More and more clients are coming to me for assistance with modest projects that will make their current house a better fit for their needs while also representing smart investments -- reaping benefits in potential sales price gains when they sell, enhancing rentability if they hold onto as an investment, or transferring to their new home when they move. Here are four ways you can make the most of today strategically…
When Jessica and Joel first toured their new Montgomery County home, they knew it was the one for many reasons (I was there as their agent, so I saw it on their masked faces)…however, the kitchen wasn’t one of them. While large and with great natural light, the layout and look wasn’t them. Jess is a (fellow) baker and with an active boy at home, the space needed a blend of form (bye-bye brick and checkerboard floor) and function (hello storage and counter space).
How It Started… (Image Credit Kathryn A. Tucker, Keller Williams Realty Center)
After settling into their home a bit more, J&J reached out to partner on this exciting transformation. From picking out cabinets to pouring over tile (my chosen pastime), the end result is not only beautiful but now serves as a favorite room for all. Keeping the same footprint (save shifting the opening to the dining room), we were able to confirm the brick could be removed (a messy but worthwhile update that extended into the living room) along with the soffit and — opening up layout options. By relocating the refrigerator, we achieved a beautiful stretch of cabinetry that welcomes you as you walk in and added a welcome pantry. We also created enough space for an island (including a microwave drawer tucked away) and an eat-in area with seating, storage and an essential coffee station!
How It’s Going…
For the aesthetic, we focused on the cabinetry finish first, with the clients wanting a wood finish. Brighton Cabinetry had a beautiful walnut in a natural finish that we all loved in the Cascade style and paired with a contrasting island in Urban Bronze. For the backsplash, we knew there was an opportunity for a “wow” moment, so we went to my favorite local tile source, Architessa, and picked out Island Stone’s Palms tile in the Matte Lagoon finish. To round out the surfaces, we chose a clean matte gray field tile and a quartz countertop with subtle veining throughout the soft white background.
To pick up on the angles in the backsplash, we chose an island pendant and ceiling fan that mimicked the lines, in addition to a similarly styled range hood. Rounding out the design, we added a farmhouse-style Blanco sink in a complementary gray and matte black accents through the lighting and cabinet pulls. A suite of Samsung appliances in stainless steel and a faucet my clients had upgraded in the previous kitchen worked well with the overall look. The dining nook is a second home for their son and features a custom bench cushion in a fun Sunbrella print, CB2 tulip table and easy care chairs from Article, with crisp cellular shades from Smith & Noble and colorful artwork selected by the client. Check out more of the project (after photos by the talented Beth Caldwell) in the slideshow below!
Thinking about a renovation and need a helping hand (and eyes)? Don’t hesitate to reach out and let’s chat!
Get the Look
Island Stone Palms Lagoon Matte (Architessa)
Brighton Cabinetry in Cascade/Walnut Natural & Urban Bronze (Cabinet Discounters)
Bench Cushion in Sunbrella Shibori Classic (Beni Services)
Sanctuary II Modern Metro 5" Center to Center Bar Pull in Matte Black (Wayfair)
Axis Outdoor Rated 44 Inch Flush Mount Fan with Light Kit by Modern Forms in Matte Black (Capitol Lighting)
Svelti Dining Chairs in Teal (Article)
Ethereal White Quartz (Corian)
12x24 New York Concrete Matte Field Tile (Architessa)
Holgate 14" Wide Deep Matte Black Dome Metal Pendant Light (Lamps Plus)
Odyssey White Dining Table (CB2)
Kichler 6u Series LED Undercabinet Lighting (Capitol Lighting)
First Star Paint (Sherwin Williams)
Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.
Old Meets New in This Beautiful Bathroom Upgrade (Photo: Beth Caldwell)
Small bathrooms are not uncommon in DC rowhomes and condos but one of my latest bathroom renovation partnerships presented some new challenges…and opportunities! Molly & Sam reached out last winter as they were planning ahead for a summer remodel of the bathroom in their historic Wardman-built 1917 DC coop near Dupont Circle. Long and narrow with soaring ceilings and wonderful natural light, the bones were there but smaller spaces, especially in older buildings, require some creativity and willingness to roll with surprises (like penny tile held in place not by grout but by cement).
The Before
With a beautiful clawfoot tub in place and staying (after being refinished), we had little room to modify the layout, so we made a series of little changes (and one big one) to modernize and make the most of the space:
Inch by Inch: With limited ability to change positioning of plumbing, we worked with H&C Construction to identify small modifications to gain space, including shifting the tub a few inches closer to the wall opposite the window to gain vanity space (and room to add the pony wall).
Height and Light: By removing molding and shelves that interrupted the vertical planes and adding recessed lighting, the space feels grander. To further emphasize this, we took the rich blue wall tile all the way to the ceiling on the side of the room that hosts all our fixtures.
Wonderwall: In tight spaces, most often the best approach is to remove walls and other separations that make it feel more cramped. However, in this case, I proposed adding a tall pony wall to create an enclosure around the clawfoot tub, house the shower/tub plumbing and further define the vanity space. I knew with the ceiling height and added recessed light, the space could support this…and Molly & Sam trusted the vision thankfully!
Smart Storage: Since the depth of the walls didn’t allow us to add shower niches or recess the medicine cabinet, we found solutions that worked with the cards we were dealt, like floating quartz shelves in the tub/shower area and modern wall-mounted medicine cabinet. Robe hooks provide the perfect anchors for towels where traditional towel bars may not work.
For the palette and over aesthetic, deep blues are offset by clean whites and matte black finishes, with a wood vanity adding warmth. The hex floor tile has a retro feel and the matte finish of the Kiln & Penny Petrolio wall tile with a coordinating grout (thanks to the Architessa team) and stacked installation complements the floor and adds drama without detracting from other details. The formerly all white clawfoot tub was refinished in a matte black on the outside to tie into the design. And small touches, like the faucet shape play nicely with the floor tile pattern.
Dream clients, Molly & Sam also took the project to another level with additional updates — from the reproduction of dramatic baseboards and trim in the original profiles and a beautiful door stripped of years of paint to a restored window and an updated radiator from Castrads that saved a few inches and complemented into the design with its black finish. And they further personalized by selecting personally meaningful art and photography for the gallery frames and curating floating shelves with plant babies and other trinkets to tell their story.
Check out the slideshow below for more of the “after” (thanks, as always, to Beth Caldwell for capturing)…and reach out if you need ideas for your next bathroom update — small or large!
Get the Look
3x12 Kiln & Penny Petrolio Tile (Architessa)
8x8 Hexagon Collection Natural Rete 3H Field Tile (Architessa)
Belleair 30” Single Sink Vanity in Espresso (Pottery Barn)
Eastmoreland 2-1/4” Fitter Double Wall Sconce with in Oil-Rubbed Bronze with 8” Opal Shades (Rejuvenation)
Kohler Purist 1.2 GPM Widespread Bathroom Faucet with Pop-Up Drain Assembly (Build.com)
Kohler Purist Tub and Shower Trim Package (Build.com)
Signature Hardware 66" Straight Brass Shower Rod in Matte Black (Build.com)
Kohler Purist Bathroom Accessories (Build.com)
Mercury Cast Iron Radiator (Castrads)
Brushed Gunmetal Wall Frames (Crate & Barrel)
10-Inch Floating Shelf Brackets (Amazon)
Pure White Paint (Sherwin Williams)
Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.
A Blend of Rustic and Modern in Deep Creek
While I consider my self a hands on partner to my decorating and real estate clients, the COVID-19 pandemic made the in-person aspects of my work much less common (for good reason). Especially as a decorator and design consultant, there really is no substitute for seeing a space in person — understanding the charming details and pain points, seeing how light plays in the space, etc.
I have worked with clients in New York and New Jersey remotely but this past year gave me the opportunity to take on my biggest design project to date — a 4,400 square-foot vacation home right on Deep Creek Lake in Swanton, Maryland (and to do it almost entirely remotely, save one site visit on a rainy September day). Earlier this month, I had a chance to finally see the fruits of our collective labors, the Ar’ya Relaxed Chalet, in person (in addition to inviting along the talented Beth Caldwell to capture it).
BEFORE: The pre-renovation kitchen blended in, was smaller and allowed less opportunity for family and friends to gather (Photo Courtesy of Taylor-Made Deep Creek Vacations & Rentals)
AFTER: The renovated kitchen offers more storage, seating and a modern twist with a funky tile and sleek quartz countertops; the stone was repurposed from the peninsula (Photo: Beth Caldwell)
First off, this is a log house (we won’t call it a cabin, Dave). There is no changing that…not that anyone wanted to. The vision we crafted for the vacation home (which is also a rental/investment property) was to create cohesive spaces that infused modern sensibilities without being at odds with the rustic nature of the home. While my clients purchased the property pre-pandemic and Deep Creek has long drawn vacationers year-round from the region, we wanted to make a departure from the country quilts and appeal to new and return urban dwellers looking for an escape. So, what did this mean in terms of the approach?
Striking a Balance: The logs and overall wood tone (which is warm and on the orange/red part of the spectrum) wasn’t going to change. We needed to balance it out with a complementary palette (lots of cream, blue and gray with flashes of green) and fixtures in matte black, for example, that feel simultaneously modern and rustic. We also kept in mind that pieces can be moved around between rooms and spaces and still “work” (as my clients reminded me that things often grow legs when guests arrive).
Form AND Function: As with all my projects, we focused on both form and function. The final product had to be a showstopper but we had to make sure it could comfortably welcome 12 guests — so we needed enough sleeping, dining and sitting spaces for them (and we were able to do that without the previous bunk beds). We also wanted surfaces that were easy to keep clean and fresh looking, like quartz and darker grouts (contrasting or not).
Mix High and Low: While a family vacation home, this is also a rental (scroll down to the end for a link to make your reservation!). As much as we may have wanted to splurge on furniture pieces and elevated design elements, we had to keep in mind the heavy use and eventual replacement. Most of our furniture pieces came from Ashley, Wayfair, HomeGoods, etc. (sourcing a new house of furniture during a time of supply chain issues when you had guests coming was a challenge). However, where it was warranted, bigger investments were made — like the custom concrete quartz dining table and quartz countertops throughout, beautiful KitchenAid gas range and custom cabinetry and the large vegan-leather sofas.
BEFORE: The largest bedroom featured built-in bunk beds… (Photo Courtesy of Taylor-Made Deep Creek Vacations & Rentals)
AFTER: The re-decorated bedroom uses black accents in the bed frames and other furniture pieces to create a fresh look when paired with cream linens, and soft rugs, pillows and cozy accent chairs (Photo: Beth Caldwell)
Rather than try to recount every detail, let’s look at a few pics of the project below with more detail in the captions. We ran out of time to capture every space (including the fun mudroom with a big pop of color and the primary bedroom — awaiting a final piece) but you get the gist! Special thanks to Beth Caldwell for visiting and capturing the stunning “afters”.
By removing the peninsula, moving the fridge (pairing with pantry space) and anchoring the kitchen with new black cabinetry and quartz countertops, we made sure it was easy for everyone to join in. The large milk glass pendants from Pottery Barn give the island more purpose and hold up to the scale of the space (and the large “tree” nearby).
With distinct spaces and an improved flow, the main level makes gathering with friends and family a breeze.
Logs and custom stonework pair nicely with the new modern sofas (Remi in vegan leather from West Elm). Clean lines and lower profiles keep the focus on the beautiful canopy outside.
A Blanco concrete sink is durable and stylish, in a darker finish (Cinder) to contrast with the MSI quartz (Cashmere Carrara) and ties in with the decorative backsplash from Floor & Decor.
After a hunt for the perfect dining room table it was clear custom was the way to go. This beautiful table features a Caeserstone Cloudburst Concrete top that has such great texture but, most importantly, holds up to heavy use. Paired with modern faux leather chairs it’s sleek but welcoming.
By removing the frets from the soaring windows in the living room, we have created a more modern look and upped the focus on the outdoors.
In the main level powder room, we simply updated the sink to a wider console style sink with black legs and paired with an budget-friendly mirror that helped the space feel updated but rustic.
New bed frames, linens and additions, like pullout sofas, make the sleeping spaces clean and welcoming.
New ceiling fans in all the bedrooms and main living area quickly change the overall aesthetic.
These sconces replaced their kitschy predecessors and blend new and old.
By removing the bunk beds, we created a more open and welcoming sleeping space..
The upstairs bathroom lost a tub and gained a large walk-in shower with a textured tile; however, we repurposed the vanity by painting it (Snowbound by Sherwin-Williams) and adding a quartz top (Viatera in Minuet) and new mirror.
The new walk-in shower features Adessi’s 4x12 Urban Groove ceramic tile (Floor & Decor)…the perfect cool-toned contrast with a rustic feel.
The loft upstairs overlooks that stunning living room but also now offers an optional sleeping space (the sofa pulls out), game area and place to workout. As with other pieces throughout, we repurposed wall art from another area of the house and added these fun swivel chairs.
Downstairs is a needed departure from upstairs, replacing carpet for luxury vinyl tile in a wood-look finish and repurposing old kitchen cabinets to create a new wet bar. What sports fanatic wouldn’t want to hang out down here (with three TVs!)?
Once the old kitchen cabinets were painted black, we added MSI’s Statuary Classique quartz and paired with stacked 3x12 tiles in a rich blue to create a focal point. The veining in the quartz has some blue tones and pairs nicely with the tile (La Belle Antique Blue by Canvas from Floor & Decor).
Inexpensive outdoor metal tables paired with faux leather stools offer flexibility (they can be easily moved together) and anchor the three TVs, as well.
The lower level also features two more bedrooms, including another with a dedicated en suite.
Because of the lack of natural wood on the lower level, we were able to make the aesthetic a little more modern.
The LVT looks lovely against this modern leaf mosaic.
We went vertical with the white tile and used a contrasting grout to tie into the floor tile (and keep maintenance easier).
The second bedroom downstairs features a darker palette in black, white and grays .
We only added a few accessories to allow space for guests.
The second lower level bathroom feels totally different with just new flooring, vanity , mirror and hardware.
There are too many fixtures and finishes to list out (although I have noted some in the captions) but I will add that all the tile all is from Floor & Decor and the beautiful pool and shuffleboard tables are from West Penn Billiards in Pittsburgh. Finally, let me give a big shout out to my clients, Alpa & Dave, Tim Reed and his team at BILT Construction, UPS and FedEx for all the deliveries, and the namesake of the home, Arya, who kept every Zoom consultation interesting and personally re-set every stone on the front face of the island (as she’ll tell you)!
If you’re intrigued by this project, want to know more about a fixture or finish or are contemplating a renovation and/or redecoration of your own, reach out! And if you want to escape to this beautiful home…
Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.
One way many smart investors build incremental wealth is by becoming a landlord. Whether investing outright or converting a former primary residence to a rental, it’s important to strike the right balance in your finishes so that the home or unit appeals to as many potential renters as possible, while also remembering that the property is (or now is) an investment. While you may love luxury lighting fixtures or bold colors, you should instead focus on solid choices that will stand up to tenants for years to come but not break the bank.
Recently, after working with my client’s daughter and her husband, I had the opportunity to help her freshen up this Cathedral Heights co-op, which had been rented by the same tenant for many years and was ready for a facelift. The renovation increases the rate the unit can draw on the market and will ensure its appeal for the future (especially in a market where buyers and tenants are hyper-focused on “new”).
With approximately 500 square feet, the studio is in a 1960s northwest DC co-op building and had original features throughout — from brown Quaker Maid kitchen cabinets and an integrated toothbrush/cup holder to original parquet floors (under carpet). Most of our work focused on updating finishes, but we also made some additions and subtractions to enhance functionality, of note:
Adding a dishwasher to the kitchen (a modern must), as well as an an above-range microwave (freeing up counter space)
Removing a door from the closet to the bathroom to create one entrance vs. two, while converting that door to a sliding door — enhancing usable spaces in the walk-in closet and living area
Adding top down-bottom up blackout shades to ensure the dual-use living/sleeping space could function for both while not losing the top-floor views
Removing sliding glass doors on the shower for a cleaner, more open (and easy to clean) look
Take a look at the slideshow below for “after” pics (and scroll down further for info on the affordable finishes we selected). This unit also is currently for rent, so reach out if you’d like to know more!
Neutral tones help prospective tenants see how they can make the space their own.
Top down, bottom up shades can mean full, partial or no light — depending on preference and time of day.
White cabinets brighten up the fully gutted kitchen and tile choices add style.
Long gone is the tile countertop and the backsplash adds a bit of color to break up the cabinets and countertops.
The classic lines and modern pulls mean this kitchen won’t go out of style anytime soon.
Larger medium gray tile adds another subtle contrast and was easy to install.
We said goodbye to the old, non-functioning house phone and narrow ledge, but added storage to the left of and above the fridge.
To add some contrast, we brought in a medium blue in the bathroom…
The area to the right of the toilet use to feature a door into the close, now closed off to allow for a more modern space.
No more sliding glass door to close off the shower/tub area, the tub was refinished and clean white subway tile brightens the space.
Nickel fixtures are updated but not too contemporary; a large medicine cabinet adds to the storage options, too.
My client loved this tile so we paired it with more neutral and classic fixtures to keep it from being too taste-specific.
The large walk-in closet now has more options for storage without the door in the middle; custom closets would enhance the hanging space further.
Instead of a door swinging into the living or sleeping area, a clean-lined barn door means more square feet are usable.
We updated all the lighting fixtures but, with cement floors and walls, weren’t able to add recessed lighting, for example. We kept fixtures minimal but added function with a fan/light combo.
Get the Look
Overall/Living Area
Minwax Stain in Early American (Lowes)
Olympus White Paint (Sherwin-Williams)
48" Latimore 3-Blade Standard Ceiling Fan with Remote & Light Kit in Matte White (Wayfair)
Nightfall Grand Cell Top Down, Bottom-Up Shades in Glacier (3 Day Blinds)
Kitchen
HomeCrest Cabinets in Ranier Maple with Alpine Opaque Finish (Cabinet Discounters)
Amerock Riva 6-5/16 Center-to-Center in Satin Nickel (Wayfair)
Emerstone Quartz Cararra River (Architecture Stones)
Spa 2” x 6” Glass Mosaic (Floor & Decor)
21” x 18” x 10” Standart PRO Undermount Stainless Steel Single Bowl Kitchen Sink (Wayfair)
Friho Brushed Nickel Pull Down Single Handle Kitchen Faucet (Wayfair)
12” x 24” Adessi Resin Gray Contemporary Porcelain Tile (Floor & Decor)
Ara 20” One-Light Semi Flush Mount by Kichler Lighting (Capitol Lighting)
Bathroom
Stardew Paint (Sherwin-Williams)
8x8 Moda Del MarCalisto Matte Porcelain Tile (Floor & Decor)
4x16 Metro White Polished II Ceramic Tile (Floor & Decor)
17” x 27” Kensington Recessed Medicine Cabinet in Satin Nickel Finish (Pottery Barn)
Sussex Double Tube Sconce in Satin Nickel Finish (Pottery Barn)
Moen Align 1.2 GPM Single Hole Bathroom Faucet with Pop-Up Drain Assembly in Brushed Nickel (Wayfair)
Moen Align Tub and Shower Faucet in Brushed Nickel (Wayfair)
Moen Align Bath Accessories (Moen)
Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.
One of the best compliments is when past clients connect me with future clients and last year I was lucky to have the opportunity to partner with Audrey & David to help make their new home in American University Park (built in 1937, mind you) the perfect “at home” for their young family of five (plus one furry friend).
Whimsical Windom
While my clients already had a few projects in mind for their main level living areas (such as refinishing the hardwood floors, painting and adding recessed lighting), we made a few additions — including installing a modern wainscoting to the dining room topped with a fun wallpaper and making the front door pop on the inside in a beautiful deep blue. However, we spent most of our time focusing on fixtures and finishes that would be updated, family friendly and stylish and complement this DC colonial.
Working with pieces that would be moving to their new home, including a well-loved sofa and beautiful dining room table, the ultimate goal was an eclectic but timeless space where modern touches could play with rustic and bohemian accents. For our palette we focused on blending tones of blue and blush while adding structure with black and white accents (which you’ll see in curtain hardware, that amazing inlay accent table and even subtle pinstriping in the curtains) and warmth with gold tones.
We also played with shapes, and you’ll see a theme of hexagons throughout, balanced with round accents (from side tables and mirrors to finials) and organic edges in pieces like the coffee table. And, while not an open concept space, we wanted spaces to talk to each other but each have have own feel. Above you’ll see before and after shots of the living and dining rooms, and you can scroll down for a slide show with more details. And, while we shopped for decorative accents to complete the spaces, I love how we were able to include pieces of art from the family’s collection to complete the look.
To wrap things up, let me give a shout out to Beth Caldwell for the beautiful photography…and you can find out more about the pieces and finishes below!
Get the Look
Living Room
Alex Navy Blue Accent Chairs (Crate & Barrel)
Heather Chenille Jute Rug (Pottery Barn)
Drapery Rods, Finials & Rings (Ballard Designs)
Joanna Gaines Isabel Rug (Anthropologie)
Casement Black Tall Cabinet (Crate & Barrel)
Laquer Wood Tray (West Elm)
Eden Cross Base Standing Planter (West Elm)
Moroccan Leather Pouf (West Elm)
Marble Round Nesting Side Tables (West Elm)
West Elm + Rejuvenation Cylinder Floor Lamp (West Elm)
Assorted Accessories: HomeGoods & Target
Sofa & Art: Client’s Own
Dining Room
Capiz Honeycomb Chandelier (Serena & Lily)
Luna Stripe Wallpaper (Serena & Lily)
Maze Rug (West Elm)
Markel Mirror (Ballard Designs)
Metalwork Console (West Elm)
Drapery Rods, Finials & Rings (Ballard Designs)
Linen Sheer Trim Curtain in White/Navy (Pottery Barn)
Spin Floor Vase (CB2)
Linen Textured Ceramic Lamp (Target)
Assorted Accessories: HomeGoods & Target
Dining Room Table, Chairs & Cabinet: Client’s Own
Entryway
Cedar & Moss 3-Arm Semi-Flush Chandelier (Rejuvenation)
Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.
Ready for Guests…and the Homeowners (Photo Credit: Beth Caldwell)
According to a range of surveys and accompanying articles (I’ll leave you to Google these), we spend around an hour a day in the bathroom. That statistic would seem reason enough to make sure the bathrooms we own are as lovely as the other spaces in our homes. And, while choosing vanities and toilet paper holders may not be as sexy as a new sectional or chandelier, taking a little extra time to make smart selections can greatly enhance the feel and function of these spaces we enjoy (privately).
Recently, I had the chance to partner with Dave and Molly as they planned a renovation of their basement, including the second full bathroom in their charming Takoma Park home. With limited space (like other clients), they had already been brainstorming ideas to modify the small footprint when we teamed up to take things to the next level (working with general contractor Jose Serrano and architect Maria Wright) — including modifying the approximately 3’ square glass-enclosed shower stall to a larger open shower and pushing back a wall a few inches to add critical space and function.
Tile selection was central to the finished product and, as I’ve said before, it’s worth it to splurge on something unique in small bathrooms (as the incremental cost won’t be much but the impact will be substantial). We started with a special tile I had seen on a previous trip to Architectural Ceramics, the Hexagon Deco Chronicle in Paper Bianco. The tile print is of pages of paper layered on top of each other, and you can actually make out Italian text on some of those pages (che meraviglia!). To contrast the cooler tones in the tile and pick up on the variation and contrast within it, we went with warmer wood accents in the vanity and custom shelving (which was stained to match the vanity).
To complement the floor tile, I chose a Kiln & Penny subway tile with a matte white finish paired with the Estonia mosaic tile, which has more organic striations that go well withe the hex floor tile. Utilizing two different tones of gray grout, we minimized the contrast between tiles on both floor surfaces, while adding it to the shower and bathroom walls. To round out the palette, I wanted to keep things neutral to maintain the focus on the floor tile and wood accents by using Conservative Gray from Sherwin Williams for the walls.
While matte black finishes would have made a nice complement, my clients loved adding a modern touch with polished chrome accents in the medicine cabinet/mirror, vanity sconce, fixtures and hardware. We mixed pieces from Restoration Hardware, Pottery Barn, Schoolhouse and Kohler by aligning the finishes and designs featuring curved elements (contrasting the geometric tile). In the end, we created a space that is welcoming to guests but that, word has it, has become the favored bathroom for my clients (the best compliment).
So, what nuggets can you take away from this project if you are looking to embark on your own bathroom reno? Here are a few:
Build on a finish or feature you absolutely love and that makes the space feel special. In this case, we started with the floor tile and went from there.
Plan and pay attention to details. With such an intricate tile, we had to ensure it was laid meticulously — from the direction of the tiles to how they met the shower edge (check out the photo above with the split hex tiles). We also ensured the vanity drawers would clear the door trim easily by modifying how the tile was laid by the vanity.
Don’t be afraid to mix and match. From three different tile shapes and types to lighting, hardware and accessories from different vendors, the best finished spaces don’t look like you pulled them out of a page of a catalog.
Finally, thank you to Beth Caldwell for capturing this stunning “after”…and stay tuned for more project spotlights soon!
Finishes Guide
Hexagon Deco Chronicle Tile in Paper Bianco (Architectural Ceramics)
3x12 Kiln & Penny Gesso Natural Field Tile (Architectural Ceramics)
Vintage Recessed Medicine Cabinet in Polished Chrome (Pottery Barn)
Royale Adjustable Sconce in Polished Chrome (Restoration Hardware)
Maxwell Bathroom Accessories in Polished Chrome (Schoolhouse)
Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.
While most buyers want a turnkey new home, many have dreams of finding and updating that fixer upper (thanks, HGTV) or, more commonly, can’t find that “perfect” property in their market due to limited inventory and/or budget.
Fortunately, if you don’t have the extra cash to put into updates (which is not uncommon with real estate prices in the DC area), there are financing options that let you tackle everything from a basic kitchen or bathroom update to more extensive renovations. To shed some light on these, I caught up with Duke Walker of Movement Mortgage, a native Washingtonian and current Capitol Hill resident who has helped hundreds of families in the region with their mortgage needs.
Walker
With limited inventory in the DC area, are you seeing more buyers considering and purchasing homes that they want to make renovations to right away? What mortgage options are there for those that may not be in a position to self-fund those?
Yes, there has been an increase in buyers looking at homes that are in-between “shell/unfinanceable” and “turnkey/brand new.” At Movement Mortgage, we offer and specialize in many renovation loans, which allow people to finance the purchase of the property in additional to the construction work needed to update the house to their specifications.
Can you briefly explain the different types of renovation loans and who they work best for?
There are renovation loans offered by FHA (203k), Fannie Mae/Conventional (HomeStyle) and the VA (Veterans Affairs).
There are two types of FHA loan, 203k Standard and 203k Limited. Both loans require only 3.5% down payment. Standard covers many “major” repairs, such as structural repairs, moving or altering a load-bearing wall, or even knocking the house down to rebuild it as long as you leave part of the existing foundation intact. 203k Limited covers a max of $35,000 toward repairs. This loan type is intended for less intensive changes or updates such as roof repair, replacement of HVAC systems, flooring or minor remodeling work.
The conventional reno loan is called HomeStyle. It has a minimum of 5% down but no minimum renovation cost required. HomeStyle also has an option for investors. It can be used on a single unit property with all renovation work allowed, including luxury additions, and a minimum down payment of 15%.
Download a chart comparing the various renovation products, courtesy of Movement Mortgage.
What are the major differences in the process between a “standard” mortgage and a renovation product?
The primary difference is that a renovation loan requires a bid from a licensed contractor detailing the work to be done on the home. That bid has to be completed prior to an appraisal on the property. An appraiser will inspect and review the house in its current condition, as well as review the bid from the contractor in order to come up with what’s referred to as the “after improved value.” Often times, waiting on the bid can push the timeline out 7-10 days further than the “standard” mortgage approval process.
Click the image to download.
Can anyone do the reno? Could the borrower or a family member complete the renovation?
The work has to be done by a licensed contractor and that person cannot be the buyer or a family member of the buyer.
Are there any frequent misconceptions buyers (or agents) have about renovation loans?
The typical misconception has to do with the length of the process. It does not have to take forever. Most of our renovation loans go to close in 30-45 days, sometimes sooner. If the contractor is on board and motivated to do their part, there’s no reason it should take more than a month to close.
How can current homeowners take advantage of these options, whether they are planning to sell or not?
These renovation products can not only be used in a purchase transaction but also in a refinance. For example, if you wanted to put $30,000 into a kitchen remodel but don’t have the equity position for a HELOC (home equity line of credit) or extra cash lying around, you could roll that cost into a mortgage and build equity!
Is there any final advice you have for buyers, in general, looking to purchase in the coming year?
Don’t be afraid to get your hands dirty with a property. Some of the best deals out there are livable homes that just need a little bit of love. And don’t be afraid to talk with a mortgage lender such as myself. We don’t judge people. Our job is to guide and consult you from beginning to end of the home buying process. It never hurts to see where you stand financially and what possible loan products might be available to you.
Thank you to Duke for sharing his experience and knowledge, and feel free to connect with him on Facebook, Instagram and Twitter, or reach out to him for your specific questions and needs.
When your space doesn't suit your needs as well as it used to, you may choose to make updates or move on to a home that's a better fit (which may also require updates, whether you are renting or selling). So, how do you decide what to spend your hard-earned money on?
Sometimes simply updating paint and small finishes is all that’s needed…
With the proliferation of befores and afters on TV, Pinterest, Instagram and beyond, it's tempting to tear down walls and embrace the latest trend but, before making any changes, you should do so with intention. If you are choosing to sell, a top-notch real estate agent will advise you on what updates you should take on to maximize your potential profit and minimize time on market. If you're not there yet or haven't gotten advice, here are a few questions you should ask before you start shopping for contractors and finishes:
Do I anticipate moving in five years or less? If you are planning to sell or rent your home immediately or in the next few years, you'll want to put the tightest filter on the renovations that you make. As you most likely have heard, kitchens and bathrooms often sell houses; however, that doesn't mean you need to re-do them. Sometimes simple updates like new appliances or countertops or painting vanities and staining grout are the smartest choice. If you are planning to keep the property but find tenants, your criteria should be even more selective and, in both cases for renovations that you do take on, remember that your goal is to not match your tastes perfectly but to appeal to the widest audience (while minimizing your investment within reason).
How will my house stack up to its competition? If you are selling or renting, the biggest misstep is often not understanding the local market (and I mean hyper-local) and your competition. While sand-in-place hardwood floors and marble countertops and a decorative backsplash may be the best of the best, is that the norm for your neighborhood? Will prospective buyers or tenants pay a premium for that? This doesn't mean you have to throw style and aesthetics out the window, but you should run the numbers and choose the best option for your budget and your target audience, most importantly.
Am I planning to stay indefinitely? If you do plan on staying in the home for years to come, it may make sense to splurge on higher-end finishes and custom features...if they will bring you joy (yes, happiness is worth investing in). In this case, think through the function and form of your spaces. What bothers you on a daily basis -- maybe kitchen drawers that stick or a lack of a laundry room near bedrooms? What have you seen in friend's homes that has you repeatedly saying, "I need that in my next home"? Finally, planning to stay doesn't mean you should inject every current trend in your renovation. Instead, make timeless choices and find less permanent/expensive ways to make your spaces current.
Of course, these questions are just the beginning of a project that should be purposeful. For some pouring over colors swatches and tile & hardware options is fun; for others, it's a chore. If you find yourself in the latter, don't hesitate to enlist the help of a professional. And, even if you enjoy it, an expert set of eyes can help you navigate a sea of choices at a range of price points.
Amber Harris is the owner of At Home DC, an interior decorator and a licensed real estate agent with Keller Williams Capital Properties working with clients in DC, Maryland and Virginia.
