Staging: Every Room Needs a Little Color

I worked with an amazing home owner this week with the best attitude. She had done all the research and staged her house 99% perfectly. It even smelled good! Quite frankly, I missed the one percent when I was taking photos because it looked fine to the naked eye. Then I looked at this first photo on my screen and said, "Whoa, that room is beige!" I went back, we made a simple addition, and the results are obvious. This is something I need to remember as a photographer for future shoots and a good reminder for anyone staging their home. Your eye needs something to rest on in a room and in a photo!

 

Photo Shoot: Perfect Balance

I love when the home owner makes my job easy by staging their house perfectly before I show up. These photos are a great example of the perfect balance of uncluttered yet not empty. A beautiful blue Texas sky always makes the outside photos winners too!

 

Photo Shoot: Simply Beautiful

 This home just goes to show that you don't have to live in a mansion to have great photos. A clean, decluttered, well lit home always looks like a million bucks!

Home Improvement: A Fresh Coat of Paint

Awhile ago I did some digital mock ups of different color schemes on a neighbor's house. It is a style I like to refer to as "Texas Tudor" and was built in the late 80s. We weren't sure when the paint was last refreshed. The brown on the trim was definitely an 80s brown, with a strong reddish tint and was also faded and past its prime. The cream color was looking tired just from dirt and age. She has a lovely brick with various shades of grays, tans, and browns that we were able to choose from and we messed around with several. Here it is to start:

She wound up deciding to stick with the original cream color for the stucco areas, but chose a more contemporary cooler dark brown for the trim, Dark Chocolate by Valspar. The fresh coat of paint and crisper trim color really made the house pop, but the door was still a dark spot on this home's bright new outlook.

 

From the street you could barely see her entrance at all: 

Using basic software, we tried out several door colors, but then she spotted one in a magazine that took her fancy. Her favorite color is green, and I am a big believer in a home being as much of a reflection of the person who lives in it as possible, so I strongly encouraged her to take this bold step. Plus this jade green looks great with the rest of the color scheme. Now the door looks as fresh and crisp as the rest of the house AND you can see it from the street.  There is no more intimidating dark cubby at the front of her house. Instead, she has a front porch that says: Hello! Come on in!  What could be more Texan than that?

Photo Shoot: A Stunning Salt Box

The architecture says New England, but the romance is purely southern:

https://www.har.com/homedetail/110-e-state-st-eagle-lake-tx-77434/1161583

Photo Shoot: 1946 Ashley Lane

https://www.har.com/homedetail/1946-ashley-ln-sealy-tx-77474/167525

Photo Shoot: 5900 Wild Flower

https://www.har.com/homedetail/5900-wild-flower-rd-sealy-tx-77474/9815843

DIY: Painting Vinyl Tile

 According to The Stones, we can't always get what we want, but if we try sometimes, we get what we need. Well, in this case, what I wanted was a cheerful vintage reproduction vinyl tile for the master closet in the Project House. Specifically I wanted this one from Floorpops called Sevilla. Unfortunately it was out of stock everywhere that was a legitimate source. I could still have gotten it if I wanted to pay twice the price for half the tiles on Amazon. I did not.

I would have settled for this one called Remy, but it was also unavailable. It did remind me of a stencil that I had considered at one point and then rejected due to the price. Thus was born a bright idea. I would paint my own vintage looking tiles.

Step 1: Decide on the design. I decided to go with the Remy design, but simplified it even more to suit my minimalist taste. However I stuck with the colors from the Sevilla tile since that is what I really loved about it. If you are going to hand paint tiles, you might as well personalize them and get EXACTLY what you want right?

Step 2: Buy inexpensive tiles. Obviously I was looking for something that I could create a vintage design on, but if I had just wanted a beach/coastal vibe, I could have bought anything stamped with a wood design and rolled on a coat of white or any other light color. The same could be done with gray paint on a wood stamped tile for a rustic look. I got these at my local lumber yard for $22 for 45 of them. I need at least 30 and would have been looking at around $100 to get the ones I wanted. I liked the diamond in the middle and decided to keep it as part of my design.

Step 3: Chalk paint--because it sticks to anything. $15 for the little pot of Amy Howard, and I think it will do all of the tiles. Again, another opportunity to personalize your tile. You can do a rustic chalky coat with a sponge brush like I did or roll on a couple of coats with a sponge roller for a smoother more polished look. My neighbor saw these and thought I should stop at this step. I have to admit that when I had 20 of them laying out together it did look good and would have been very pretty, but I had a goal in mind!

Step 4: Make a stencil. I printed out half the design in order to get it close to 12 by 12 size. I cut out the parts I wanted and then traced them onto a plastic place mat from the Family Dollar using a Sharpie. It was easy to trace half and then flip it to create the full center design and I only needed one for the corners. I then cut out a pattern that I traced on to the tiles. It's sort of a reverse stencil.  You could easily use a utility knife to create a regular stencil.

Step 5: Trace the design onto the tile with a pen or pencil and then paint it. I used left over interior and exterior latex paint from other projects to create the design. I plan to seal the tiles with Varathane once they are all in place. It probably isn't necessary since it's a closet and won't get much traffic and that will mostly be bare feet, but it will give it a nice shine.

As a side note, it would save both time and money to simply paint and stencil the floor if it is in good enough condition to do so. 

When it comes to home improvement, you really can't always get what you want, but if you try, you just might find, you save some money and wind up with a personalized end result you like even better!

The Project House: Soffit Vents

Sometimes you have to get creative when dealing with older homes. One issue we needed to tackle was a lack of ventilation in the attic of our project house. We are installing ridge vents, not sexy, but super effective and soffit vents. Four of the soffit vents are right at the front entrance so my husband was opposed to the usual store bought ones. Instead, we built our own using window screen, cedar strips, and decorative aluminum sheets that are made for duct work, etc. They come in a few different styles and colors and are a nice way to add some character to an otherwise boring functional piece. This also allows you to create much larger vents allowing for greater air flow.

Decorative aluminum sheets from Home Depot:

https://www.youtube.com/watch?v=XcL_cbx-kHU

Project House: Installing a Factory Laminated Countertop

Every DIYer knows that when you are renovating a house, there will be snags that cost you time and money--blood, sweat, and tears projects. There have been a few one step forward, two steps back projects so far. The vanity in the hall bath has been one.

One of the things that I really liked about our project house was the tile backsplash in the hall bathroom. It's a little thing, but something I wanted to keep. I didn't love the tile countertop though. The tiles at the front were uneven and the whole install was iffy leaving the sink wobbly and a few tiles on the top improperly supported. 

Front tiles over 1/4 inch uneven

Still, my original plan was to carefully remove the uneven tiles and replace them with a piece of trim, stabilize the sink and shore up the wimpy tiles. This plan did not survive the first shot. The tiles on top didn't have enough glue under them and two of them cracked immediately. My second plan was to put a piece of sheet laminate over them using Loctite Power Grab. That might have worked if I had known to use 2 or 3 tubes of the stuff, but as it was, I had a less than quality result. In the end, I busted out the tile, the sheet rock it had been glued to and the original laminate countertop. (Much sweat) After installing 3/4 inch shims, we were able to put in a new factory laminated countertop that looks really great. 

However, in order to get it in place, we did have to take out part of the door frame. It was either that or the tiles I love so much. Also, the husband sliced open his thumb because laminate edges are sharp and someone wasn't wearing gloves. (Much blood) Once again I relied on Mor-Flexx to caulk the seam between tile and counter to mimic the look of grout. 

There haven't been any tears yet, but I still have to get the water hooked up and the sink actually installed, so there's still time.

This counter was purchased at Sutherlands, but similar are available at Lowes and Home Depot. The quality of laminate has improved so much over the years and the cost savings are so significant that I've come to prefer it over stone. Just don't lay a hot curling iron on it!

Home Improvement: Rustoleum

And now, a word from our sponsors...just kidding, I don't have sponsors, but if I did, one of them would surely be Rustoleum. Over the years, my husband and I have used a ridiculous amount of their products for various projects. In some cases, it's just a great way to save money. In others, it's the only way to really salvage an object. In all cases, Rustoleum is hands down the best spray paint known to man. It sticks to anything, and man does it stick. Plus the whole rust prevention thing is great.

In previous posts you saw two of my favorite colors: Green Apple and Seaside. One gave new life to an old metal chair I bought at an antiques market for $20 bucks, the other to a faded and oxidized plastic flower pot that came with the Project House.

As mentioned before, one of the few working original pieces of the house was the doorbell. Both the inside and outside parts needed refinished though. The inside cover for the chimes is of course plastic and was once yellow, but had since faded to that nasty yellow that old plastic turns. Replacing it is of course not an option, so I painted it with the same metallic black that I painted the exterior button with. Better than new!

Staging: Curb Appeal Best Buys for Landscaping

When it comes to curb appeal, you can't say enough about its importance in selling your home. It's what makes for that magazine worthy photo that gets people to click your listing on Zillow. It's what makes them fall in love with your home the minute they pull up to look at it. Whether your home is charming, stately, characterful, or sleek and modern, it's got to make a good impression.
Having said that, there are definitely some places that are better than others for investing your staging budget. I've discussed before the importance of a freshly painted door, a nice Welcome mat, etc. and now some thoughts on landscaping.
First and foremost, your yard needs to be clean and tidy just like your house. If you have existing landscaping, this is the time to cut back anything that is overgrown, remove anything that is dead, and replace mulch that looks sparse or decrepit.
But what if you are like a recent client of mine who didn't have any landscaping to speak of? or what if you clean up and cut back and find things looking a little sparse? Of course most people's first inclination is to drive to the garden center and buy a bunch of bushes and plants, but anyone who has done that knows it adds up very quickly, and if you are moving away and your house will be shown vacant, all that money is likely to go to waste without regular watering. So what's a seller to do?
First off, a reality check. The cold hard truth is that a lot of modern buyers aren't really into gardening and landscaping. They have jobs, children, and social lives that take up their time so they are looking for a home that is low maintenance. This is good news for the seller as it means not having to break the bank (or the back) planting a bunch of bushes and shrubs. A few well placed plants along with other garden items that don't require care are almost always enough to do the trick. Oh, and there is a trick: HEIGHT.
The "taller" a plant is, the more it gives the illusion of established landscaping. You also want a variety of heights to make your "landscaping" visually interesting. Unfortunately, the taller or bigger a plant is when you buy it, the more expensive it will be. So to save money, we cheat.

1. Hanging plants. The fastest way to add height to your landscaping and a sense of shade and privacy to a porch is hanging plants. If you don't have a porch, shepherd's hooks or decorative wall brackets are great ways to get those plants up in the air. This is a great cheat for houses without established trees.
2. Tall containers. Ok, I know tall containers can cost over $100, so again, we cheat. Buy a 13 gallon trash can, paint it a pretty color with spray paint that will adhere to plastic, punch some drain holes in the bottom, put a brick or some gravel in the bottom to make it more stable, turn a smaller trash can upside down and place inside, then fill the remaining space with potting soil. Add a tall plant such as rosemary in the center and trailing plants such as petunias or alyssum around the edges. Two rectangular cans painted in a bright color on either side of the door is perfect for a mid-century modern, while a round can painted in copper or bronze can add a sculptural element to the gardens of more traditional homes. Another great cheat is to use a glue like E-6000 to attach to inexpensive pots together at the base to create an urn.
      Hint, this is a great cheat for replacing a dead bush or shrub, especially if you want to maintain a sense of symmetry.
2. Plant stands. Another great way to add height to your plants by a front door or in the garden is a plant stand. Luckily, there are many inexpensive and attractive versions available from Wal-Mart, Dollar Stores, etc. but you can save even more money by thinking outside of the box. My favorite cheat is an old chair painted with leftover paint or a can of mis-tint from the local hardware store. Chairs are almost always readily available at yard sales, thrift stores, and on the road side. Really any object that gets your plant off the ground will work.
4. Fake plants. If you just don't have time to care for plants, there is nothing wrong with faking it. Just don't go overboard. Avoid fake flowers as they look, well, fake. Stick to greenery and keep the number low. A couple of fake hanging ferns, a faux topiary, or a fake ficus strung with fairy lights on a timer is all you really need to add some green to your home. Fake ivy and succulents make cute accents when set on a patio table. "Planting" them in pots with real dirt and paying attention to the style of container adds to the illusion. Again, dollar stores and second hand stores are your friend.
5. Matching pots. Even if they are inexpensive, having a grouping of different height matching pots is a great way to fill in an empty spot and add visual interest. 3 grouped together can take the place of a shrub and another in the same style pot set on a step or next to the door will draw the buyer in.

Finally, remember that you don't have to rely on plants for curb appeal. I once saw a bird bath at a mid-century home that was literally a cinder block standing on end with a metal pan from the feed store glued on to the top of it. There was a pretty round rock in the center for the birds to perch on. I couldn't tell you what else was in that garden because I was so struck by the simplicity of that object. It fit perfectly with the style of the home. A couple of old chairs painted pretty colors might be all the front porch of a cottage needs.

When it comes to staging in regards to landscaping and curb appeal, the formula is simple. Don't panic. Make it clean and tidy. Consider the style of your home. Add appropriate elements if necessary to draw people in. Be creative. Save money. The best part: you can use your new plants and accessories at your next home if you want to!

Project House: Exterior Lights

Had we been living in this house, "upgrading" the exterior light fixtures would have been more of a priority. As it was, I simply located the breaker and cut power to them. The light on the side of the house was obviously a safety hazard. Hanging loose as it was left the wires exposed and the lack of bulbs meant for exposed sockets. There was also a very large wasp nest in the box. 

So to begin with a word on safety: When working with electricity, I employ the SAFETY THIRD method.

1. turn on the light and shut off breakers until it goes off (shut off the power at the breaker)

2. shut off the switch (cutting off the power at the switch)

3. check for power with a non contact current detector--because you just never know...

When electricity is involved, safety should be first, second, and third in your steps.

After evicting the wasps and letting the area dry completely, I removed the old fixture, which involved cutting and stripping the wires as it had rusted to the mounting plate and the wire nuts had rusted on. 

Once the old light was removed, I prepared to install the new one, which meant getting two rusty screws out of the box. The mounting screws that came with this fixture were very poor quality and both broke when I tried to use them. One I had to drill out, so I was cussing under my breath some. Luckily I always keep every extra screw, bolt, etc that comes with anything so I had good replacements. Never throw away a screw. That's a pro tip right there.

Now here is the REALLY important part, especially if you live in the south. When you install a light fixture or buy a new home, be sure to caulk around the base of exterior fixtures. There are three reasons to do this. 1. Water. It rains a lot here and this fixture is exposed. The brick meant it did not seal flush to the wall it was mounted on, so rain could run in to the box. Rain and electricity are not a good combo. 2. Water. It causes everything to rust and makes replacing a fixture super annoying. 3. Insects. Remember those wasps? Also could be a great home for ants or even termites. For brick walls, I like Mor-Flexx because it looks like mortar and although it only comes in beige and gray, I find I can match just about any mortar. Many caulks are paintable if you can't find a color that matches either your paint or light fixture. 

While I was wrestling the light on the side of the house into place, the hubby installed the new one over the garage door. We used Slate Gray caulk to seal it up as it is a very close match to the paint we chose for the new siding. The fixture is a nice modern upgrade that suits the mid-century style we are aiming for.

After a thorough inspection, the old light was installed on our neighbor's back patio where it fits right in. Her old fixture had not been caulked and thus was a rusted mess that had to be pried off the wall. She has strict instructions to caulk the new one sooner rather than later!

Photo Shoot: A Cozy Barndo

https://www.har.com/homedetail/4066-twin-oaks-ln-sealy-tx-77474/162242

Project house: Entrance Hall in Pictures

Original door and light fixture along with the dark mauve paint. This photo doesn't really show how dark the hall was though.

With the new door, white paint, and new fixture, the hall is much lighter. I'm not happy with the color of the vintage bulb I got so I'll be hunting down a new one. I need to clean the floors and put up some artwork, and then I will have very a welcoming entrance.

The old fixture was nice and we plan to reuse it somewhere else.

I didn't really need a change here, but I wanted something a little awesome to greet me at my front door. This feels a little more Scandinavian which is where I'm headed with the interior.

Project House: Front Porch Upgrades in Pictures

Old front door and light fixture with the mint green siding.

New front door and new light fixture with the new Hardie Board siding.

Red gutters and shutters. The old house numbers peaking out.

The front porch area mostly completed.

One of the few original bits I was able to salvage from the house was the doorbell. It still works and just needed refinished. A quick coat of Rustoleum in metallic Matte Black and it is a near match to our new deadbolt and door handle. I'll need to do the screws at some point too, but I was so happy to be able to keep something original!