Hello Friends, 

13 Tile Ideas You’ll Want to See

Playful patterns, fun colors, fresh layouts — consider these tile suggestions for tricking out kitchens and bathrooms

With the popularity of humble subway tile and simple stone slabs, it’s easy to forget that there are so many other ways tile can bring incredible life and drama to your home. If you’re looking for a next-level tile design with a little splash of personality, consider some of these ideas for patterns, styles and layouts for jaw-dropping effect.

1. Go with classic black and white. We often think of exotic tiles as being wildly colorful, but when I’ve visited Europe and taken in the lovely tile designs in the beautiful homes and resorts, I’ve been struck by how many different ways classic black and white can be used. A monochromatic color palette in a traditional fleurette design gives a room a definite sense of sophistication and stands the test of time.

2. Tile the bath surround. Tiling the front of a drop-in bathtub (rather than using a plain white ceramic or plastic tub kit) can bring a luxurious look without the need to splurge on a lot of tile. For a modern effect, bring the same tile from the floor up the face of the bathtub. People tend to notice vertical surfaces first, so this approach gives your dramatic floor tile a little extra attention. Choosing a pattern in classic white and navy blue keeps the treatment looking clean and current for years to come.

3. Tile the island. By coincidence, this home uses the same tile as the previous example, but in a different location: the kitchen island. Often we think of the island as being just more cabinetry, but it can actually receive more wear and tear than standard wall cabinets due to bumping stools and kicking feet. Tiling the seating area gives a little more durability to the surface, while also making a stylish statement that gives a beautiful burst of color and pattern. The tile here doesn’t need to be the same as the backsplash tile, especially if the backsplash is a more plain finish, like a crisp white subway pattern. Besides, letting the island front be its own feature is more unexpected and fun.

4. Try a rug-like inset or borders. A rug in the bathroom can be beautiful, but for some it feels too impractical. A rug-like tile composition gives you the look of an area rug in the same hard-wearing finish as a standard floor tile. You can use an area of contrast tile inset amid a more plain tile like the previous project, or take inspiration from this photo and use a tile border to give subtle structure to an all-over pattern.

Combine this look with in-floor heating and you’ll feel like you’re standing on a cozy rug.

5. Add wall stripes. A stripe of intricate statement tiles, often just two to three tiles wide, can bring a lot of drama to a space without overwhelming it with a busy pattern. This is a great way to introduce a little European flair into your bathroom through an exotic or antique tile pattern without it looking like a “theme room.”

6. Play with tile trim. Design is all about the details, and when tile reaches a corner or stops partway along a wall, how well the edge of the tile is finished can make a noticeable difference to the look. One way to beautifully cap off tile, and add a little hint of sparkle, is with a sleek metal tile trim. I often design bathrooms with mirrors inset into the tile for a flush, sleek composition, and a gleaming tile trim beautifully transitions from the tile to the glass pane within while also giving the mirror a subtle frame for an extra sense of polish. You can find tile trims online or in hardware stores, but you can also talk to a tile or mirror installer to find the best option for your installation.

7. Go for rough edges. Hexagons are a popular tile shape, but the diagonal edges mean they are often a bit trickier to install than a plain rectangle, with lots of pieces needing to be cut to make the sides end crisply in a straight line or at a corner. Or you can consider skipping all of those issues and let your tiles end where they may, creating a free-flowing design that refuses to conform to typical in-the-box thinking. This rough-edge approach is another smart way to introduce a tile in a bold color or busy pattern without having it overwhelm a room. You can add a small area of tiles where needed to prevent against splashes and spills while adding just the right amount of style.

8. Open up to ombre.Sometimes a solid color can feel too overwhelming, especially a vivid hue like aqua blue. That’s where tile comes in, giving multitonality that is hard to achieve on a wall with paint and a brush. For a fun effect, try taking two different colors of the same tile and fading from one hue to the next to get an ombre fade, using the boldest hue toward the bottom and a paler one (or a simple white) more toward the top to keep that color in check. If you or your installer have a little patience, you can also buy a multitonal mosaic tile set and separate out the individual tiles (or small groups) from light to dark, and then apply them in a ombre that fades through multiple hues, as evenly or loosely as you prefer to achieve many different effects. This shower accent wall likely took some time to install, but the result is definitely invigorating.

9. Toy with textured tiles. Tile doesn’t have to be brightly colored to have a dramatic impact. If you like the idea of an interesting tile but also want to keep your kitchen or bathroom bright white and breezy, consider an embossed or shaped tile with a textural face. These can add a sense of richness to your surfaces without breaking up a minimalist color palette.Textured tiles can be used all over, but often they look best when used as an accent, especially as a backsplash in a kitchen or behind a vanity.

Notice how this bathroom uses a vertical band of subtly textural tiles just in the sink area, with a more plain ceramic tile on the adjacent walls. The overall effect is subdued but gives the room a sense of designer polish, and it plays beautifully against the dramatic black accents. Again, the color palette is simple, but the room feels richly detailed, and that brings a sense of luxury. For traditional or transitional spaces, try an unrectified ceramic tile, which means the edges are a bit uneven in a beautifully imperfect way. This gives a sense of texture because the adjacent tiles don’t quite line up, creating a subtle rippling effect that feels touchable and stylish.

10. Celebrate cement and concrete. A poured concrete floor can take a major overhaul to achieve, but a touch of cool concrete can be added to any room with a few concrete or concrete-look tiles. This textural material is a great addition to contemporary spaces, and especially in bathrooms, as it has a clean look but with a texture that contrasts and complements slick porcelain and brushed metals, bringing a new dimension to your palette. 

11. Capture colorful floors. Who says your floors have to stick to a safe, neutral palette of wood or stony grays? A floor tile with a splash of color can be surprisingly easy to coordinate with. Work with accent hues elsewhere in the room to create a space that feels lively and filled with personality but still casual and livable. Even seemingly daring hues like red can work well as a small accent within a tile pattern. Think of how a traditional rug feels neutral even with its many maroon hues.

12. Look to large-format geometrics. Think this tile pattern looks incredibly intricate? In fact, the pattern is simpler than you might guess. If you look closely, you can see that this design is made from repeating one large square tile that is diagonally split into a white half and black half — and a mirror image of the same tile — rotated randomly about the floor. Together they form energetic shapes that seem to have no beginning or end. To create a look like this, shop for large-format tiles with a simple design, and make sure to look at several tiles together to see how the pattern looks repeated. Sometimes the most simple tile design can surprise you.

13. Make a mini mural. A full wall-to-wall tile mural can be a bit overwhelming. Sometimes all you need is a basic shape in a small area to make a big impact. A mini mural like this heart shape uses just a few contrasting tiles to give the room plenty of personality. 

https://www.houzz.com/ideabooks/101393734?utm_source=Houzz&utm_campaign=u8794&utm_medium=email&utm_content=gallery14&newsletterId=8794

3376 Harrison Blvd.

Ogden, UT 84403

(801) 627-6500

8 Plant Pairings for High-Impact Color in the Fall Garden

Hello Friends!  

8 Plant Pairings for High-Impact Color in the Fall Garden

Bring on the jewel tones with easy planting combinations that will carry your garden into the next season.

As the season shifts from summer to fall, high-impact planting pairings can effectively add fall color to garden beds. Check nurseries for fall-blooming perennials that are just beginning to bud (rather than those in full bloom) and for colors that really pop when planted in containers and garden borders. 

For inspiration for your own high-impact planting combinations, take a look at these eight fall plant pairs featured in gardens from the Pacific Northwest to the Dutch countryside.

1. Black-Eyed Susan and Joe Pye Weed

North American native black-eyed Susan (Rudbeckia hirta, USDA zones 3 to 9; find your zone) is a fall favorite for good reason. They start blooming in midsummer but really come into their own by early fall — just when many other summer bloomers are looking tired. Plus, their vivid gold petals and dark centers catch the eye in an autumn garden. 

In this Chicago garden, the black-eyed Susans mix with eastern North American native Joe Pye weed (Eutrochium purpureum, zones 5 to 10), which bloom from July through September with butterfly-attracting mauve-pink blossoms.

Light requirement: Full sun for black-eyed Susan; full sun to partial sun for Joe Pye weed 
Water requirement: Moderate

2. Autumn Fern and Japanese Forest Grass

You can get a delicious dose of fall foliage color — without allocating the space for a tree or shrub — with autumn fern and Japanese forest grass. Both plants thrive in partial to full shade and look lovely in woodland settings or mixed in containers. 

The leaves of autumn fern(Dryopteris erythrosora, zones 6 to 9) turn from medium green to a rich gold-bronze in fall. 

The foliage of Japanese forest grass (Hakonechloa macra, zones 4 to 9), particularly hybrids like ‘Aureola’ or ‘All Gold’, doesn’t change color in fall, staying golden throughout the growing season (early spring to fall in cold climates; year-round elsewhere).

Light requirements: Partial to full shade
Water requirements: Moderate water for autumn fern; moderate to regular water for Japanese forest grass

3. Purple Coneflower and Russian Sage

Purple coneflower and Russian sage make an all-star combination for late-summer and fall perennial beds. Purple coneflower (Echinacea purpurea, zones 3 to 8), native to Eastern North America, are cold-hardy perennials that bloom for months, attracting native bees and butterflies. After the bloom, the flowers’ spiky deep-orange centers can be left in the garden as decorative seedpods (and a feast for birds). 

With its pale stems and delicate lavender-blue flowers, Russian sage (Perovskia atriplicifolia, zones 5 to 9) adds an airy quality to beds, appearing like a pale-colored cloud when planted in drifts. Russian sage blooms from July to October. 

Both plants are drought-tolerant, making them a good pair for a tough, low-water spot like this sidewalk garden in Portland, Oregon.

Light requirement: Full sun 
Water requirement: Moderate to low, once established

4. ‘Autumn Joy’ Stonecrop and Switchgrass

A popular fall bloomer, ‘Autumn Joy’ stonecrop (Sedum ‘Autumn Joy’, zones 3 to 10) is a fleshy, easy-care succulent topped with flowers that turn from white to deep mauve in fall. 

The designer of this Seattle garden paired a dwarf variety of ‘Autumn Joy’ stonecrop with pink-tipped ‘Shenandoah’ switchgrass (Panicum virgatum‘Shenandoah’, zones 4 to 9) for a matched fall pairing.

Light requirement: Full sun
Water requirement: Moderate for switchgrass, low to moderate for sedum

5. White Coneflower and Feather Reed Grass

Pair neutral and bronze tones — as was done in this stunning combination in Colorado Springs, Colorado — with a planting of cream-colored ‘White Swan’ coneflower(Echinacea purpurea ‘White Swan’, zones 3 to 8) and ‘Karl Foerster’ feather reed grass(Calamagrostis x acutiflora ‘Karl Foerster’, zones 4 to 9). Feather reed grass adds height and movement to planting beds with its reedy stalks rising to nearly 5 feet tall, topped with tan-colored seeds that won’t spread.

Light requirement: Full sun
Water requirement: Moderate

6. Mexican Bush Sage, New Zealand Flax and ‘Karl Forester’ Feather Reed Grass

Color and texture make a statement in this low-water combination of fall-blooming Mexican bush sage, strappy New Zealand flax and ‘Karl Foerster’ feather reed grass(Calamagrostis x acutiflora ‘Karl Foerster’, zones 4 to 9). 

Purple-flowering Mexican bush sage (Salvia leucantha, zones 8 to 10) is a fall garden star. The shrubby perennial begins flowering in mid- to late-summer and produces showy blooms — which are sought-after by bees, butterflies and hummingbirds — up until the first frost. 

New Zealand flax (Phormium spp., zones 9 to 11) add structure to gardens throughout the season; choose a variety like ‘Maori Queen’ (syn. ‘Rainbow Queen’) or ‘Maori Sunrise’ (syn. ‘Rainbow Sunrise’) for colorful stripes.

Light requirement: Full sun
Water requirement: Moderate

7. Red Barberry and Conifers

A dynamic, cold-climate-friendly planting of red barberry, gray-green juniper and a dwarf pine stand out against the golden backdrop of ‘Tiger Eyes’ staghorn sumac in this Milwaukee garden. 

Barberry (Berberis spp., zones 4 to 8) have a wide variety of species available, both deciduous and evergreen. Deciduous barberry — such as the commonly planted Japanese barberry (Berberis thunbergii) — lose some or all of their leaves in winter, depending on climate. The leaves turn from green to yellow, orange, red or purple before they fall. Pair with dwarf conifers for color and texture contrast.

Caution: Japanese barberry can be invasive in some areas (branches that touch the ground often root). Check with your local nursery before planting.

Light requirements: Full sun
Water requirements: Moderate

8. Sneezeweed and Beebalm

The magenta-purple flowers of ‘Scorpion’ beebalm (Monarda ‘Scorpion’, zones 4 to 9) complement the red-orange sneezeweed pictured in this Dutch meadow-style garden. 

Aptly-named, beebalm (Monarda spp., zones 4 to 9) is a bee and butterfly magnet wherever it’s planted. 

Sneezeweed (Helenium spp., zones 3 to 8) offers a late-summer to early-fall floral show. Try the speckled orange and red ‘Mardi Gras’ sneezeweed variety for petals that look like they’ve been tie-dyed, or try yellow-flowered Helenium autumnale for a North American native. 

Gardening tip: Deadhead sneezeweed and beebalm regularly in late summer in order to extend their blooms as long into fall as possible (up to October for sneezeweed or September for beebalm, depending on care and climate).

Light requirement: Full sun
Water requirement: Moderate

https://www.houzz.com/ideabooks/112620371/list/8-plant-pairings-for-high-impact-color-in-the-fall-garden

3376 Harrison Blvd.

Ogden, UT 84403

(801) 627-6500

Hello Friends!

Details That Count: 17 Designer Tips for a Great Kitchen

Great design is all about the details — especially those that, when done right, you don’t notice at all. As a kitchen designer, I have a number of special techniques to create gorgeous kitchens that function beautifully. Here are 17 of my best kitchen design secrets.

All About Outlets

1. Color-coordinate the outlets. Local building codes often state that there must be an electrical outlet every 4 feet in the kitchen. White outlets are seemingly the color of choice for electricians — and therein lies the bane of my design existence. With their glaring contrast, white outlets in a nonwhite backsplash detract from the beauty of the tile. Fortunately, you can avoid this dilemma by coordinating your outlets and wall plates with the color of your backsplash tile, as shown in this photo. Colored outlets and wall plates are available from your local lighting and big-box stores.

2. Install under cabinet plug molding. One option for a clutter-free backsplash is to install plug molding beneath the wall cabinets.

3. Mix outlet styles. I always ask clients if a toaster or a coffee maker will live on their counter. If so, I add a wall outlet behind that appliance since it will always be plugged in. Otherwise, the electrical cord will be visible as it dangles from the plug molding above. Remember to combine a mixture of outlets and plug molding into your design.

4. Go for pop-up outlets. Another option for an outlet-free backsplash is a outlet that disappears into the countertop. These are especially useful in places where there are no wall cabinets to hide a plug molding strip.

5. Turn the outlet sideways. If wall outlets are your desired solution, install them sideways and closer to the counter for a less obtrusive profile than the common vertical orientation.

6. Create a charging station. A plethora of devices need charging these days. Create a docking drawer with a hidden charge station so that you can keep your smart phones and iPads out of sight.

Lighting Secrets for Style and Function

7. Provide task lighting. The primary purpose of under cabinet lighting is to illuminate the countertop, which in turn makes food preparation easier on the eyes. That’s why it’s known as task lighting. Always install the task light toward the front of the cabinet, not toward the back. If the light is stationed closer to the back wall, it primarily highlights the backsplash tile and not the counter, defeating the purpose of the light. 

8. Make cabinets glow. In the past, lighting the interior of a wall cabinet meant that each shelf had to be glass. The light source came from the top of the cabinet and needed to penetrate the shelves to illuminate those below. The farther away from the light source, the dimmer the shelf.

But times and lighting have changed, and these days, I prefer to install an LED lighting strip on both sides of the cabinet. That way, each shelf can glow, as shown in this photo. Hide the LED strip behind the cabinet’s face frame. If it’s a frameless cabinet, embed the strip in a prepared groove in the cabinet’s side wall.

Appliance Tricks

9. Hide the dishwasher with paneling. Whether or not you are paneling the refrigerator, consider paneling the dishwasher for a clean, harmonious look, uninterrupted by a stainless steel appliance next to the sink. In this photo, the dishwasher lies to the left of the sink.

10. Conceal the microwave. Microwaves are still an integral part of most kitchens for reheating beverages and leftovers. Most clients prefer them out of sight rather than occupying valuable counter space. One option is to keep them hidden in a wall cabinet with a lift-up door, as shown in this photo.

Hood Smarts

11. Don’t crowd the hood. When using a chimney hood, always leave at least 2 to 3 inches between the hood and the wall cabinets to the left and right. Visually, the hood will not look cramped, and the sides of the cabinets will stay cleaner longer.

12. Rethink glass cabinetry next to a hood. Glass cabinets create a lovely focal point when placed next to a hood, but are they practical? Unless you’re prepared to constantly clean the glass of the grease and grime emanating from cooking, it’s best to install them elsewhere.

Avoiding Annoyances

13. Define the zones. Think in terms of prepping and cleanup zones when planning your kitchen. Do you really want your cleanup sink to be in the island filled with dirty dishes? Put the prep sink on the island and tuck the cleanup sink out of the way.

14. Maximize prep space on an island. I love symmetry, and for years, I would center the sink in the island. But unless the island was 9 feet long, the prep area on both sides of the sink was limited. These days, I hold the sink to one side of the island to allow for maximum prep space.

Another consideration when placing a sink in an island is the height of the faucet. The taller the faucet, the more of a focal point it becomes.

15. Countersink the screw. The cabinet next to a Lazy Susan cabinet with a bifold door often shows scratches over time. That’s because the head of the screw holding the Lazy Susan’s cabinet hardware in place protrudes and scrapes across the adjacent cabinet when the door is being closed.

Here’s an easy fix: Just have your contractor countersink the screw so that the head of the screw is flush with the wood and no longer protrudes.

16. Account for lid storage. Having to store pot lids can be a nightmare. There are many ways to solve this problem, but my favorite is to create a divider in a pullout drawer, as shown in this photo.

17. Clear the decks. Don’t forget to add accessories like a soap dispenser and an air switch to keep clutter off the counters and backsplash.

https://www.houzz.com/ideabooks/85692458/list/details-that-count-17-designer-tips-for-a-great-kitchen

ERA Skyline Real Estate
3376 Harrison Blvd.
Ogden UT, 84403
801-627-6500

7 Steps to Keeping Your House Cool Without Draining Your Budget

Hello Friends,  
When the temperatures go up, so do our power bills as we crank up the A/C to keep our homes cool. You could be making some mistakes that are driving up your power bill higher than it needs to be.  Here are ways to keep a lid on your budget, while keeping your A/C in good working condition.

Keep thermostat at one temperature

Set your thermostat at one temperature and keep it there, even when you’re out for the day.  Don’t put a lamp, TV or an appliance near your thermostat. It can sense the heat from those devices and keep the A/C running longer than necessary.

Don't set below 70 degrees

There’s no magic temperature that will work for every home.  But the higher you set the thermostat in the summer, the more energy you’ll save. Recommendations say that you should not set it below 70 degrees Fahrenheit.  One of the biggest mistakes people make with their A/C is thinking the colder they set the thermostat, the faster it will cool.  Turning it way down won’t make it cool any faster. If you turn it way down, eventually it’s going to get so cold that it will freeze up.

Keep vents clear

Make sure there isn’t a piece of furniture like a couch or bed on top of a floor vent.  Be sure the return vent isn’t blocked by furniture, either.

Leave main floor vents open

It seems natural to close vents in unoccupied rooms but if they’re on the main floor, leave them open.  You should, however, close the vents in unoccupied basement rooms.

Change the A/C filter

Your furnace filter is also your A/C filter and it has to be replaced regularly. Dirty filters force A/C units to work harder.  As it gets dirtier and dirtier, it gets more and more restrictive. You can cause some real energy problems if you don’t change your filter on a regular basis.

Keep outdoor unit clear

The outdoor condenser should really be about 12 inches away from the house. Homeowners are warned not to install their condenser under a deck or patio.

Use ceiling fans only when someone is in the room  As for ceiling fans, they do not cool rooms.  The fan is just circulating air, but it’s driven by a motor and that motor is producing heat.  Fans, however, do cool people in the room

Sincerely,

ERA Skyline Real Estae

9 Eye-Catching Baseboard Designs

Hello Friends,

How often have you considered baseboard design? Chances are not that often. But if you’re renovating your home, small details like baseboards and other trim are what form a cohesive, thoughtful design that will make you happy you invested in the project to begin with. Here are nine baseboard design ideas to consider, no matter what your style.

1. Modern and minimal flat baseboards. First, let’s start with a baseboard style that’s elegant partially because it’s so simple.

Flat baseboards play against traditional expectations of a curving, rounded baseboard and instead feature a completely flat surface.

This style works well in homes that lean toward modern but without going 100 percent minimalist. Flat baseboards add a sense of maturity and richness to the walls without being fussy. This look works especially well with baseboards that are a bit tall — at least 6 inches or even much higher — to give a sense of weight despite being so slim.

Flat baseboards aren’t only for airy all-white spaces either. The style makes a perfect counterpoint to a richly patterned wallpaper.

2. Tastefully tailored rectangular baseboards. Similar to the previous idea, rectangular baseboards use clean-lined silhouettes without any rounded edges, but with a little more complexity than the completely flat style.

Rectangular baseboard with thin groove details, or simple stepped baseboards like this example (with one or more changes in depth as it rises up the wall), are less austere than completely flat baseboards but still carry a very modern sensibility that works well in contemporary and transitional spaces.

3. Eye-catching built-up baseboards. While it’s possible to find very deep baseboards (12 inches and higher), it’s also quite possible to create a similar effect by creatively combining thinner strips.

The trick is to use a base strip and a top strip but leave an uncovered stretch of wall in between that will appear to be part of the baseboard when the area is painted out.

The effect works best when the “baseboard” is finished differently from the rest of the wall, either because the two areas are painted a different color or the wall uses a wallpaper above the baseboard line.

The difference can be subtle, and the eye will still see the entire area from the lower baseboard strip to the upper strip as one piece. Only on very close inspection could anyone tell whether the middle section of the baseboard is “real” or not.

4. Gleaming glam metal baseboards. Here’s an uncommon but really cool concept. Stainless steel and other metal sheeting can make a functional baseboard while adding a bit of shine to your home.

5. Architectural yet inviting taupe and gray baseboards. Sometimes architectural details like door profiles and window trim are key features that make a room feel rich and welcoming. Painting your baseboards and other trim a subdued neutral shade calls attention to these details without overwhelming them, so what you notice is the interesting shapes and silhouettes.

6. Smart and sleek flush baseboards. This is a special type of installation that typically has to be planned before or during construction and installed by a professional. But the result comes off luxurious and sophisticated while staying understated.

Essentially, flush baseboards are not installed as a layer on top of the drywall as with typical baseboards. These are installed separately below the drywall so the two sit flush with each other, with a small “reveal” gap between them.

This creates a modern effect similar to flat baseboards but even more sleek. It’s a very subtle detail that many would never notice, but it reflects a level of craftsmanship that some design fans will really appreciate.

7. Bold and artistic painted-out baseboards. This sort of look is certainly not for those who are averse to rich color. But if you do love a bold hue for your walls, take the color all the way down to the floor rather than break it up with a white or neutral baseboard. This creates an artistic effect that refuses to be tamed.

8. Solid as a rock stone and tile. In many homes in hotter climates, stone and tile baseboards have been common for centuries. In American homes, the look is most commonly seen in kitchens and bathrooms, but it is functional and stylish enough to make sense in many other rooms.

Anywhere you might expect the occasional spilled liquid or muddy boot to hit the wall, a tile baseboard can provide a higher level of protection than wood and wood products to save your wall from mold and water damage. Plus, the material is less likely to get dinged and scuffed, so it can look great for years without need for replacement or repainting.

9. Slim and serene short baseboards. Finally, this last idea is almost not there at all: short baseboards so slim they nearly appear to be vanishing.

The humbleness of these baseboards brings a unique kind of beauty, especially when mixed with such simple materials and muted colors. It’s a spa-like atmosphere that delivers an instant feeling of calm and serenity.

Sincerely,

ERA Skyline Real Estate

5 Things to Think About Before Adding an In-Law Suite

Hello Friends,

After their parents put a roof over their heads for years, some adult children may consider returning the favor. Creating a distinct space at home for an aging parent to move into — whether it’s a separate backyard unit, a converted basement or bedroom or an added-on suite — is a major undertaking. But with its added peace of mind, potential savings and investment value, flexibility and emotional reward, it’s an undertaking that may be worth the effort for the right family.

And it’s an undertaking that more and more families may be facing. Between people living longer and having children later in life, assisted-living facilities getting more expensive and diminishing urban housing options, moving mom or dad in with you could make the most sense. A record 64 million Americans (20 percent of the U.S. population) lived in multigenerational households (homes that included two or more adult generations, or grandparents and grandchildren younger than 25) in 2016, according to a Pew Research Center analysis of census data.

So how can homeowners know whether building out a home-within-a-home for their loved ones is the best decision for them? Here are a few questions experts suggest you ponder before getting to work.

1. Will Your House — and City — Allow It?

The first thing homeowners need to determine is whether they’d be able to add an in-law suite to their property at all. City and municipal zoning ordinances and permitting requirements can get in the way of this type of construction or renovation, particularly if someone wants to build or convert a space that’s not attached to the main house, such as this garage unit.

In the case of a separate structure (also known as an accessory dwelling unit, or ADU), many cities forbid or carefully restrict additional plumbing or gas lines, among other features. David Schultz of Denver-based L&D Construction, which specializes in ADUs, suggests checking with your local zoning office or a local architect or builder to see what’s doable.

If you plan to convert a garage, basement or other existing area of your home, some of those same limitations might apply. Additionally, thinking through practical issues like which spaces would require the fewest structural adjustments (is there already a half bath nearby that can be expanded to a full?) and what area of your property would lend itself best to an aging resident (an attic may be difficult to get up to, for instance) is essential.

Is an in-law unit right for your property?

Some city zoning rules require these kinds of build-outs to include a door to the outside, making a space like a garage or walk-out basement a logical conversion option. Even if it’s not required, though, creating a separate entrance for your loved one allows them to have proximity to you but maintain an important degree of independence.

“It’s great to have family live with you, but you always need some type of separation because that way you love your family longer,” says Curt Kiriu of Hawaii-based CK Independent Living Builders. “Everybody needs their private space.”

2. What Accessibility Concerns Need to Be Addressed?

As a certified aging-in-place specialist, Kiriu speaks with groups and works with clients to ensure homeowners recognize and remedy any potential home hazards or challenges for aging residents, whether it’s for their own safety or the safety of a live-in relative. When adding an in-law suite, he says, homeowners should be thinking through everything from including reinforced walls and grab bars like these in the shower to choosing mood-boosting paint colors. And it’s easiest to make these adjustments early on in the process, even if a parent doesn’t currently have mobility or cognitive problems.

“You want to do it when you first do any type of construction,” he says. “When the walls are open it’s much easier to put in blocking between the studs than it is tearing everything up.”

Following the principles of universal design — which Kiriu says he’s seeing more in his work — will also help incorporate pieces and structures that everyone can use now and in the future.

Other aging-friendly design choices include flooring that’s not too slippery and not too textured (Kiriu likes vinyl planks like the kind seen here and closely cropped carpet), minimal clutter, doors and hallways that are wide enough to accommodate wheelchairs or walkers, lipless showers to prevent tripping and low-maintenance everything.

“As a caregiver, the one thing you have is no time to clean,” he says. “And people want to age and live independently for their life, they don’t want to spend [their time] cleaning and scrubbing and wiping glass.”

Each family is different, and elderly parents dealing with specific health concerns like dementia or Parkinson’s disease will need specific features. Busy patterns can be disorienting for dementia patients, for instance, and an alarm system might be smart for a parent with Alzheimer’s who’s prone to wandering. Again, laying the groundwork early to add those types of amenities later on is a good bet, Kiriu says.

“Nobody thinks about getting old so nobody plans for it,” he says. “And then when something happens, it’s a reaction. They’re not proactive about it.”

3. What’s Your Long-Term Plan?

Maybe your parents aren’t ready to move in with you but you’d like to keep the option open in the future. Are there other things you could do with the space in the meantime? Are you able to rent it out? Use it as an office or guest room like the one seen here? Could it work as an apartment for your own adult children in a few years? What do you plan to do with it if your parent moves into an assisted-living facility or passes away?

In the case of this attached garage turned in-law living quarters in New York, the homeowners worked with Clawson Architects to plan the space so it could eventually be absorbed back into the main house as a family room or library. In other projects, architect René Clawson says her team has purposefully planned new powder rooms next to closets in case the homeowners ever decide to create a space like this and need the option of a full first-floor bathroom.

Along with planning ahead, Clawson advises clients to consider the flexibility these spaces afford. Even if your parents don’t plan to move in permanently, a separate suite might make sense for frequent longer visits, particularly if they’re visiting from far away.

4. Does It Make Financial Sense?

Accessory dwelling units in particular present some financial challenges. Because many cities don’t have a lot of them for comparison, it can be harder to get financing for their construction, Schultz says.

“Usually this is the first time [homeowners have] ever built something or developed anything in their life, and it’s a pretty daunting process,” he says.

Depending on the scope of the work you plan to do and where you live, in-law suite additions or renovations typically cost anywhere from $10,000 for a converted space to $300,000 or more for an ADU.

It’s a significant investment, but Kiriu says it can also be a wise one. It may be a more affordable option than long-term nursing care, for one thing. In a 2017 report, insurance provider Genworth Financial found that the national average cost for semi-private and private nursing home rooms has continued to grow in recent years, with private rooms costing nearly $8,000 a month.

Kiriu also notes that when these suites are built using universal design, they may make a home more valuable down the road, as there are so few houses available that are accessible to everyone.

5. Is It a Good Fit for Your Family?

Even if you have the ideal house for it, the in-law suite setup isn’t right for everyone. It can be a lot for an adult child to take on emotionally and it could create family strife. The National Council on Aging found that 75 percent of the older adults they surveyed in 2015 said they intend to stay in their own current home for the rest of their lives, so your parent may not even want to make a move or may feel more comfortable elsewhere.

Communication and talking through all the ways this type of change will affect all members of the family is key.

Sincerely,

ERA Skyline Real Estate

3376 Harrison Blvd.

Ogden, UT 84403

(801)627-6500

Dream to Done: How to Build a Renovation Plan to Match Your Budget

Hello Friends,

As a client, you may feel like you have little influence over whether your remodeling project stays on budget and hits the finish line on time. But you have more control than you might think. Remember, the scope of your project and the specific materials are up to you.

The key to keeping a project on budget and on schedule is nailing down the details before ground breaks. If you’ve never renovated or built a new home, you may not be sure about how the seed of an idea turns into a completed project. Here’s a road map for two early steps: putting together your renovation team and nailing down your project’s cost.

Who Will Help You Build Your Vision?

Before you meet with a professional, you should know what you want to accomplish. Is your goal to tear out your entire kitchen and start fresh? Or are you looking for less costly upgrades, perhaps replacing cabinet fronts and a tired backsplash? Or do you want to remodel your whole house?

Some homeowners know only that the current home isn’t working for them but aren’t sure how to fix it. If you are in this group, you may decide to work with professionals who can help you develop a plan and advise you on cost. A recent survey showed that 85 percent of Houzzers who renovated in 2015 did so with professional help. The survey covered 120,000 registered Houzz users, including 70,000 who renovated.

What Exactly Do Pros Do?

The most important documents you will need are the construction plans. Your building plans must be approved by an agency to make sure the home is safe and meets local codes. So unless you are familiar with building codes and construction methods, you will want to hire a professional to draft these plans. Rules for which pros can draft plans vary by state (and in some states by county or municipality) and with the size and type of project. Look to the local building department or the professionals you contact to explain the rules in your area.

Each profession has its special emphasis. Architects and interior designers create concepts and draw plans. General contractors build the plans. Landscape architects create designs and plans for outdoor spaces. Design-build firms offer both design and building services, some with in-house architects, others by contracting the design work out. 

Houzzers who remodeled in 2015 said the most valuable contributions of general contractors and design-build firms were delivering a quality result, finding the right products and materials, staying on budget and managing the project.

Architects, interior designers, and kitchen and bath designers were appreciated for helping clients integrate their personal style into the design. Houzzers valued architects for understanding and complying with local building codes, and interior designers for finding the right products or materials. But these are only their most-appreciated contributions; each profession has a wide range of skills and resources to offer owners.

Ask About Options

Many pros offer a range of services, from initial design to project management, which may be priced as menu options or charged at per-hour rates. For just one example, architects can provide evaluation and planning services, which can involve site analysis and selection, economic feasibility studies and helping you determine what you want, need and are willing to pay for.

Architecture firms offer design services, including documents that define the space’s shape, and they may work closely with engineers as needed in relationship to the structural elements. They also may offer construction management services, involving consulting and coordinating with the various agencies overseeing your project, or manage the bidding process when you search for the right contractor. These are just a handful of the services your architect may provide, so it is worth asking about pricing and what is involved as you shop around. This AIA guide can be helpful. Also, there could be some overlap in the menus of services provided by the different pros, so be sure that you are clear on what you need and what services each will perform.

Even if you are not planning to hire a professional to design or manage your renovation, you may want to hire a pro on a per-hour basis to help you refine your ideas. “A small percentage of upfront money with a professional can really help clarify the scope of the project and the budget before you get too involved,” says John Firmin, general contractor at Build-A-Home Inc., in Fayetteville, Arkansas, who founded the firm 16 years ago.

Select Your First Team Member

When hiring your first design team member, you can start with a builder, architect, designer, design-build firm or remodeler, depending on your needs and priorities. If you already know a contractor whose work you like, he or she will probably have a list of architects and interior designers to recommend. That is also true if you start with other pros. You also can use Houzz’s directory to find individual professionals, see their past projects and read client reviews.

Narrow your list down to your favorites and then interview a few people. Ask for — and check — references, and drive out to see past projects. Also, see how it might feel to work together — make sure you have a rapport with the professional. You should find out whether they listen and whether they are good communicators, says Jon Dick, an architect with Archaeo Architects in Santa Fe, New Mexico, who has been practicing 30 years and worked on more than 100 homes. “Their design ability is very important,” Dick says. “But it’s also a long-term relationship. They’re going to ask pretty personal questions and know a fair amount about you.”

You should follow this same basic process with an interior designer, landscape architect, general contractor or design-build firm. Keep in mind that the average kitchen remodel takes about five months once construction starts, but three times that long from initial design phase to completion, according to a recent Houzz survey. So the professionals you hire should be people you like and can communicate with. 

Whether to Hire One Pro — or More

Which pros and how many you hire is up to you. Among Houzzers who hired pros for their renovation projects last year, nearly half hired a general contractor, builder, kitchen or bath remodeler, or design-build firm — the professionals who actually build the project. About 20 percent employed an architect, interior designer or kitchen and bath designer.

Thanks so much,

ERA Skyline Real Estate

3376 Harrison Blvd.

Ogden, UT 84403

(801)627-6500