New Ground Up Construction | Shady Canyon Irvine California

Excited to start a new design project located in a prestigious gated community in Shady Canyon within Irvine, California.

Foundation is currently being poured on an approximately 10,000 Sq. Ft. residential home. We just finished kitchen and bath design concept. Tiles and bathroom fittings were mostly sourced from Waterworks, Walker Zanger and Ann Sacks in Los Angeles.

Here’s an image of French Provençal rendering provided from our architect. I am also sharing a few more images from Mas de Pilons, France. Inspiring!

Approval process went pleasantly smooth, thanks for the wonderful client. It truly is a bonus working with client that has an impeccable taste.

 

 

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5 Red Flags in a Fixer Upper Home

 

5 Red Flags in a Fixer Upper Home

By Tali Wee of Zillow

Purchasing a home that needs work can be both exciting and stressful. An upside to buying a fixer-upper is having the ability to customize while making the necessary improvements. Further, a home in need of updates is most likely less expensive, so the property usually falls under budget when compared to a move-in ready home. However, there are certain red flags to keep an eye out for when purchasing a fixer-upper, as they are potential indicators of more serious and expensive problems.

 

When searching for a new home, consider these five issues that may not be worth the hassle.

 

1. Bad Location

 

Changing the interior design and overall structure of a home is possible. Buyers can completely demolish and rebuild homes if approved by the city. However, once land is purchased, homeowners are stuck with that location. Therefore, buyers should pay extra attention to the neighborhoods of potential properties. Conduct online research to determine if the area is safe and comfortable for a family. Additionally, check out schools, parks and accessibility to grocery stores and gas stations. Even if the house is purchased specifically to flip, future homebuyers are going to take location and safety into consideration before making an offer.

2. Water Damage Signs

 

Water stains on the walls and ceilings of a home may indicate serious property damages. Although seemingly cosmetic, water stains can point to mold, leaking pipes and other major issues within the walls. Warped floors, especially linoleum in the kitchen, may be an indicator of a leaky dishwasher or kitchen sink pipes. The problem goes deeper than replacing the floor; the home could need a plumbing overhaul!

3.Dilapidated Roof

 

Roof repairs are one of the most expensive basic home updates. Signs that a roof needs repair are curling or clawing shingles, worn away granules, bare spots, broken pieces and buckling. Often times, leaks harm insulation prior to seeping through ceilings, causing drywall and floor damage. Even without noticeable damages, always ask an inspector when the last time the roof was replaced just to be safe.

4. Pest Damage

 

According to the National Pest Management Association, $5 billion is spent each year to remedy termite damages on properties in the United States. In fact, most insurance companies do not cover the cost of termite damage, since it’s technically a preventative maintenance issue. Therefore, any pest damages should be properly assessed before seriously considering a property purchase. Some signs of termites are fecal pellets and dead wings. Damages occur in walls, ceilings and sagging floors.

5. Questionable Disclosures

 

Pay close attention when reviewing disclosures. Any previous renovations conducted by a non-professional or homeowners themselves may require a complete overhaul. For example, if electrical wiring was completed by the previous owner and does not meet legal standards, drywall may have to be torn down to redo the wiring and ensure it’s up to code. Make sure every project authorized by the previous homeowner was permitted by the appropriated legal body, such as the city or county, especially when it comes to additions and conversions.

 

While these five red flags aren’t always deal breakers, investigate all concerns further and assess improvement costs before making an offer on a home. This way, homebuyers are less likely to lose money on a fixer-upper with major problems while avoiding the anxiety caused by unexpected required repairs.

 

Wardrobe, closet or as I would like to call it “the dressing room”.

Why not make our daily closet visit like a boutique shopping experience? Instead of thinking about a ‘closet’ I envision as a ‘dressing room’ which instantly puts a smile on my face. When I first met my husband, I was amazed by his habit of living minimally. One type of soap, one laptop, one pair of shoes . What we do not use, goes quickly to the local donation center.

As the weather outside turns cool and crisp, we edit our fall wardrobe. I purchase timeless classics instead of the latest season trends.

Recent note to self… my next purchase would be the best thing in my dressing room! Why didn’t I learn this during my costly fashion mistake teenage years?

Fashion and interior design complement one another. Design principles are shared when creating furnishings in a room or dressing an outfit. In both disciplines, one determines a focal point, creates silhouettes, and balances proportion. We can update our decade old dress with a new accessory or refresh a room with a throw blanket.

A few inspiring images…

Poliform | Los Angeles

Pierre Lissoni Closet | Los Angeles

Jenny Lyonns | J.crew

Yoga Studio

When the day is veering off in the opposite direction, I retreat to yoga. I do not roll out my mat at just any yoga studio. I need a hushed retreat to rest my mind. I secretly hope every yoga studio would resonate with yoga principles of calmness and contemplation.

Yoga studios I am drawn to often utilize recycled materials, raw concrete, and a monochromatic color scheme. And who doesn’t like a spa experience with contemporary tunes? A well designed studio often dresses the walls with artwork, sconces and window treatments. At the end of the day it always helps to focus on simple clean lines.

Here’s a few images to encourage… Namaste.

Pink at its best

A decorative pillow was inspired by an artwork above.

Location | Los Angeles, Mid City West

CSIMPLICITY DESIGN

Before + After | Hollywood Hills

Bathroom renovation | 6 weeks

 

Hollywood Hills

 

 

 

Kitchen Storage

Boffi | Kitchen 

Product description

A new series of elegant drawer accessories in stained black wood with beautiful detailing. The accessories are compatible with all Boffi Kitchen drawers, black lacquered steel, stainless steel or aluminum.

I am falling head over heels for a well thought out kitchen, huge crush…

 

 

5 Optional Materials for Home Siding

| Image credit | Redfin | Saint Helena | Napa | California

Siding your home is more than just good looks. Here are 5 options for materials. As a home owner, builder or a developer, we constantly look for the right answer. Take your geographic location, budget and aesthetic into consideration. First impression of a home is its exterior facade. Make an impression!

1. Brick

– Made of clay and shale, high durability

– Resists termites, fire, mold and rot

– Low – maintenance

– Higher price tag

2. Wood

– Optimal green choice

– Beautiful

– Renewable, recyclable

– Requires maintenance, and can shrink and expand

– Can be twice as expensive as engineered wood or fiber cement

3. Engineered Wood

– For people who prefer the look of wood

– Good green option

– Less costly than real wood

– Factory pre-primed, no special installation process

– Moisture problems can result from installation errors

4. Fiber Cement

– Superior stability

– More affordable than wood

– Low-maintenance product

– It would not rot, buckle or warp

– Heavier than most sidings and can crack

– Moisture problems can result from installation errors

5. EIFS | Exterior Insulation Finish System

– Look like stucco product

– Adds insulation to the exterior of a home

– Less costly than stucco

– Liquid applied barrier blocks moisture

– Must be installed by a trained professional

– Less durable than wood

Top 5 at KBIS 2011 | Las Vegas Kitchen & Bathroom Industry Show

At this year’s kitchen & bath show, minimalist design continued to be popular. There were strong indicators that people are looking for softer classical styles and a more comforting look. Aesthetics were more natural and organic.

1. Robern | Vanity Storage |

Incredibly practical construction for bathroom vanity storage. The slim design creates more possibilities for sink and faucet selections. Above the drawers, a LED night light casts a soft glow in the middle of the night that is easy on the eyes. The vanity lends a sense of visual spaciousness with a modern appearance.

2. Ann Sacks | Visage Tile |

Inspired from 18th and 19th century antique mirrors. The soft grey casts a silvery depth on its antiqued glass. It was absolutely stunning! The slight shimmering would glamorize any room, perhaps in a powder bath, cigar room or library. A perfect tile application for backsplash. Quality reflects high-style.

3. Wetstyle | Freestanding Bathtub |

The new Be Collection bathtub rediscovered nature with a nutshell shape. Simple silhouettes detailed with a subtle peaked seam for spine support. Modern contemporary design, a true natural beauty. I personally tried out the tub during the show… it’s already added to my wish list.

4.  TOTO | Wall-Hung Dual-Flush Toilet |

TOTO, an industry leader in plumbing products, is known for its high-efficiency toilets, faucets and showers. I constantly look for quality products with reliable performance.  This Aquia wall-hung dual-flush toilet features SanaGloss ceramic glaze. Its design prevents debris and mold from ceramic surfaces which leads to less water in cleaning. Best-in-class flushing technologies with EcoPower faucets and flush valves harness the energy of moving water. TOTO contiues to be one of the top requested bathroom plumbing manufactures.

5. Samuel Heath | Bath Filler & Shower Valve

Its timeless approach created this classic bath filler with handheld and thermostatic shower valve. Intricately crafted pieces designed and made in England. Beautiful plating deposits with layers of finishes This ensures a perfect adhesion to produce a deep lustrous long lasting finish. Finishes available in antique gold, chrome plate and polished nickel. The antique gold is quite a jewel, unlike an average brass.

We stayed at Las Vegas Encore Wynn Hotel, designed by Roger Thomas. It has a dramatic cinematic presence. The rooms were heighten with vibrant colors and sense of balance.

We end our Las Vegas day at La Cave restaurant with a few old friends from the UCLA Architecture Interior Design Program. We tasted many savory plates in this luxurious hideaway. All my friends have been wonderful over the years as we share our experiences and design secrets. We had a lovely time and hope to be back very soon.

Playa del Carmen

The Tides, Riviera Maya

Just returned from Riviera Maya in Playa Del Carmen. One of the most relaxing trips we’ve taken. It was raining and thundering for a few days, the mood was enhanced with serenity. Lounging by the private plunge pools alight with candles, I feel like a royalty.

Bedroom suite… the style manifests itself in a white, organic, open-plan layout. The rich-grained hardwood warmed up and softened by comfortable furniture. A sense of true visual harmony.