Kitchen Countertops & Costs

Posted on April 6, 2016 by Furstman Properties

Contemporary Kitchen Soapstone Counter Top

While researching counter tops for a clients’ outdoor kitchen I thought it would be a great time to summarize the types of counters that are readily available for today’s kitchens. A variety of textures, costs and appearances can change the look and feel of the heart of your home.

Soapstone. The first photo of the contemporary kitchen features the sleekness of soapstone. It’s durability has made this material a top choice for hundreds of years. It’s density makes it stain and bacteria resistant and is not discolored by heat. Cleans simply with soap and water. Develops a dark patina and can scratch or chip over over time. While many people love the charm the counter top assumes over time, others prefer to sand the soapstone to keep it looking new. Average cost $75 -$95 a foot.

Concrete is one of the greenest, most environmentally friendly materials on Earth. They are available in a variety of colors and can be textured as well. Average cost $65 – $135 a foot.

No foyer…No problem!

Posted on February 18, 2016 by Furstman Properties

Could not have written this article better! In this time of exorbitant housing prices rendering small square footage a proper foyer is really a luxury. Here is an article by designer Leslie that I thought was terrific.

There is something about coming into a home that has a foyer, an entryway, a vestibule.

It says, “Come on in! Welcome. Stay awhile.”
It’s the welcoming committee for the rest of our home.

But not everyone’s home or apartment is blessed with such a space.

Many front doors open directly into the living room.

However, it’s not hopeless! You can create the feeling of a foyer.

House to Home Elements to Consider:

Lighting: table lamps, hanging swag lamps, floor lamps, uplights (can lighting), candles
Softness: rugs, rug runners
Seating: benches, chairs, ottomans, stools
Storage: dressers, credenzas, armoires, large covered baskets, stacked luggage, night stands, umbrella stands, hooks
Personality: family photos, travel prints, souvenirs
Reflection: mirrors, glass, mercury glass
Life: plants, flowers, clocks with pendulums

The primary thing to remember is that you’ll either need a physical barrier or a visual one.
A physical barrier literally blocks the view of the rest of the room.
A visual barrier gives the viewer decor to instantly view in the front door area;
it separates and sets the entryway apart from the rest of the house.
Even if it’s only a few square feet, give your home a place
in which to pause before entering the rest of the house.

Make it Organized & Pretty

If you only have one wall near the front door and no coat closet or console,
compact helpers work perfectly here.

Source

If It’s Compact, Make an Impact

A slim and sleek shelf topped with a gallery wall of precious photos
makes a spectacular statement.

The drawers below the shelf hold keys, gloves,
the dog’s leash, gadgets, whatever.

Brilliant!

Source Unknown

Define with Molding

Give the spot its own personality.
Frame the wall you’ll be using to draw attention to it.

Source

Define with Wallpaper

Accent wallpaper makes a dramatic statement
that can be fun for a transition space.

Source Unknown

Define with Wainscoting

Easy-to-apply wallpaper or the traditional wood panels
create instant cottage appeal.

Source

Paint It Happy

A dresser or console painted in a fun, vibrant color is a sweet way
to say “Hello” to your family and friends.

Source

Display It Happy

Your collection of heirloom and thrift plates needs to be displayed somewhere.
Why not the entryway?

Source

Use a Hall TreeIf you only have three to five feet of space
(and perhaps you’re renting and can’t alter the wall in any way),
the classic hall tree may be just what your entryway needs.

Source

More Sources

Focus on the Front Door

Painting the inside of the door is probably
the easiest fix and the most eye-catching.

Source

Illuminate with Swag

You can create a small square of foyer space simply by
flanking the front door with sconces,
spreading a rug upon the floor,
and hanging a lamp from a hook over the spot.

(If there’s no nearby outlet, use an extension cord;
secure it as close to the floor molding as possible.)

Source

IKEA to the Rescue

A tall or low Expedit shelving unit can be used
between the space near your door and the rest of the room.

(We have the black/brown 5 cube by 5 cube unit and love it!)

Source

A House (Er, Room) Divided

In a larger or longer room, a screen or hanging divider
is an excellent solution for a lack of defined landing area
once you’ve entered the home.

Source Unknown

Source

Source Unknown

Tile Transitioning

My friend Gina from The Shabby Creek Cottage
tiled a tiny space by her front door.
She says:
“Making a grand entrance isn’t all that easy
when you have a 2 ft. by 4 ft. square to do it in.
No room for big furniture. No big open space to decorate.
That’s okay, I like to keep things simple…”

Source

Family Friendly

Children love their own personalized space!
Give them one (or two, or three, or more…).

Source Unknown

Lean a Mirror

Even a chunky wardrobe mirror works well to define a visual vestibule.
I like Old Time Pottery and Hobby Lobby’s selections.

Source Unknown

Nook Necessities

Maybe you have a bitty spot that is more like a crevice than anything else.
Shelving, hooks, and baskets can help to organize your homecomings.

Source

Armoire

Not only is it great (hidden) storage, but it looks great, too!
A mirrored one is perfect for last-minute primping.

Source

Recycle That Pallet

Yet another pallet creation, and it’s fantastic!

Source Unknown

In My Home

My basement cafe has no foyer to speak of.
Here’s how I used the wall behind the door
so guests can park their purses or primp.

Source

I hope that this encourages those of you who have lost hope of having a foyer!
Try creating one; you will feel proud to enter and to invite others into your home!Have a beautiful, blessed day making your home!

Happy Valentines Day ~

Posted on February 12, 2016 by Furstman Properties

Happy Valentines Day to all of my friends…………………….

Year End Market Report ~ 2014 – 2015

Posted on February 12, 2016 by Furstman Properties

San Mateo & Santa Clara Counties comparison sales from 2014 to 2015 were down in units and up in dollar volume in every city I observed with the exception of Redwood City & Los Altos which marked a 10% & 5% increase in units sold respectively. This reflects a lack of inventory and a high appreciation we have continued to see since we started rebounding after the 2008 crash. Predictions for 2016 seem to be more of the same, with possible appreciation leveling out in the high single digits. Housing market fundamentals are strong, job and income growth are positive, mortgage rates are low and should remain low in 2016, lending standards are more reasonable then they have been a year ago, and household formation is rebounding. Overall 2016 should prove to be a year similar to 2015. Fingers crossed! It is an election year though and historically the housing market waits to see the outcome.

Here are the Stats:

2014 -2015 Year End Totals

City YTD 2014 YTD2015 %Change

Atherton

# of Sales 105 76 -27%

Median Price $4.4M $5.9M +34%

Menlo Park

#of Sales 438 384 -12%

Median Price $1.6M $1.9M +15%

Los Altos

# of Sales 331 349 + 5%

Median Price $2.3M $2.6M +14%

Los Altos Hills

# of Sales 96 94 – 2%

Median Price $3.3M $3.6M +10%

Palo Alto

# of Sales 471 412 -13%

Median Price $2.1M $2.5M +15%

Portola Valley

# of Sales 85 62 -27%

Median Price $2.5M $2.6M + 7%

Redwood City

# of Sales 627 690 +10%

Median Price $975K $1.2M +25%

San Carlos

# of Sales 383 307 -10%

Median Price $1.3M $1.5M +16%

Woodside

# of Sales 105 94 -10%

Median Price $2.4M $2.7M +13%

Creative Landscapes ~ Sloped Yards

Posted on February 1, 2016 by Furstman Properties

Landscaping a sloping hillside yard can be challenging…

In this article by Laura Gaskill, one of my favorite go to research writers at Houzz, she has put together a terrific collection of ideas on how to landscape difficult hillsides. Pictured in the first selection are retaining walls made of stacked Arizona sandstone, slate and bluestone. Contemporary Landscape by Berkeley Landscape Contractors Mariposa Gardening & Design.

Eldridge London

2. Hillside slide. Why stick with stairs when a slide is so much more fun? In this kid-friendly yard, a stainless steel slide is set into the terraced landscape, ending next to a sandbox with a removable cover.

Roger Washburn Landscape Architecture

3. Stone ramp. If the terrain in your yard isn’t too steep, a ramp lined in stone makes a lovely alternative to stairs. Interspersed with mossy ground cover, the “steps” develop a weathered look over time.

Cary Bernstein Architect

4. Built-in bench. Create a retaining wall and seating area in one with a built-in bench that swoops upward. As part of a larger patio, the built-in seating provides a quiet space to read or relax next to the outdoor dining area.

Thuilot Associates

5. Steel-lined steps. Corten is a steel that develops a patina over time, without causing corrosion to the metal. Here, it was used to form a retaining wall along a stepped path, leading from one zone to another on a hillside lot. Lush ornamental grasses soften the lines of the steel wall and concrete steps.

Groundswell Design Group, LLC

6. Sunken patio. Create a lush, private outdoor space with steps leading down to a patio ringed in terraced planting beds. The multiple levels of greenery make even a small patio feel more spacious.

D-CRAIN Design and Construction

7. Desert garden. Get a similar terraced garden look in an arid climate by incorporating xeriscape plantings. The color and shapes of these corten steel planters enhance the architecture and landscape.

Envision Landscape Studio

8. Hillside hearth. Snuggled into a hillside, this outdoor fireplace looks extra cozy, and the hill provides a natural windbreak. A splash of bright red and yellow in the seating area echoes the hue of the plantings, drawing the eye into the garden.

Universal Developing

9. Treehouse perch. On a very steep lot, a deck extending from the house can provide a lovely spot from which to view the rest of your property. Here, curving decks wrap around the home, even incorporating a mature tree with built-in bench seating.

a Blade of Grass

10. Terraced gardens. Fieldstone terraces beautifully divide the space in this expansive, gently sloped lot. The upper terraces lead to a picket-fenced vegetable garden, while a path of stepping stones leads down to a bluestone patio with stone fireplace.

Alain Pinel Realtors ~ Luxury Portfolio International

Posted on January 27, 2016 by Furstman Properties

As part of the never ending quest to pay attention to all the details involving our clients real estate needs we have moved our business operations to Alain Pinel Realtors. With the influx of international investors we felt it important to work with a company that strongly supports that marketplace. Alain Pinel Realtors affiliation with Luxury Portfolio and Properties International provides our clients properties unparalleled exposure in over 50 countries globally.

Luxury Portfolio International® is the luxury face of Leading Real Estate Companies of the World® the largest global network of premier locally branded companies dominated by many of the world’s most powerful independent luxury brokerages. Our award-winning website was launched in 2005 and in its first year featured more $1 million-plus residences than other luxury real estate organizations. The network continues to grow and now markets over 25,000 of the world’s most remarkable homes annually and attracts over 1.2 million high-net worth visitors a year. By presenting a gallery of the finest luxury properties and brokerage worldwide, our brand is recognized throughout the world as the luxury standard of excellence. In addition, we are unmatched in the global arena, with properties in over 45 states and 27 countries, website visitors from over 200 countries/territories every month, site translation in nine languages, conversion to multiple currencies and a total inventory of available properties totaling almost $40 billion. The 200 luxury affiliates represent the luxury component of an organization which encompasses nearly 500 companies, 4,600 office and 140,000 associates producing $225 billion in annual home sales in 30 countries. Based in the United States, Luxury Portfolio International® is backed by the experience of the most well respected and well known experts in markets worldwide. This group collectively has decades of experience in the high end luxury real estate market.

Whether you are selling here and want to reach a global market or buying internationally and want in-depth knowledge we know that our extensive services will provide you with up to date and exclusive representation, anywhere.

Bathroom Remodel Costs ~

Posted on January 27, 2016 by Furstman Properties

Transitional Bathroom by Los Angeles Design-Build Firms CCForteza

I’m frequently asked by clients when previewing properties that definitely need updating or complete remodeling ….. off the top of your head Susan, how much would it cost to remodel this bathroom? It’s not very large, do you have any idea. Answering that question as honestly and accurately as possible is not that easy because of all the variables that are included in a remodel. However when you only have a short time to make a decision whether to buy and remodel or purchase a finished home in todays real estate market answers need to be quick!

I thought this was a terrific short and accurate cost analysis of a small bathroom remodel. Thank you Mitchell Parker.

The most common bathroom size measures 8 by 5 feet — enough room for a single sink, a toilet and a shower or shower-bathtub combination. You may think there isn’t much you can do with an area of this size. But you’d be wrong. Here, five projects within these dimensions showcase clever ways to create virtual and literal space, and how to make big style statements on budgets small and large.

More bathroom remodeling guides

1. From Retro to Whoa

Location: Los Angeles
Cost: About $15,000
Designer: Carlos Forteza of CCForteza

BEFORE: Everything in Carlos Forteza’s house was in good shape but “frozen in the 1970s,” he says. In this hall bathroom, vinyl covered almost everything, while an unnecessary “wing” wall made the space feel too compartmentalized.

CCForteza

AFTER: Removing the wall opened up the space, while Carrara marble tile on the walls and floor brought the room into the current decade.

Forteza replaced the plumbing, electrical and insulation, things he always recommends for homes built in the 1940s and ’50s. “These homes have seen their time,” he says. “Ninety-five percent of the time when you gut out, you will see dry rot, termite-infested wood — you want to fix that. Putting new tile down won’t fix what’s wrong inside the walls.”

But while newer homes won’t have these kinds of problems, Forteza says you should be wary of past remodel projects too. “You never know what quality a previous homeowner instituted,” he says. In other words, always build a 10 to 20 percent contingency into your budget, no matter what the size of your bathroom.

Wall tile: Carrara marble, 4 by 12 inches, Home Depot; floor tile: Carrara marble, 12 by 12 inches, Home Depot; sink: Stinson undermount in white (442007-U-0), Sterling by Kohler; faucet: Grandera widespread low spout lavatory (20418000), Grohe; bathtub: Villager in white, 32 by 60 inches, Kohler; tub spout: Grandera, 9¼ inches, Grohe; thermostat trim with diverter: Metris C in chrome (15753001), Hansgrohe; hand shower: Movario 5 (28444000), Grohe

CCForteza

Forteza extended the Caesarstone countertop above the toilet, a move he likes to do in compact bathrooms whenever he can. “That 6 or 7 inches of depth gives a lot of counter space,” he says.

Toilet: Dual Force in white (402086-0), Sterling by Kohler; wall color: Cold Wind (DE6351), flat, Dunn-Edwards; vanity: maple, custom; vanity color: Gray (2121-10), Benjamin Moore; countertop: Frost White, Caesarstone

CCForteza

For your remodel, Forteza advises making sure you see and approve drawings with measurements, like the ones shown here depicting the layout and wall elevation of Forteza’s bathroom.

CCForteza

These drawings show the tile layout.

Walls moved: No, but one nonstructural half-wall was removed.
Plumbing moved: Yes. Everything was reconfigured. The shower head switched walls, and the sink plumbing was rerouted from the wall up through the floor.
Plumbing replaced: Yes, and electrical
Professionals hired: Forteza acted as designer and builder.
Special features: Frameless glass without door. “It makes it look nice and clean,” Forteza says.
Splurges: Plumbing fixtures and custom cabinets. “Try to splurge and be happy,” Forteza says. “The difference between a Home Depot cabinet and a custom cabinet is not going to cost your mortgage. You’re going to be looking at it every single day. You might as well save up more and be happy with it.”
Savings: Off-the-shelf tile from a big-box store. “I usually buy tiles from a special tile supplier, but I saw this for a bargain price and bought a bunch,” he says. He also saved on design and building fees by doing the work himself. ♦︎

2. From 1950s to Timeless

Location: Brooklyn, New York
Cost: $20,000
Designer: Julia Mack of Julia Mack Design

BEFORE: This bathroom featured standard yellow tile with white trim, remnants from the day it was installed in the 1950s. Not quite fitting for a homeowner who travels frequently and enjoys staying in European-style luxury hotels with spa-like bathrooms.

Julia Mack Design, LLC

AFTER: Designer Julia Mack began with a mostly white tile palette, which, like the frameless glass shower enclosure, gives the illusion of more space. The simple color scheme, unlike the dicey yellow from before, has built-in staying power. “I prefer to keep tile neutral because it will be there for a long time and you don’t want to get tired of colors,” Mack says. “If you really want color, add it through wall paint that can be easily changed, or towels and accessories.”

The glossy white tile features a subtle horizontal stripe, and Mack thought this would look good paired with small matte black tile installed in a herringbone pattern on the floor. “Once these two items were finalized, I knew that the large pearl inlaid mirror was imperative,” Mack says. “It adds a modern quality plus some needed pattern and interest to the white space.”

Walls moved: No
Plumbing moved: No
Plumbing replaced: Yes
Professionals hired: Donald Meta (contractor), Julia Mack of Julia Mack Design (interior design)
Special features: A new glass shower enclosure that visually expands the space
Splurges: Tiled shower niche with two tiled shelves
Savings: Mack kept the existing lighting and bought an inexpensive sink cabinet from Ikea.

Sink cabinet: Godmorgon/Odensvik, Ikea; wall and floor tile: Porcelanosa; faucet and glass shower enclosure: Porcelanosa; toilet and bathtub: Duravit; mirror: charcoal mother of pearl, ABC Carpet and Home ♦︎

3. From Ceramic Nightmare to Marble Dream

Location: Central Park West, New York City
Cost: About $12,000 (for materials only; not including demolition, labor, paint or design fees, as this was part of a whole-house renovation)
Designer: Sharon Pett of Pett & Associates

Traditional Upper West Side Condominium Renovation

BEFORE: Built in 1959, the bathroom still featured the same ceramic tile with stuck-on soap dishes and an ineffective shower door. A pedestal sink lacked storage, and there were no niches to make up for it.

The owners had been living in this Central Park West condo for 25 years and were tired of the way the bathroom looked.

Pett & Associates, LLC

AFTER: The homeowners wanted something “classic yet elegant and somewhat feminine,” Pett says. She gutted the space down to the studs and started fresh. She covered the floor and walls in Thassos marble tile, with hints of blue on the floor and in the grout, a nod to one of the homeowner’s Greek heritage.

Sink: undermount, Kohler; countertop: Caesarstone; faucet, toilet and towel bar: Toto; shower head, arm and body spray: Kohler; vanity: Furniture Guild; medicine cabinet and shower door enclosure: Lexington, GlassCrafters; wall tile: white Thassos marble subway tile; floor tile: Blue Celeste and Thassos marble mosaic; shower base tile: Blue Celeste slabs; niche tile: Blue Celeste and white Thassos marble slabs

Pett & Associates, LLC

To gain storage, Pett added a large vanity with an undermount sink that allowed for several drawers. She also created two wall niches, one above the toilet and another in the shower, each lined with slabs of Blue Celeste and white Thassos marble.

Walls moved: No
Plumbing moved: No
Plumbing replaced: Yes, and electrical
Professionals hired: General contractor
Special features: Floor-to-ceiling marble tile, frameless shower enclosure and recessed niches
Splurges: Everything ♦︎

Find a bathroom remodeler or designer near you

4. From Junky Storage Closet to High-End En Suite

Location: Tribeca, New York City
Cost: About $60,000 (not including architect fees and permits)
Designer: George Ranalli of George Ranalli Architect

Remodeling a bathroom is one of the most expensive and time-consuming projects you can tackle in your home. But creating a new bathroom where there wasn’t one before? That’s a whole different level of commitment — and budget.

That’s what Julie Press and her husband, Simon Potter, faced in their newly purchased Tribeca loft, which had three bedrooms but only one bathroom. Not an ideal situation when the couple’s son comes home on college breaks. And not ideal for resale value in a high-end market.

What to Know About Remodeling an 8-by-5-foot Bathroom

BEFORE: The couple turned their attention to what previous owners had described as a dressing room (shown here) right off the master bedroom. While the previous owners had been using the space for storage, Press saw it as a perfect opportunity to create an en suitebathroom. (To make up for what would’ve been lost closet space, they converted three bedrooms into two and used the remaining space to create a walk-in closet.)

The ladder seen here leads to a green wheel that firefighters can use to turn off the sprinkler system once a fire is under control. Press and Potter’s architect, George Ranalli, originally said that regulations prevented him from touching the mechanism and that the couple would have to shower next to the ladder. After some research, however, Ranalli discovered a regulation chain system that fits over the wheel.

Rikki Snyder

AFTER: Press and Potter spared no expense in the new bathroom. Being in Tribeca, they knew that if they were to sell the loft in the future, the bathroom would have to appeal to high-end clients. “I wanted it to be beautiful,” Press says.

Mosaic Carrara marble tile covers the walls up to 8 feet and is capped with a black marble border tile. Carrara marble in a basket-weave pattern adorns the floor. Press estimates she spent $7,300 on tile and $7,800 on installation.

Here you can see the required sprinkler wheel with the chain system.

Floor tile: Bianco Carrara marble with Nero Marquina dots in basket-weave mosaic; wall tile: Carrara marble, polished white, mosaic offset brick pattern; border tile: polished black velvet marble, square mosaic, ⅝ inch

Rikki Snyder

A wall-mounted toilet and recessed medicine cabinet make the most of the tight quarters, while mirrors help create more visual space.

Toilet: Aquia wall-hung with in-wall tank in Cotton, Toto; faucet, toilet paper holder and towel ring: Le Verre and La Crosse, Phylrich; vanity: Ronbow Venice, 30 and 9/16 inches; countertop: Carrara marble; sconces: Sophie 1 in polished nickel (WB1724PN), Murray Feiss; medicine cabinet:framed lit right-opening inset, large, Restoration Hardware

Rikki Snyder

Polished nickel wall hooks, towel bar and towel rack provide storage options.

Double towel bar: Nicole, 24 inches, Alno; towel rack: Nicole, 24 inches, Alno; robe hook: Nicole, Alno

Rikki Snyder

The frameless glass shower enclosure also helps create the appearance of more space, letting the eye travel back the full 8-foot length.

Rikki Snyder

Carrara marble tile in a basket-weave pattern lines two shower niches, connecting the shower to the floor tile.

Shower head: Highgate exposed thermostatic system with 6-inch shower rose and white porcelain lever handles, Waterworks

Rikki Snyder

Looking from the bedroom into the bathroom, this photo shows how the bathroom had to be raised to accommodate new plumbing.

Walls moved: No, but the floor had to be raised to accommodate new plumbing.
Plumbing moved: Yes, from one side of the home to another
Plumbing replaced: Yes. There wasn’t any plumbing here before, so everything is new.
Professionals hired: George Ranalli Architect; Guy Gorodishtan, Kitchen Bathroom Plus (contractor)
Special features: Floor-to-ceiling marble; recessed niches and medicine cabinet
Splurges: Everything
Savings: This was a whole-home remodel, and Press and Potter saved elsewhere in the project in order to go all out in the bathroom. ♦︎

5. From ‘Dark and Dreary’ to Light and Cheery

Location: Livermore, California
Cost: $11,238
Designer: Homeowner Joanne Payling designed the space, chose the materials and worked with the contractor.

BEFORE: Nothing had been done to this hall bathroom since it was built in 1990. “It was dark and dreary, with a yellow light over a cracked sink,” says homeowner Joanne Payling. “It always depressed me to go in there.”

Bathroom What to Do With an 8-by-5 Bathroom

AFTER: Payling and her husband, Larry Stanker, hired a contractor, Gene George, to gut the space down to the studs. Payling then set out choosing materials and fixtures for George to install.

Payling looked for a vanity with an undermount sink and lots of storage, but she couldn’t find one she liked in her price range. She saw a pedestal sink she really liked, but it didn’t offer any storage. Then she came across a photo on Houzz of recessed storage set between wall studs. She had her contractor build a cabinet into the wall studs behind the door, and that solved her storage dilemma.

Payling says that not having a designer helped her cut down on cost, but it also opened the door for a few mistakes to slip through. For example, she wished she had been present when the wall tile went up. She would’ve had the light switches installed higher so the tile wouldn’t have to be cut and worked around them. “But this was a DIY project, and I’m not a designer, so I don’t freak out about that stuff too much,” she says.

Mirror: Messina, Howard Elliott; sink: English turn pedestal, Home Depot; sconces:Eurofase Fountaine Collection, Home Depot; faucet: Santiago, Pfister

Bathroom What to Know About Remodeling an 8-by-5-foot Bathroom

BEFORE: The original vanity and recessed medicine cabinet didn’t offer much storage, and when the couple’s college-age daughter was in town, everything ended up on the counter.

The couple also wanted to do away with the plastic shower-tub insert and the gold-colored accents.

AFTER: Payling splurged on the white Thassos marble tile with Blue Celeste dots for the floor; she saved by going with inexpensive ceramic tile for the shower and walls, both of which she spiffed up with glass and marble tile accents.

Payling also would’ve liked the toilet tank to touch the wall behind it rather than have a gap of a couple of inches — another design detail she feels could have been prevented if she had hired a designer or been present at installation.

Floor tile: Octave white Thassos with Blue Celeste dots; bathtub accent: Waterscape glass and marble, Allure; wainscot glass tile: Loft Crescent Cool Springs; wall and shower tile: ceramic, Lowe’s; bathtub: Devonshire jetted, Kohler; toilet: Devonshire comfort height two-piece elongated, Kohler

Here you can see the recessed cabinet storage behind the bathroom door. The cabinets hold cleaning supplies, extra toothpaste and soap, and can even hold toilet paper rolls, as long as they’re not the big fluffy kind. A linen closet across the hall also adds storage.

“I’m thrilled with how it turned out,” Payling says. “It went from dark and dingy to light and bright.”

Walls moved: No
Plumbing moved: No
Plumbing replaced: No
Professionals hired: Gene George (contractor)
Special features: Recessed wall cabinets; marble floor tile, glass and marble accent tile
Splurges: Marble floor tile
Savings: Basic off-the-shelf wall and shower tile. Payling also saved by acting as her own designer. ♦︎

More: How Much Does a Bathroom Remodel Cost?
See more bathroom makeovers

Comment18 Like191 Bookmark891Print Embed

Browse more home design photos

Comments (18)

See 15 more comments

hwswthr

I like that you showed #1 & #5. Each took an opposite approach to toilet space and made it look better. Each home has different needs and each designer has a different eye. And in #4, I appreciate how the designer dealt with the pipes and a required fire wheel in the shower stall. It isn’t as aesthetically appealing but makes for a good story. More interesting than a bathroom in a newly built suburban hone.

3 Likes 1 hour ago

mrsben

All are fantastic upgrades! Though not a designer having completed one bathroom upgrade and have three more to go so here are a few of IMHO tips: a) If you can, avoid moving the toilet as otherwise it will be costly. Also consider its ‘rough in’ (distance from the wall to the drain pipe) prior to purchasing one. Note: The width of most toilet tanks today are not as deep either so you may end up with a gap between it and the wall as in pic #5. Also be aware of elongated bowls as they may not fit into your space. b) Make a floor plan and measure not once but twice for fixed elements. i.e.: Vanity, tub, toilet, niches etc. c) To give an illusion of space, do not hesitate to use larger tiles or mirrors. Also, even the colour of grout you choose for tile can influence the illusion. d) If vanity countertop space is limited, consider adding a wall niche beside it. The same element can be applied for tub/shower stall areas. For size and/or spacing of shelves, it will depend upon your personal needs. e) Also, in lieu of double faucets, consider a single one instead as maintenance is a snap plus you will have extra room for that hairbrush … ☺. Manufactures have come a long way in styling. f) Install shelving where you can. i.e.: The areas behind a toilet tank; over or on a door is often wasted space. g) Recycle what you can. i.e.: If not changing the location of your vanity and particularly if it was custom built to fit the space, consider salvaging its frame and equip it with new doors/drawer fronts/hardware etc. All said; as cost is a factor I highly suggest you shop around and price compare. For myself; one flooring tile was half the price in a big box store compared to that in a high-end showroom. (Yes, they were identical!) Also, as I live in Canada I ordered a lot online from the United States. i.e.: Plumbing to lighting fixtures to hardware (using a guideline if something might have to be returned ) and could elaborate more, but basically they were at least half the price. In summary; when designing consider your needs and when budgeting choose your priorities.

P.S: I apologize for my long comment.

20 Likes 1 hour ago

phoebe3

I just love number 5. The between-studs storage allowed for a very classy looking sink and helped make the most of the space.

1 Like 1 hour ago

Bernini 3-Pc Towel Set, Silver

One Kings Lane

Thermostatic Shower Panel Tower System, Rainfall Head, Handset & Jets

Hudson Reed

Transit 24″ Single Towel Bar

One Kings Lane

Alta Vanity Stool, Pewter

One Kings Lane

Z-Lite Bordeaux 435-3V 3 Light Bathroom Vanity Light – 435-3V-BRZ

$138.00 | Hayneedle

Settantacinque Single Steel Console with Counter Top

$8,352.55 | YBath

Larissa Collection 15 1/2″ Wide Bathroom Light Fixture

Lamps Plus

Lara 160 Bath Towel Set

YLiving.com

Maxim 2866FIOI Elegante Bath Vanity – 38.5W in. oil-rubbed bronze – 2866FIOI

$218.00 | Hayneedle

Marbled Bronze Finish 4-Light 30″ Wide Bath Light

Lamps Plus

New Years Home Cleanse ~

Posted on January 12, 2016 by Furstman Properties

Eclectic Living Room by ÁBATON arquitectura & promoción

After the overconsumption of the holidays comes the quiet reflection of January. A new year prompts many of us to adopt a healthier regime to wipe the slate clean and set us on the road to a fitter life. But how about extending the health kick to your home too?

From a deep cleanse to a weight-loss plan (decluttering), here’s how you can help your pad lose the Christmas bloat and get ready for spring. A healthy home environment will give back too, supporting you so you can achieve your January goals more easily.

Catch some rays. Daylight is in short supply at this time of year, but exposure to sunshine will improve your home’s mood — as well as your own. Make the most of any rays by fitting minimal, non-bulky window treatments in well-insulated rooms. These will provide privacy by night but won’t block precious natural light on short winter days.

Control stress. Help your home take a calm and mindful approach to daily life by creating pockets of pure and simple style. Pale, natural colors and simple, honest accessories will keep the feel authentic and grounded, providing tiny stress-free corners within a busy environment.

Cleanse consciously. If your New Year’s resolution is to floss your teeth each day or treat yourself to a facial every month, think about how you can pamper and cleanse your home too. One easy option involves good old-fashioned baking soda.

Scatter a little into garbage bins to improve their odor. Deodorize your carpets by sprinkling baking soda on them liberally and leaving it overnight before vacuuming it up. And leave a bowl of it hidden in each room and inside your closet to help eliminate nasty odors.

33 Magic Household Cleaning Tips

Alexander Owen Architecture

Stay hydrated. Drinking water is a healthy habit for humans, and a house can also benefit from being rehydrated. Central heating can dry out the atmosphere of a home, reducing its air quality, and causing dry skin and eyes for its inhabitants. So bring in lots of lush houseplants to cleanse and humidify the air. They look great too.

Woodford Architecture and Interiors

Raise the heart rate. Zingy colors and original designs are bound to set your pulse racing and raise your home’s heart rate, which is just the job for boosting health and well-being. Work in thrilling fabrics, wacky designs or unexpected pieces and watch your home spring to life.

Cloudberry Living

Consume a little color. Just as we should eat a rainbow of different-colored foods to stay healthy, so can our homes benefit from a blast of mood-boosting brights. Start small by introducing colorful china to your table, or scatter a few zippy cushions around, then see how much brighter and cheerier your home (and you) feels.

Kelly Hoppen London

Breathe easily. A blast of fresh air every day will boost your mood, but depending on where you live, it can be impractical to open the windows for too long during the winter. However, you can improve the feel of your home’s atmosphere and freshen it up by lighting naturally scented candles or dotting a few essential-oil diffusers around the place.

Ardesia Design

Lose weight. Our homes, just like us, often carry a little excess baggage. Losing this starts with a targeted declutter. Whether it’s your wardrobe, a crazily jumbled kitchen drawer or your children’s toy cupboard, carefully sort through everything, arranging items in piles according to whether you’re keeping them, tossing them or giving them away to charity. Be ruthless and watch the weight fall off.

Chris Snook

Watch your intake. Once you’ve shed weight in your home through decluttering, be careful not to let the excess creep back. Think carefully before buying new pieces. Try the one in, one out approach, or limit purchases to things intended to replace broken or damaged items.

Emily Boyd Upholstery

Cut down on sweets. In human terms, this could be chocolate, cake or wine. In domestic terms, we’re talking cute objects that take up valuable space. That means editing children’s teddy bears and toys, losing a holiday souvenir or whimsical knickknack here and there, and ditching items you cling to because they were gifts even though they’re not your style.

Reprinted from one of my favorite sites: Houzz

Written by Joanna Simmons

U.S. Home Sales to See Modest Growth in 2016,…

Posted on December 7, 2015 by Furstman Properties

NAR Chief Economist Lawrence Yun projects modest growth for U.S. home sales in 2016, notes Pacific Union. (Photo: Flickr/woodleywonderworks, http://bit.ly/1pNKAN1)

U.S. Home Sales to See Modest Growth in 2016,…

A strong job market helped propel the U.S. housing market to its best year since the recession, and activity is expected to further increase in 2016, although rising mortgage rates and tight supply conditions could affect the pace of sales. #crisderitis #federalreserve #freddiemac

Pacific Union Social: Powered by VoiceStorm

Happy Thanksgiving ~

Posted on November 24, 2015 by Furstman Properties

Furstman Properties

Category Archives: Designs

Kitchen Countertops & Costs

No foyer…No problem!

Happy Valentines Day ~

Happy Valentines Day to all of my friends…………………….

Year End Market Report ~ 2014 – 2015

2014 -2015 Year End Totals

Creative Landscapes ~ Sloped Yards

Landscaping a sloping hillside yard can be challenging…

Alain Pinel Realtors ~ Luxury Portfolio International

Bathroom Remodel Costs ~

News From Our Partners

Related Products

New Years Home Cleanse ~

U.S. Home Sales to See Modest Growth in 2016,…

U.S. Home Sales to See Modest Growth in 2016,…

Happy Thanksgiving ~

Share this:

Share this:

Happy Valentines Day to all of my friends…………………….

Share this:

2014 -2015 Year End Totals

Share this:

Landscaping a sloping hillside yard can be challenging…

Share this:

Share this:

News From Our Partners

Share this:

Share this:

Share this:

Share this: