple.
But, how do you get there? How do you create a functional and stylish lighting decor in your home’s interior or exterior space and make every purchase count?
A plan. Your lighting plan will become as important as any flush mount or chandelier.
The Plan
What’s your objective?
The first and most critical part of the plan is to ask yourself: why do I want to change the lighting in a particular space?
There’s no right or wrong answer here. Are you bored with the old look? Perhaps you need extra light to apply your makeup so want to improve the illumination in the master bathroom.
Maybe the seasons are changing and the natural light is shifting, so your lighting needs to as well.
This is a fun, DISCOVERY phase to understand your motivation for change, and to understand why you’re investing time and resources into this residential decor project. This step will provide a baseline to know the direction of your new lighting arrangement.
Set Boundaries.
Decide where you want to change the lighting, and don’t.
Most home projects become difficult and laborious because we say we want to change the living room lighting, but half way through the project we realize those changes affect the kitchen lighting. So take spaces into consideration, not just rooms. This lets you light your side of the bed that allows you to work while your partner sleeps.
And don’t worry, this doesn’t mean you have to double your budget, you just have to know the lighting boundaries.
The opposite is also true. If your boundary is the kitchen countertop, sticking to that space will prevent you from rewiring your entire kitchen.
Trust me. Be real about your objectives and boundaries during the planning stage to save time, energy, and money in the long run.
A sketch of your plan is also imperative at this point. You don’t have to be an artist, but it’s necessary to visualize precisely where you want that task light to hit because this will affect where you wire.
Take stock!
What natural and sourced light do you already have? Make a list of light sources, including natural, that you have within your set boundaries. Where and when does natural light enter into the space? What permanent and moveable light fixtures exist within your boundary?
Knowing this, you can limit your purchases to what you need and leave the rest on the store shelves.
Theme
A lighting theme is crucial to your design plan. It simply means you’ve chosen a consistent lighting style where pieces relate to one another, but don’t necessarily match perfectly. Rest assured, the style of your home doesn’t have to limit the lighting theme.
How to develop a theme—select a statement piece, a lighting centerpiece. Is there a chandelier or pendant that you just can’t get off your mind? Use this as a starting point to select other complementary pieces that are both stylish and functional.
How do you know it’s functional? It helps you to viably achieve your lighting goal.
So, if the objective is to add more light to the master bathroom in order to better apply makeup, I suggest a mirror with builtin led light strips. These lit mirrors can act as the centerpiece, an anchor to your bathroom light scheme.
These come in lots of price points and options, including vertical or horizontal lighting stripes that can be adjusted between cool and warm color temperatures. This mirror is designed specifically for bathrooms and illuminates specifically for better makeup application and shaving.
Another option is the LED bathroom bar light. These versatile and high-power lights can be placed above or along existing mirrors, and adjusted to shed light where you need it most.
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Timothy’s Finds: Mirrors
Mirrors are the perfect accessory and art piece! They come in various sizes and material compositions. No matter what your budget maybe, with a little effort you can find a mirror that is both useful and creative.
INSPIRATION
Mirrors are the perfect accessory and art piece! They come in various sizes and material compositions. No matter what your budget may be, with a little effort you can find a mirror that is both useful and creative. My tip—always go bigger than you than is needed. Also, if it going on the wall, please follow the installation instructions. If needed, hire a handyman to install. Do you really want 7 years of bad luck?
Here are just a few of my favorite mirrors!
MIRRORS
Timothy Rivers Interiors
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Custom Homebuilding: Upgrade now…not later.
When deciding to building a custom home there are many decisions to be made. Whether you are building totally custom or from a production builder that offers a high degree of specialization there are some things that are better to do just as you want them the first time around
Custom Home Building
When deciding to building a custom home there are many decisions to be made. Whether you are building totally custom or from a production builder that offers a high degree of specialization there are some things that are better to do just as you want them the first time around. Yes, its true builder’s do make money off options and upgrades. Do you really want the hassle of redoing what could have been done properly the first time?
“If will require a major tear out, demolition and hauling of debris….spend the money up front.”
While there are many options and upgrades available when building a custom home, we will focus on options that are more interior specific. What windows work best? Upgraded driveway materials? Luxury roof materials? These are very important options to consider—we will discuss at a later date.
Hardwood flooring-Hardwood flooring is the benchmark for quality flooring in residential usage. Don’t believe me? Visit your favorite floor showroom or big box storage and look at the number of products designed to look like wood without the cost. It is no secret that water is not a a friend to hardwood flooring. I do not recommend using wood in areas that are susceptible to moisture and potential leaks. When it comes to appeal for resale and things that home buyers tend to seek when purchasing…you will always find renovated kitchens, bathrooms, and hardwood flooring at the top of the list. I highly recommend studying the characterics of the species of woods that are available before making a decision. Materials that may be ideal for South Florida may not work well in Scottsdale. If you decide that wood is right for you project, I suggest keeping the flooring consistent throughout the project. You don’t want 3 different hardwoods of varying thickness, stain, and width in the home. This is going to come across as amateur and not well planned.
Ceiling Height- This is not to be overlooked. If you know the basics of construction you can imagine how difficult and expensive it would be change the ceiling height after the house is built. Today, the minimum ceiling height I would suggest is 9’ on the 1st and 2nd floor. If its in the budget consider 11’ on the 1st floor. To step things up a few notches….add 8’ door. Talk about luxury! Taller ceilings can give your home a grander, more spacious appearance and feeling, Finally in the planning stages look at adding coffered, trey, cathedral, and vaulted ceilings. These features add luxury, volume, value, and architectural detail to any new home build.
Cabinetry-When building a custom home, one of the largest line items you can see in the budget will be for the cabinetry. There are millions of possible combinations of material and craftmenship standards. This is an area that you don’t want to skimp.
Cabinetry can be found in the kitchen, bathroom, closets, pantry, mudroom, and laundry area.
I highly suggest splurging on high quality cabinetry when it is possible. To the touch you want a heavy weight on the doors when you open and close them. Don’t wanna hear the doors and drawers slam all day? Consider soft close glides. .I highly suggest taller upper cabinets, glass/cane front doors, full overlay doors, and simple fresh non-traditional door fronts. Far too often, people select elaborate cabinets and default to busy counter tops—-they are never happy and the space looks dated quickly.
Master Bathroom-We all know that kitchens and bathrooms sell homes. I am not going into materials and size here. It is important to think about how you want to live. Will you share the space with your partner? Will guest have access to your master bathroom? Do you want long vanity that is share with your partner or 2 smaller units opposite walls? What about shower? What works best for you—separate tub and shower or a combo? Have you dreamed of a free standing ceramic tub…but you think its too expensive? What about 1 or 2 water closets? It is important to spend enough time working on your space plan for the master bathroom. If you build your home thinking you don’t need a tub because you think its cool…it will cost a fortune to rework the plumbing, tile work, flooring electrical to add it after the fact. Take your time. A quality master bathroom is not just pretty finishes and fixtures. the space plan is equally as important.
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I am overwhelmed: Which Kitchen Counters Should I Use?
We have all been there. A friend or family member runs to a big box store to renovate their kitchen and they are so proud. You show up…and of course….they selected Uba Tuba or Santa Cecilia granite. Yes. This is still happening in 2020. Yes. granite is one of the strongest and most durable options. With advancement is sealants and treatments almost any stone could be a quality canidate for your kitchen renovation.
EDUCATION
We have all been there. A friend or family member runs to a big box store to renovate their kitchen and they are so proud. You show up…and of course….they selected Uba Tuba or Santa Cecilia granite. Yes. This is still happening in 2020. Yes. granite is one of the strongest and most durable options. With advancement is sealants and treatments almost any stone could be a quality canidate for your kitchen renovation.
While countertops are the main work space in the kitchen—the appearance of the stone does impact the overall theme of your kitchen. Do you want solid colors like white, gray and black? Are you looking for bold strong veins? What about pepper flakes of pepper and geodes?
Marble -tends to be heat and stain sensitive. In addition, because of the inconsistencies in the appearance and veining—it is important to map out where you will be placing the stone quite well. It is important to remember to that marble can stain easily and it is important to keep up with the sealing. Wine, oils, and sauces can damage this stone. There are many great slabs of marble to get explored. On a final note marble can have lots of motion and action that may not give you the subtle motions your may be looking for.
Quartz- tends to be very predictable and consistent with its patterns. Quartz tends to be very affordable. On average it can be as much as 50% less in cost compared to many of the marble options. The durability factor for quartz is quite impressive. This is because quartz is referred to as an engineered stone. Typically its 93% limestone and 7% resin. Quartz is both non-porous and anti-bacterial. Don’t put a hot pot on this surface.
Granite- tends to be less porous and it does need to be sealed. In addition, granite is heat resistant. You can literally take a pot of the stove and place directly on the the surface with no risk of damage.
If you are looking for a modern sleek appearance in your kitchen. I highly recommend going with a less vibrant appearing stone. When properly paired with the right cabinets, they will anchor the space and offer the strong architecture needed to ground to space.
Finally, don’t wait until the last minute to select your counter tops. I highly recommend to my clients to make their stone selection as soon we finalize the kitchen floor plan and cabinets have been signed off.
Just because you want gray marble counters…it doesn’t mean the perfect slab will be there waiting. This is a huge investment…don’t settle for what is available only because you didn’t plan properly.
While I rarely use granite. It is a must consider having the stone honed or ever a river wash treatment. This will all a more character to the stone versus what you would typically see.
Every showroom will be able to offer samples of the stones they offer. Don’t purchase off it ever. I highly recommend even if you are purchasing a production home—if the builder will allow you to pick your slab from the yard…do it. Most mid-range builders will have a design center where you finalized your selections. It is true, they will usually have an interior designer working there. If you are going to upgrade your counters….please try to pick your slab in person…not from the small samples.
As you can see, selecting the best counter top for your kitchen should be well planned and thought out. It is important to consider your lifetime and the look you are going for. Currently, I see more people going with clean, simple, refined slabs with less motion.
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Timothy’s Finds: Dressers
While the bed is the focal point of the bedroom, the dresser is its first mate. I don’t think your dresser should match the bed. Yes, they can both be made of wood, but they don’t have to be a “set”.
INSPIRATION
While the bed is the focal point of the bedroom, the dresser is the first mate. I don’t think your dresser should match the bed. Yes, they can both be made of wood, but they don’t have to be a “set”. The dresser is most likely the second most used piece in the room. As always purchase quality. Don’t be afraid to take a risk! Don’t purchase too big of a dresser. I suggest going larger on the bed!
Here are a few of my favorite dressers!
DRESSERS
Timothy Rivers Interiors
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Timothy’s Finds: Lamps
If chandeliers are the jewelry, then yes your lamps are just the same. I see table lamps as earrings. The glimmer…they shine and accessories your tables. We have come so far with the design of lamps.
INSPIRATION
If chandeliers are the jewelry, then yes your lamps are just the same. I see table lamps as earrings. They glimmer…shine and accessorize your tables. We have come so far with the design of lamps. Lamps can be bold and daring or striking and sculptural. I love ginger jars…but there are so many options now. Please take risks!
Here are a few of my favs!
LAMPS
Timothy Rivers Interiors
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Timothy’s Finds: Dining Tables
I look at dining tables as an investment for sure. While we don’t use them as often as we would like, its certainly a missed opportunity. With a quality dining table the will fit your entire family you have the chance to create lasting memories that you will live on forever. Who saying dinner or take out can’t be eaten in the dining room?
INSPIRATION
I look at dining tables as an investment for sure. While we don’t use them as often as we would like, its certainly a missed opportunity. With a quality dining table the will fit your entire family you have the chance to create lasting memories that you will live on forever. Who says dinner or take out can’t be eaten in the dining room? Be sure to take the proper measurements and purchase quality materials. This is something that is purchased right…you don’t have to purchase again.
Here are my favorite dining tables right now!
DINING TABLES
Timothy Rivers Interiors
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Timothy’s Finds: Dining Chairs
Don’t buy the cheap stuff! Take your time and first the best quality construction and fabric that your budget will allow. While you may not use them daily, do you want your family to sit is a wobbly chair during Christmas dinner?
INSPIRATION
Don’t buy the cheap stuff! Take your time and buy the best quality construction and fabric that your budget will allow. While you may not use them daily, do you want your family to sit in a wobbly chair during Christmas dinner? Wouldn’t you love to know that wine will not ruin the fabric because its stain protected? How would you feel if your Aunt Suzy broke a leg on the chair at dinne?. Final words? Quality construction and bold luxurious fabrics will do a long way.
Here are some of my favs!,
Dining Chairs
Timothy Rivers Interiors
If you are struggling to select the perfect dining chair for your residential design project…don’t worry. I have an amazing design package just for you. This is an incredibly affordable and easy. For additional on this virtual service, click here.
I am overwhelmed: Should I Use Luxury Vinyl Plank
Everyone is talking about Luxury Vinyl Plank flooring. What is it? Should I use it? Will I regret it long term?
To begin. LVP is a solid vinyl flooring product that can be made to create the look of hardwoods, tile and stone. One of the top qualities of LVP is the fact that it is 100% water proof. This is a solid non-porous product that can have essentially last a lifetime.
EDUCATION
Everyone is talking about Luxury Vinyl Plank flooring. What is it? Should I use it? Will I regret it long term?
To begin. LVP is a solid vinyl flooring product that can be made to create the look of hardwoods, tile and stone. One of the top qualities of LVP is the fact that it is 100% water proof. This is a solid non-porous product that can have essentially last a lifetime.
Most often homeowners will use this as a substitute for hardwoods in area that have a lot of water and moisture. Bathrooms, kitchens, mudrooms, and laundry are great spaces for using this product. Quite often in “new construction” we see LVP used as a standard or upgraded flooring on the entire moin floor of the home. This creates continuity and flow in your home.
When using luxury vinyl plank flooring, be careful when matching it up with various other flooring materials. Typically LVP will be thinner than carpet and hardwood. Too many flooring options could create the need for various transition strips. This will completely take away from the flow and luxury full you are striving for.
LVP is typically affordable, easy to install and maintain. There many vendors offering various styles, looks, and width of options. Just remember-the product is typically all the same regardless of the brand. Just make sure you are selecting a solid vinyl plank and not vinyl glued to cork board.
Let’s be honest. There is still a prestige associated with having hardwoods in your home. This is a consideration to keep in mind when deciding if LVP is right for your family. Due to the fact the its such an affordable product that installs so easily—you can change it out when ready.
So Timothy, when would you use LVP? What’s your final word? Listen. Ask any of my clients and they will tell you I love marble and solid site stained hardwood floors. Does this mean its right for everyone? Not at all. I think luxury vinyl planks are great for high traffic areas and basements. Hardwoods floors will be sustible to dents and scratches. I think LVP is great for growing families and for home with large pets that are known to scratch and dig while inside. This is a great options for entry level home and mid-level. If you know that this isn’t your dream home and money is an issue—this is a solid option. While working on a budget for a mid level home—I would much rather see my clients have money left to splurge or higher end technology, lighting and other materials in the home. With LVP you can achieve the look hardwoods while potentially saving $10,000 or more depending on the price of the home.
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Timothy’s Finds: Coffee Tables
Coffee tables actually help to anchor a sitting group in residential living rooms and family rooms. Circular, round, square, and rectangular….they all work. Prop your feet up? Relax. Even enjoy take out from your favorite thai restaurant.
INSPIRATION
Coffee tables actually help to anchor a sitting group in residential living rooms and family rooms. Circular, round, square, and rectangular….they all work. Prop your feet up? Relax. Even enjoy take out from your favorite thai restaurant. When creating seating group, it is important for each seat to have access to a table. Why? Simple…where will you place your drink or appetizer at your next cocktail party.
Here are a few of my favorite coffee tables! Which do you like most?
COFFEE TABLES
Timothy Rivers Interiors
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I am overwhelmed: How to select carpet.
Carpet is honestly one of the least expensive flooring options available. With this being said, it doesn’t mean there are few options and its and simple as 1, 2 3…just pick one. While it is most affordable, it is still an investment that should be considered before making a selection.
EDUCATION
Carpet is honestly one of the least expensive flooring options available. With this being said, it doesn’t mean there are few options and its and simple as 1, 2 3…just pick one. While it is most affordable, it is still an investment that should be considered before making a selection. If you opt for wall to wall carpet…just like hardwoods you will see it daily. I have put together a combination of my thoughts homeowners should know about before using carpet in their home.
There are many different material choices for carpet. Natural and man made. I will be speaking on the more common and attainable(synthetic) options.
Nylon is often the first fiber that most consumers think of. Nylon has proven itself over and over again. You’ve heard you get what you pay for? While it is often considered the most desired synthetic fiber…its going to best the most expensive.
Polyester comes next. Less expensive and durable. Because polyester tends to accepts dye very well…you will be able to find bold rich and striking colors. Let’s not forget that polyester is naturally stain resistent.
Olefin (polypropylene) is actually one of the least expensive options. This fiber tends to hold up very well to foot traffic—when used in a level berber loop pattern.
Frieze you say?
There are 2 loops or styles of carpet that tend to be affordable and desirabale.
Berber carpet is offered at lower price points are still fairly durable. Berber often cost less because of the olefin fiber content and the production process. All styles of carpet start out as looped. For cut-piles, the tips of the loops are sheared off. Obviously, Berbers do not need to undergo this step of the process, so they are less costly to produce.
Why are Berbers considered to be so durable? It is because the strongest part of a fiber is the side, rather than the top. When a fiber is looped around, it is the side of the fiber that is exposed to foot traffic (because the “ends” are tucked into the backing). Therefore, you are always walking on the strongest part of the fiber.
Frieze is another hardy style of carpet that will generally offer good durability at a lower price. Friezes consist of longer fibers that feature a high twist level which increases the fiber strength. Additionally, because the fibers are longer, they tend to lean over to the side. This means that much of the foot traffic occurs on the side of the fibers, which, as we just learned, is a good thing.
How can I save a little money? How is your buying power? Will you purchase 1800 square feet this year of 700,000 square feet of carpet? What are you asking? Listen. Buying power is real. Whenever possible buy what is in stock. You will never get better pricing when you special order anything when it comes to renovations, furniture, or design. If you don’t see it on the floor…ask to walk the warehouse. I promise! You will save a lot of money.
Shop local
Don’t assume the large national chains have the best prices or more options…its not always true. I have learned many times that there are many mom and pop flooring companies and carpet stores that can beat the prices and customer service levels of any national big box store. More often, these stores have been in business for a long time and have amazing location relationships with the mills directly. Ready to roll out the “red” carpet? Look around a local carpet showroom.
Upgrade the padding
You want me to pay for what? Yes… I want you to pay more for the padding than the carpet itself. Trust me… you will thank me. Most often, quality padding can make a lower priced carpet perform much better. When you are selecting your padding, I highly suggest that you purchase the best padding you can comfortably afford. Be careful that your big box store isn’t over selling. You don’t have to purchase the most expensive. I highly recommend that you purchase a minimum density of 8 pounds and 3/8” thickness.
This is a very quick overview of carpet as an affordable flooring option an how to maximize your budget.
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Timothy’s Finds: Chandeliers
Lighting is not always just pretty and bright! Overhead, ambient, and task lighting are key lighting functions that are needing to properly light any space. Chandeliers are often the first piece that people think of when designing a space.
INSPIRATION
Lighting is not always just pretty and bright! Overhead, ambient, and task lighting are key lighting functions that are needed to properly light any space. Chandeliers are often the first piece that people think of when designing a space. The chandelier darling…its just like jewelry in the room. In your dining room, foyer, and master bedroom…take the time to make a statement and as a little style to your space.
Here are a few of my favorite chandeliers.
CHANDELIERS
Timothy Rivers Interiors
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Timothy’s Finds: Benches
Benches can serve many purposes in your home. We commonly see them used for seating in foyers, coffee tables in the living room, and ever for resting or prep at the foot of the bed. If you purchase properly, while living in your home a well quality bench can transition between many rooms and you needs and taste may change.
Inspiration
Benches can serve many purposes in your home. We commonly see them used for seating in foyers, coffee tables in the living room, and even for resting or prep at the foot of the bed. If you purchase properly, while living in your home a quality bench can transition between many rooms and your needs and taste may change.
Here are a few of my favorite benches!
BENCHES
Timothy Rivers Interiors
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I am overwhelmed: Ceramic or Porcelain Tile?
Do you have an appointment scheduled at your builder’s design center? You see lots of tile samples…some amazing and some just blah. Are you struggling? Don’t worry, you aren’t the only one. While both of this products may have similar appearances and shapes. There are a number of factors that should be considered prior to making a selection.
EDUCATION
Do you have an appointment scheduled at your builder’s design center? Is your custom home builder demanding selection today in order to remain on schedule? You see lots of tile samples…some amazing and some just blah. Are you struggling? Don’t worry, you aren’t the only one. While both ceramic and porcelain may have similar appearances and shapes. There are a number of factors that should be considered prior to making a selection.
Every design selection should be off its functionality, cost, aesthetics and durability.
At first glance ceramic and porcelain tile look as thought they are the same. While they are crafted from similar processes there are several key factors that should be considered.
Both ceramic and porcelain tile are made from a clay mixtures and kiln fired. Porcelain is composed of a more refined clay and is fired at a much higher temperature. This result in a denser and stronger product. Just like any other product, your ingredients are important. You have to start with something great…to end up with a great finished product. In my opinion, there is nothing wrong with ceramic tile, but you are looking for a quality product with a variety of application options…consider porcelain.
Benefits of Porcelain Tile
Liquid Resistance -Because porcelain tends to be so dense, it’s great for areas that are exposed to water. Porcelain is far less porous than ceramic. In every day life, I would use porcelain in bathrooms, basements, and even indoor/outdoor environments. When moisture is a concern, you can rely on this material to repel water. There is no other material that can compare—in this price point.
Highly Stain Resistant-Being that porcelain is so dense, it is basically impossible for stains to permeate. While it may at first glance appear that your tile is stained, quite often it simply can be wiped up. I highly recommend porcelain tile for kitchen and even for pet owners.
Durable -In my working life I have found porcelain tile to stand up very well to heavy furniture and traffic.
Longevity -You will be hard pressed to find a flooring material that will stand up to porcelain. It is hard to chip, break, stain or scratch. Overall, I find porcelain to be superior to many other flooring options. Ceramic tile is crack in high traffic areas or when heavy items are dropped on the surface.
Low Maintenance -Clean and go.
Nothing is perfect! While I prefer to use porcelain when the budget will allow there are few thing to keep in mind.
Porcelain will cost you more to install.
Porcelain is super heavy. It is important to factor the strength and condition of the floor that you will installing the tile.
When would i use ceramic tile? Budget. Ceramic is very affordable compared to porcelain. In addition there ceramic tile may offer great design options, color and diversity. Finally, if you are renovating a home that is on a crawl space that may not quite…be up to par or isn’t quite level—ceramic may offer the versatility that is needed.
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Timothy’s Finds: Beds
Beds. Wow. I love these things! It’s often said the we spend 25% of our lives in bed. Most often, the bed is the focal point of any bedroom project. In creating a practical design budget, I find the client’s comfortably spend roughly 20% of their total furniture budget on the bed.
INSPIRATION
Beds. Wow. I love these things! It’s often said the we spend 25% of our lives in bed. Most often, the bed is the focal point of any bedroom project. In creating a practical design budget, I find the client’s comfortably spend roughly 20% of their total furniture budget on the bed. This often will include bedding and mattresses. When deciding on a bed, think of this investment as a piece of art the your body will spend time with while you rest and recharge from the day.
Here are some of my favorite beds options that I have recently used!
BEDS
Timothy Rivers Interiors
I hope you found this article interesting and helpful. Wanna keep in touch? Consider joining my weekly newsletter. A weekly newsletter keeping you up to date on the latest of all things real estate, interiors, renovations, and custom home building.
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Timothy’s Finds: Consoles
Consoles are very similar to dressers. While decorative, for the most part the serve as storage. Most often they are in dining rooms, living rooms for media equipment, and something in foyers.
INSPIRATION
Consoles are very similar to dressers. While decorative, for the most part the serve as storage solutions. Most often they are in dining rooms, living rooms for media equipment, and sometimes in foyers. The pieces can be very large. When making a purchase, be sure the measure the door before you swipe your card.
Here are my favorite console units!
CONSOLES
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Timothy’s Finds: Accent Chairs
Accent chairs not only allow for additional seating in your space but it a great way to add a little floor to you space. Often times clients are afraid to take risk with the sofa fabric. Accent chair are a great way to take risk with fabrics, textures, scale while being more neutral with their selections for the sofa.
INSPIRATION
Accent chairs not only allow for additional seating in your space but it is a great way to add a little flavor to your space. Often times clients are afraid to take risk with the sofa fabric. Accent chairs are a great way to take risk with fabrics, textures, scale while being more neutral with their selections for the sofa. I always recommend that clients on a budget, buy the best quality sofa with the most affordable fabric—splurge on unique accent chair fabric. These chairs will require far less fabric! If you love leather, but the cost of quality leather sofas are out the reach…then go for a unique leather accent chair.
Here are some of my favorite accent chairs.
ACCENT CHAIRS
Timothy Rivers Interiors
I hope you found this article interesting and helpful. Wanna keep in touch? Consider joining my weekly newsletter. A weekly newsletter keeping you up to date on the latest of all things real estate, interiors, renovations, and custom home building.
Join our community of over 5000 readers and receive a well curated mix of inspiration, education, and resources on all things related to curating the home of your dreams.