Friday, April 28, 2017

Designer Lookbook: Janie Molster's Colorful Guest Quarters

Interior designer Janie Molster astutely mixes color and pattern to create sophisticated and vivacious spaces. She recently transformed the third floor of a stately residence - located along Monument Avenue in the historic Fan district of Richmond, VA - into a chic and colorful guest suite.

Molster breathed new life into the upper floor by outfitting it with two bedrooms, a living area, a bathroom, and a nursery - all tucked into an attic eave that’s now full of vibrant hues and bold motifs. The end result is a happy home away from home.

"The suite affords privacy and space for all guests,” says Molster. “But when pulling our schematics together, we envisioned our client’s adult daughter and young children staying there. The family of four frequently visits from New York, so we sought a colorful and happy design that worked well for adults and children."

A fun, functional living space

Initially, Molster and the homeowner talked function. First and foremost, the space needed to be a refuge for guests - a place to relax and watch television on a comfy sofa, make a cup of coffee, and enjoy plenty of privacy.

The launching point for the color scheme was a vintage orange, pink, and white Turkish rug that Molster had on display in her design studio. When the homeowner visited Molster's office, she spotted it and fell in love.

The rug now resides in the guest quarters’ living room, centering the space. "It has all the wonderful colors we pulled for the rest of the decor," says Molster. "It brings a funky 1970s shag vibe to the room."

The interior designer outfitted the main living space with a neutral foundation of gray and white, then layered bright colors and graphic patterns to give the area a refined yet cheery feel.

She accessorized with strategically placed pops of orange and pink - accent pillows, footstools, and a tray topping the lacquered coffee table. "We kept a continuum of color throughout," says Molster.

Although the room is family-friendly, Molster didn’t sacrifice style. For kids, the shag rug provides a comfy play zone on the floor, while the coffee table is a good height and size for spreading out toys and books.

"We definitely considered practicality in the living area," says Molster, who incorporated durable and washable kid-proof fabrics. A cushy sofa is upholstered in a tough, contract-grade gray velvet; arm chairs are dressed in white, washable slipcovers; and two stools covered in a tough fabric are multipurpose, serving as extra seating or a place to rest feet.

A graphic gray-and-white circle wallpaper provides a bold backdrop that’s also easy on the eyes because of its neutral tones. With a low, angular roofline in the attic space, Molster eschewed draperies and painted the shutters and window frames a dark gray instead.

Also tucked in the living room is a kitchenette with a coffee station and mini fridge, much like you'd find in a luxe hotel suite.

Colorwise, the living room acts as a middle ground, blending the hues of the two bedrooms that flank it - a pink kids’ bedroom and an adult orange bedroom.

"While the larger elements in the living room [upholstery and walls] are neutral, we added accents of bright pinks and oranges," says Molster. "Those colors then become a single color focus of the bedrooms, with one in a melonlike orange and the second in pink."

Colorful, cozy bedrooms

In the adult bedroom, Molster used an orange quadrille leaf motif to paper an accent wall and upholster the headboard. "The headboard actually ends exactly where the wall turns," says Molster. "So, we had to maximize the height there and soften the area where people rest their head to read in bed."

Because the guest quarters are tucked in the attic, the roofline's funky angles proved cumbersome when decorating. In lieu of nightstands and table lamps, Molster used petite pedestal tables and sconces. "In a tight situation, I always love using these wall-mounted lamps," she says. A lucite and metallic bench at the foot of the bed offers up a place to put a suitcase.

Juxtaposed by two orange, lacquered “foo dog” table lamps, a blue abstract painting by Atlanta-based artist Sally King Benedict adds a cool contrast to the warm tones throughout the room.

The kids’ room is outfitted in pink floral wallpaper by Romo. Molster incorporated the homeowner's childhood bed, and had a custom mattress made to fit its unique dimensions.

"We used wallpaper liberally throughout, and because we kept the patterns to a minimum, the rooms still seem pared down and straightforward," says Molster. "This is particularly true in the bedrooms, where we used a single pattern on both walls and headboard fabrics. Rooms like these are some of our favorite rooms to wallpaper. As the suite is on the home’s top floor, there are many charming attic-type eaves and dormers to accentuate the pattern play on the walls."

Get the look at home

Follow Molster’s tips and tricks to play with color and pattern in your own home.

  • Find something you love and use it as your decorative launching point. "It doesn’t need to be something obvious," says Molster. "I just read a design article about a gorgeous yoga room inspired by a green Birkin handbag." In this case, Molster's client was drawn to the pink and orange Turkish rug, which became her source of style inspiration.
  • Create a symmetrical space, then add oddities. "The eye and the brain love symmetry," says Molster. "If you have a room you can easily arrange with an anchoring piece [like a sofa] flanked by pairs [chairs, end tables, lamps, and pillows], you’re off to a great start. We prefer to start with symmetry, and after we achieve it, we mess it up by adding an odd chair or random pillow - something imperfect."
  • Pick a pattern and go after it. "Our clients usually respond quickly to patterns, and if they instinctively love it, we send them home with a sample to ponder for a bit longer," she says. "If the pattern still sings after a couple of weeks, we encourage clients to use it liberally. Patterns used in abundance tend to ‘quiet down.’ Think of wonderful French toiles blanketing rooms on walls, upholstery, curtains, and lampshades."

Get more design inspiration on Zillow Digs.

Photos courtesy of Janie Molster Designs

Related:



via Zillow Porchlight http://ift.tt/2qnIHdV

Color Quiz: Test Your Design Instincts

Editor's note: Painting is the first project many of us tackle in a new home - sometimes before we even unpack the first box. And if we can't paint, or prefer not to, we express ourselves with color through the textiles, furniture, and accessories that fill our homes. Introducing our favorite colors to our home decor helps us make an unfamiliar place begin to feel like it's truly ours, and a new color scheme can refresh a home we've lived in all our lives. Each day this week we'll share expert tips, designers' advice, and inspirational images to help you make the most of color in your home.

It’s no secret that wall color can dramatically change the look and feel of a room. And the same color can have very different affects in different rooms. Dramatic dark walls can make one room feel cozy and another seem claustrophobic, while soft pastels can wash out one room but warm up another.

Selecting the right shade from the seemingly endless options can be tough. Take a look at four possibilities for each space below, then choose your favorite options to see how your tastes align with the popular vote.

Home exterior

Note: There is a poll embedded within this post, please visit the site to participate in this post's poll.

Kitchen

Note: There is a poll embedded within this post, please visit the site to participate in this post's poll.

Dining room

Note: There is a poll embedded within this post, please visit the site to participate in this post's poll.

Living room

Note: There is a poll embedded within this post, please visit the site to participate in this post's poll.

Bedroom

Note: There is a poll embedded within this post, please visit the site to participate in this post's poll.

Bathroom

Note: There is a poll embedded within this post, please visit the site to participate in this post's poll.

For more design inspiration, check out Zillow Digs.

Related:



via Zillow Porchlight http://ift.tt/2pcRrFS

3 Celebrity Color Schemes to Covet and Copy

Thursday, April 27, 2017

Morgan & Morgan Concert Series: Cinco with a Twist ft. Jon Secada - Date: May 5, 2017 6:00 PM

Location: Fort Myers - Kicking off the Morgan & Morgan P.A. Concert Series at Top Rocker Field at Six Bends Harley Davidson, Local Country Artists and International Recording Star come together to give you the Ultimate Cinco de Mayo celebration... with a twist! Featuring national headliner, Jon Secada and local favorites Sheena Brook and Ben Allen Band, bring your family, friends and lawn chairs to enjoy authentic and specialty food and drink at the most unique venue in Southwest Florida!

via Florida Events Calendar: Fort Myers http://ift.tt/2pnB2gn

NMSI's 4th Annual Golf Tournament - Date: May 5, 2017 11:30 AM

Location: Fort Myers - Join us for an exciting day of golf, food and festivities! Lunch and 18 holes of golf will be followed by dinner, an award ceremony and auction in the clubhouse. 4-person scramble, $125 per player. Register at nmsi.org/give/golf. Lunch and registration begin at 11:30 am, players tee-off at 1:00 pm.

via Florida Events Calendar: Fort Myers http://ift.tt/2p9LEkw

House of the Week: A Fairytale Home Inspired By Hobbits

Pat Barry knew he was creating something unusual. He just didn't realize it would take nearly a decade to build.

Barry and his wife, Sue, fell in love with Lake Charlevoix, about four hours northwest of Detroit. They bought a piece of waterfront property and set out to build a whimsical home, not dissimilar in style to others nearby.

The couple enlisted the help of an outside company to harvest more than 1,200 cedar logs from nearby Beaver Island. The process of binding the wood together - called Swedish coping - was so time-consuming, it took nearly three years to finish.

 

 

Sometimes, a worker would spend all day crafting a log - only to find out it didn't fit.

The wavy roof was another undertaking, inspired by the book The Hobbit, which Barry has always loved. He decided against traditional roof shingles and opted instead to import cedar shakes from Florida because they could be molded into curved and sinuous shapes.

Bending the pieces, however, wasn't easy. It involved a 30-minute process, where workers would steam, twist, and sculpt them.

"You won't find another house in the United States that has that roof," Barry said. "It was complicated and took a long time to do it."

The result is a 3-bedroom, 3.5-bathroom house - with a 3-bedroom guest house - on more than 10 wooded acres. Custom-made wood-carved furniture adorns the house, from barstools with bases that look like tree roots to a second-floor balcony made of giant branches. A wooden bed frame has a sleeping bear carved into it, while one of the exterior doors has an image of a large deer.

Priced at $1.99 million with Pat O'Brien and Associates, the home also contains two stone towers that are 32 feet tall. One houses a fireplace, and the second, a utility room.

Barry's favorite design feature, though, may just be Mother Nature's doing. "The sun sets right over Lake Michigan," he added. "It's just phenomenal sunsets virtually every night."

Related:

 

 



via Zillow Porchlight http://ift.tt/2qcDt8l

Which 10 U.S. Metros Have the Most Empty Nesters?

Pittsburgh is strong as steel when it comes to empty nest households, according to new Zillow research.

Steel City holds the top spot in a new survey of markets where older homeowners live in a house with no children. The number of empty nests nationwide is higher than ever before, having climbed steadily in the past decade, says Aaron Terrazas, a senior economist at Zillow.

An “empty nest" is defined as a home where the heads of the household are 55 years or older, own the home, and have lived in it 10 or more years. There are no children — of any age — living in the home.

In Pittsburgh, 20.2 percent of homes are considered empty nests, based on U.S. Census Bureau data. Buffalo, Cleveland, Richmond, and Birmingham round out the top five metros with the highest percentage of empty nesters.

But empty nests aren't necessarily a bad thing, says Dr. Christine Proulx, an associate professor at the University of Missouri who studies families, relationships, and marriage.

"For the most part, the change was sort of marked with pride and a sense of awe and wonder," says Proulx, who has analyzed empty nesters as part of her research. "[You're] watching this human being that you have been in charge of since birth — or close to birth — mature into a young adult.

"It's just a very pleasurable shift in that relationship," she adds.

The places with the lowest densities of empty nests include booming cities with strong job markets, such as Austin, Phoenix, and San Francisco. Retirement communities, such as Fort Myers, Tampa, and Orlando — all in Florida — also registered low on the list.

An additional 4.3 million households are "near-empty" nests, meaning they would be empty nests if an adult child currently living at home were to break out on their own.

That harkens back to the idea that empty nesting may not be a permanent thing, Proulx adds.

"I call them boomerang families,” she says. “I don't think empty nesting is now a one-time shot.

"I'm more Gen X,” continues Proulx, now a parent herself. “I think people in that generation are also leaving and then coming back." 

Read the full report.

Related:

 



via Zillow Porchlight http://ift.tt/2oQu0j6

3 High-Impact Spots to Use Bold Color

Wednesday, April 26, 2017

Setting up a Successful Home Repair Budget

Many people will become first-time home buyers this spring. Those buyers are probably running the numbers now: This much for the mortgage, this much for property tax, a bit more for utilities….

Some of them will get renovation loans that allow them to rehab a fixer-upper and make it fit for fine living, but many won’t think to include the cost of ongoing maintenance as they plan their new budgets.

The adventure of buying a home was one that my husband and I approached with great excitement. We were ready to dive into gardening, outdoor entertaining, having a dog, and creating a space that was all ours.

Like many first-time home buyers, we had a lot to learn. In addition to delving into our personal finances, we studied up on things like mortgage insurance, flood zones, and - after a particularly revealing inspection on a home we didn't end up buying - foundation types.

One thing that didn't come up in our new-homeowner education: Budgeting for home repairs.

While unexpected home repairs can strain almost any budget, being prepared for these inevitable costs promised deep peace of mind.

We wanted to be the kind of homeowners who were prepared to replace a water heater or repair a roof without pulling out our credit card, so we began researching how much we should save each month to keep our home safe and sound.

As part of our research, we tried out two different methods of estimating home-maintenance costs, and set up a successful home repair budget.

Option 1: The assessed-value method

Many experts advise setting aside between 1 percent and 4 percent of the assessed value of your home each year for repairs and maintenance. Maintenance costs for homes that are aging, remotely located (like island homes), or lavishly trimmed out with features like swimming pools can run toward the higher end.

Our home didn't fall under any of these categories, so we chose 1.5 percent (one of the most commonly recommended rates) when we set up our estimate.

The assessed value (which forms the basis for property taxes) can vary a lot from the market value of a home. Knowing this, we also used our home value on Zillow to create our estimate.

This method was incredibly easy, but it didn't give us complete peace of mind. Three major factors led us to take a deeper look at our actual home-maintenance costs:

  • Assessed values are not always accurate.
  • Home values can be affected by factors that are completely unrelated to actual repair costs (like the quality of the school district).
  • The 1- to 4-percent savings rate range suggested by experts left us with some reservations.

Our specific situation gave us additional reason to doubt the assessed-value method of estimating. Because we are close to great amenities like a commuter rail station and a walkable historic downtown, we could own a much larger home just a half hour away with a lower assessed value. This much larger home would be more expensive to maintain than our cozy abode, but a savings rate based on assessed value would have us putting aside less money.  The only way to ensure our peace of mind was to test the accuracy of this repair-cost estimate.

Option 2: Itemized project costs

Testing the accuracy of our home-maintenance budget required figuring out the cost of individual home repairs, and the lifespan of things like paint jobs and furnaces.

Here are a few factors we kept in mind as we put together a second estimate based on itemized costs:

  • We live in an area with fairly high cost of living, so services aren’t cheap.
  • Our house is very small (just 790 square feet!) so many repairs are less expensive.
  • We usually buy our appliances “like new” from an outlet store.
  • Our washer and dryer are in an extremely small space, and would need to be replaced with premium space-saver appliances.

Overall, this approach to budgeting was all about creating a customized savings plan that was specific to our needs. Here's what we came up with: 

Finding the facts

We are not experts in home construction and repair. When we weren’t sure how much to estimate, we used the Home Advisor True Cost Guide or talked with experienced friends.

We also didn’t need this budget to cover the cost of small expenses like lawnmowers or minor repairs. We knew we would use our everyday spending money to cover these less significant expenses, and save our home repair dollars for when we truly needed them.

A customizable solution

The beauty of a customizable solution like this one is that we can update our savings goals whenever we have new information about our home. If we discovered that our roof should be replaced within five years, we could change the lifespan and instantly update our monthly savings goal.

This method would be especially helpful if we owned an older home with several pressing repair needs.

What did we learn?

After all the time-consuming work of putting together the itemized estimate, it came out surprisingly close to using the assessed value method. This was especially true when we used our home's market value instead of the value assigned by the Assessor-Treasurer's office.

Unless there are dramatic fluctuations in the housing market, we'll be setting our savings rate based on our home's estimated market value in the future. We'll also be sure to update our savings goals each year to make sure the amount we've budgeted is enough to keep up with inflation.

If we decide that something more than plain-Jane home maintenance is in our future, we'll set aside a bit more to allow us to pay for remodels or renovations.

These tools together helped us set up a successful home-repair budget. The money we contribute to our home-repair fund each month is a small price to pay for peace of mind.

Ready to set up your customized home-repair budget? Download the Home Repair Budget Tool to estimate the costs for your home using either of these methods.

Related:

Note: The views and opinions expressed in this article are those of the author and do not necessarily reflect the opinion or position of Zillow.



via Zillow Porchlight http://ift.tt/2pznSjs

3 Rules for Avoiding Common Color Mistakes

Jaime King's Family-Friendly Dream Home Updates

Tuesday, April 25, 2017

Creative Ways to Add Color to Your Rental

Peek Inside a Candy-Colored Mid-Century Modern Throwback

Editor’s note: Painting is the first project many of us tackle in a new home - sometimes before we even unpack the first box. And if we can't paint, or prefer not to, we express ourselves with color through the textiles, furniture, and accessories that fill our homes. Introducing our favorite colors to our home decor helps us make an unfamiliar place begin to feel like it’s truly ours, and a new color scheme can refresh a home we've lived in all our lives. Each day this week we'll share expert tips, designers' advice, and inspirational images to help you make the most of color in your home.

Here, on Pinocchio Drive in Dallas’ Disney Streets neighborhood, dreams of the ’50s really do come true.

A pink Cadillac sometimes sits in the driveway, while a turquoise doorway awaits the dedicated mid-century modern homeowner. Inside is an open floor plan with a central brick fireplace, slick white floor tiles and “Jetsons”-style furnishings.

Pendant lamps in all shapes and sizes hang from the ceiling, while sliding glass doors open from living spaces and bedrooms onto a covered lanai, a sunny deck and a curvy swimming pool.

Vaulted ceilings and exposed beams mingle in a well-mixed nostalgia cocktail with original cabinetry, vintage pink appliances and Formica countertops.

The home launched big as part of the neighborhood’s 1954 Parade of Homes, and it’s now for rent at $3,800 a month through Sergio Manriquez of The Manriquez Team-Dallas Luxury Realty. Hat tip to Curbed for finding this beauty.

Photos by Shoot2Sell.

Related:

Originally published September 21, 2016



via Zillow Porchlight http://ift.tt/2oJFKDU