#bathroom construction Sydney

[kingbathroomsandkitchens]

Bespoke Bathroom Renovation

Having a bespoke bathroom renovation is a great way to make your house feel more luxurious and unique. You can create a design that matches your tastes and lifestyle, and you can also choose from a wide range of products and materials. These include vanities, custom tiled backsplashes, and textiles.

Custom tiled backsplashes and vanities

Whether you are replacing your old vanity or just want to create a new look in your bathroom, there are a number of materials to choose from. One of the most popular options is granite, but there are many others to consider. You can use ceramic or glass tiles to make your countertop stand out.

For a unique bathroom backsplash, you can try a faux brick tile. This looks like an antique brick, but it is actually made of newly applied tiles. Stainless steel is another option. You can also try stacked stone. These add an element of rustic charm.

If you have a young family, you may want to opt for tempered glass. This is a safer choice. You can also use waterproof wallpaper. This can be more affordable than tile, but it does the same function.

Another option is to install thermoplastic panels. These are easy to clean and durable. These are a great option for bathrooms with children.

Ordering materials in advance

Whether you are embarking on a home renovation project or simply want to upgrade your bathroom to the next tier, you will want to make sure you are doing the right things at the right time. Thankfully, there are a number of steps you can take to ensure you don't end up in a puddle. These steps include planning for success, using the right tools for the job, and keeping your wits about you.

In short, ordering materials in advance is the best way to ensure that your bathroom renovation is a streamlined affair. In some cases, your contractor can even handle the logistics of delivery and installation for you, ensuring that you don't have to dangle your toes in the gutter. If you are tight on time, you might want to try and find items that are in stock, such as shower doors and faucets.

The biggest challenge is knowing which materials to buy, and which to pass up. Fortunately, many companies are reliant on customers for business, and are happy to oblige.

Textiles transform the overall look of a bathroom

Choosing textiles to transform the overall look of your bespoke bathroom renovation is a great way to add interest, texture and comfort. In fact, the right choice can make a small space feel larger and more luxurious.

In this contemporary design, textured porcelain tiles and a floating bench provide a sophisticated and functional look. In this bathroom, the floating bench adds both formal and functional value.

An oversized pendant can be a great way to bring light into a room. This is especially helpful in a powder room where natural lighting is minimal. Alternatively, a clear glass door can give you more privacy while still giving you access to the shower.

An eclectic mix of artwork and prints can be an eye-catching addition to a powder room. This space is long and narrow, and designer Celerie Kemble wanted to keep proportion in mind when purchasing storage pieces. To achieve this, she chose a skirted shelving unit and a tablecloth to use as a shelf cover.

Working with a renovator

Whether you're planning a full-scale remodel or just a quick update, working with a renovator can help ensure you're getting the bathroom you want. Taking the time to find a qualified contractor will prevent you from making costly mistakes that can ruin the quality of your project.

When choosing a bathroom renovation professional, you need to ask questions. Look for a contractor who has a strong reputation and a portfolio of finished projects. You also need to ensure they have the proper credentials and insurance. A good contractor will work within your budget and meet agreed upon deadlines.

One of the first things you should do is write down your goals for your bathroom. Make sure your plan is concrete, so you can clearly define your vision. A general contractor will be able to determine if your plan is realistic and what will be required to accomplish it.

A good contractor is a problem solver and a great communicator. They will coordinate the work of a team of skilled professionals to ensure the job is done on time and within your budget.

[hillsbathreno]

Looking to refresh your bathroom without breaking the bank? From modern fixtures to efficient layouts, you can achieve a sleek update without overspending. Explore local contractors for cost-effective solutions and transform your bathroom into a chic, functional space.

[bensonbuildingconstruction]

Residential Construction Sydney

When it comes to quality Sydney home building services, Benson Building & Construction is a trusted name in the industry. We specialize in crafting beautiful, durable homes that suit the specific needs of our clients. As expert residential builders in Sydney, we provide comprehensive solutions, from design to completion, ensuring every project meets the highest standards of craftsmanship. For…

[mhbprojects]

Looking for a reliable construction company in Sydney? Our MHB Project’s experienced team delivers top-notch residential, commercial, and industrial construction services. From custom home builds to large-scale commercial projects, we ensure quality craftsmanship, timely completion, and competitive pricing. Contact us today for your construction needs in Sydney!

[aarna1]

Best Interior Designing and Construction Company in Greater Noida

Aarna Constructions & Interiors is one of the best Interior Designing and Construction Company in Greater Noida. Our services are interiors, renovation, construction, property inspection, building material supplier, etc. From Construction to Renovation, Interior Designing to Property Inspection, we cover it all. Get the best services at an affordable price. 

[civicplumbings]

What Is a Rimless Toilet: Understanding Toilet Technology

What is a rimless toilet? Many people in Australia are curious about the differences between rimless toilets and the "Boxed Rim" design, which has been the industry standard in that country for many years. Rimless toilets are becoming more popular in that country.

We delve into depth on the rationale behind rimless toilets as well as how they function; to what degree are rimless toilets superior to other options, and what are the benefits of using them?

What is a Rimless Toilet?

As the rim of the bowl is no longer present in modern toilets equipped with cutting-edge flushing technology, these more recent commodes are frequently referred to as "Rimless." This is in contrast to the more traditional form known as a "Box Rim," which encircles the top of the bowl and directs the flush water downwards so that it is distributed evenly around the bowl.

In contrast, a rimless toilet has its whole bowl exposed at the top, and water is directed in a vortex-like motion around the bowl from behind.

Are Rimless Toilets Really Superior?

Thus, given that there are no rims, what are the advantages of having a design of this kind? A Mosman plumber and a number of manufacturers are shifting away from the traditional form of a box rim toilet, which is becoming the new standard not just for toilet technology but also for the design of toilets.

Are Rimless Toilets More Sanitary?

The most apparent advantage of a design for a toilet that lacks a rim is that it is, without a doubt, the model that offers the highest level of cleanliness. In contrast to the box rim design, which makes certain areas of the bowl difficult to reach and allows germs and filth to accumulate without requiring intensive cleaning, the removal of the rim ensures that the entire bowl of the toilet is visible. This is in contrast to the design of the box rim, which was developed in the 1960s.

How Much Water Do Toilets With No Rim Use?

This is based on the efficiency of the particular design, which is why you'll discover that rimless toilets have a range of efficiency comparable to that of regular box rim toilets. This is because the effectiveness of the individual design is what makes this possible.

If you are thinking of replacing your current bathroom suite with a Rimless toilet, then you need to find a solution that uses less water than the one you are currently using. You can do this by finding an alternative that has a lower flush volume. This is something that receives our utmost support. The WELS star rating is the greatest indicator of water efficiency in Australia, and with this standard approach, you can establish exactly how much water is used for each flush. In other words, the WELS star rating is the best indicator of water efficiency in Australia. In addition to that, you now have access to the WELS star rating.

Are Rimless Toilets More Expensive?

Rimless toilets are available in every price range to accommodate the requirements of your specific project; nevertheless, the answer is often not yes. If you are thinking about updating your toilet, the cost should not be a consideration since you can have a rimless toilet for the same amount of money that you would anticipate paying for a regular box rim toilet.

Is There a Large Selection of Rimless Toilet Designs?

Yes! Since rimless toilets are available in such a broad selection of design styles, it won't be difficult for you to locate one that is an excellent fit for the aesthetic that you're going for.

Rimless toilets are also available in all possible configurations that sometimes need emergency plumbing services from Mosman, ranging from the conventional Back to Wall Suite to Wall Facing toilets and Wall Hung alternatives, in which the cistern is hidden behind the wall. These configurations may be found in both residential and commercial settings.

What Are the Disadvantages of the Rimless Toilet Design?

The efficacy of the flush in terms of how efficiently the bowl is cleaned, as well as the risk of water splashing now that the Rim has been removed, are the primary factors that you need to be aware of when it comes to Rimless toilet technology.

Although toilets in Australia are required to pass certain tests, including splashing, it is important to look out for models that do not need a second flush. A good place to begin is by seeing a demonstration of how a toilet flushes.

Final Words

After going through the fundamentals of the question “what is a rimless toilet”, you should ideally have a better notion as to whether or not you should go with that option. Once you have concluded that it is, then you should inform your professional plumbing services provider from Mosman of your decision and concentrate on the appearance, design, and style of the toilet that you want. This is unquestionably the enjoyable part since there are so many wonderful possibilities available. With Civic Plumbing, we got your rimless toilet journey covered!

[daysofyellowroses]

sandwich

carmen berzatto x afab!reader | 7.9k | based on this wonderful request by @kpopgirlbtssvt (sincere apologies this took so long!) | 18+ minors dni | warnings: smut, mentions of abuse, shitty shitty behaviour, language

finally finally finally i am posting this! it was not intended to be so long but i couldn't bring myself to end it, then life and work got busy and long story short, here it is! i have more requests to get working on, but i have a week off from today so hopefully no more delays! 🌼💗🫶🏻

🐻

“I can do this, I can totally do this.”

You repeated the words to yourself over and over, looking at your reflection in the bathroom mirror. It was just a job interview, it wasn't like you were going into battle or something. Still, that thought didn't ease the knot in your stomach. Job interviews were always nerve-wracking, it was just the nature of them. You'd lost track of how many you'd been on, they all started to blur together. Some of the jobs weren't even really what you wanted, but you needed something new. Your notice was burning a hole in your pocket, just waiting to be handed in. 

You stepped back from the mirror, taking a deep breath. Your outfit looked professional, you felt. A white shirt and navy pants, simple but effective. You forced yourself to smile, to try and feel more relaxed. The world wouldn't end, you still had a job, technically, had a roof over your head. A new roof, a new life. Now you just needed a new job and it would all fall into place.

Heading into your bedroom, you checked your phone to see which interview it was, your calendar flooded with notices. The latest was a hostess job for the Bear, a newly opened restaurant. You'd been a little surprised to get a call for an interview, while you had worked in a restaurant before it was a couple of years ago and you'd worked there for less than a year. Still, an interview was an interview, and you wouldn't be too down if you didn't get it.

When you arrived at the restaurant, you wondered if you'd gone to the right address. In theory it looked like a restaurant, but there was still a whole lot of construction work going on. You wondered how soon the soon-to-be-open was exactly. Heading inside, you raised a brow at how much work was being done, an interview on a construction site would be a new experience for sure.

After a moment,  a blonde woman walked through one of the open doorways, picking her way across the floor to you. She seemed to be heavily pregnant, but it didn't stop her weaving through the room with ease.

“Hi, sorry to keep you waiting,” She smiled as she approached you. “I'm Natalie, one of the managers here. You must be my ten o'clock interview, come on in.”

She led you to a table that had been laid out how you imagined all the tables would eventually look, with its elegant wine glasses and luxurious napkins and cutlery. There were, you noticed, three chairs across the table from you, your heart beating a little faster. You didn't mind interviews but when there were three or four people talking to you at once it could be a little intense.

You gave her your details and placed your purse on the back of your chair, taking a deep breath.

“Great,” Natalie smiled, placing the copy of your resume that you had given her on the table. “I'm just waiting for-”

“I'm here,” A voice called from across the room. “Sorry I'm late.”

You looked over, finding a tall man in a dark suit walking over to the table. He looked about mid-40s, piercing blue,eyes, pretty attractive but not necessarily your type. Not that it mattered, you told yourself. Finding your boss attractive hadn't been great for you historically. 

The man introduced himself and you did the same, sitting up a little as he sat down beside Natalie.

“Are Carm and Sydney coming to this one?” Natalie asked Richie, quietly. “They said they would.”

“Said they'd try,” Richie replied, looking over to you with a polite smile. “But let's get started shall we?”

“Absolutely.” You nodded with a smile, taking a deep breath. 

“Well let's tell you a little bit about us,” Natalie smiled. “As you can see we're still in the renovation stage, but we're close to the end now. We were a sandwich shop before but now we're moving to a more high end operation, which we're all very excited about. It's a great team we have here, and we're looking forward to building on what we already have.”

“That sounds great,” You smiled, glancing down to the table for a moment to gather your thoughts before looking back up. “I'm used to working as part of a strong team, so that wouldn't be a problem.”

“Excellent,” Natalie nodded, looking at your resume for a moment before looking over to Richie. “Well Richie here is our front of house manager so I'll let him fill you in on what we would expect from you.”

Richie nodded, looking over to you and you felt your heart race a little. For good or bad you weren't sure, but you decided to roll with it.

“As Natalie said we're going to be a high end operation,” Richie began, his gaze burning into you. “What does that mean to you?”

You thought about it for a moment, adjusting the napkin in front of you before looking back at Richie. 

“To me it means excellent food, a comfortable and relaxed atmosphere, and a strong focus on customer service.”

Richie was quiet for a moment and you found yourself questioning your answer. 

“Good,” Richie nodded, sitting back a little. “Now..”

It was fifteen or so minutes later when the door to the restaurant opened. Richie and Natalie both glanced over and you paused what you were saying. After a moment they looked back at you and you kept going, a man about your age coming over to the table and sitting in the empty chair beside Natalie. He gave you a polite smile and you felt your heart race in a way you knew definitely wasn't good but in the best possible way. 

“Apologies for my brother's lateness,” Natalie sighed softly, gesturing to the man beside her. “This is Carmy, he's the head chef.”

He smiled as he held his hand out to you and it took you a second to remember your own name. You shook his had, trying to ignore the spark that shot through you.

The rest of the interview felt like a blur, before you knew it you were saying your goodbyes and heading out. You had no idea if you had actually done well or not, with every other interview you'd had some idea but you were honestly clueless with this one.

It was a couple of days later when you got a phone call. You had just gotten out of the shower when your phone rang, you could hear it from your bedroom and quickly threw a towel around yourself before heading into your bedroom. You didn't have time to check the ID before answering your phone, clutching your towel around yourself. 

“Hello?”

“Hi, sorry to call so early.”

You vaguely recognised the voice, running through possible options in your head before it dawned on you.

“Uh..no, no it's fine,” You nodded, sitting on the edge of your bed. “Don't worry.”

“Great,” Carmy replied. “I wanted to thank you for coming in the other day, we had a lot of interviews..”

You took a deep breath as you braced yourself for rejection. It wouldn't be the worst thing, but it still always felt a little deflating to be told you weren't good enough. 

“..and I wanted to let you know that we would love to have you on board, if you're still interested?”

Your heart flew into your mouth, your mind unable to process an answer for a moment.

“I..yes, yes I'm still interested,” You nodded, a smile breaking out on your face. “That's amazing, thank you so much.”

“My pleasure,” Carmy's voice sounded low in your ear and you found yourself clutching your towel tighter. “I know you have to work out your notice in your current job but whenever you're free to start, we'll be here.”

“Oh, great,” You murmured, cursing yourself for sounding so dazed. “I'll hand my notice in today, and..I'll keep you updated. Thank you so much.”

“Don't mention it, I'll talk to you soon okay?”

“Okay,” You nodded, saying your goodbyes before ending the call and sitting on your bed for a while longer to process what had happened. It was a weight off your shoulders, of course, but you still had a nervous excitement about it.

The two weeks you had to finish out seemed to pass by in an instant. On your last day you were given a card and flowers, someone brought in a cake, and you found yourself wondering if anyone would even remember you in a week's time.

Then, before you knew it, you were getting ready to start your first shift at the Bear. It was the opening night, and you weren't sure if the nerves would ever end. The evening was all a blur, you felt like you were on autopilot, watching your own body in action. Richie took the helm much to your relief, and you just followed his lead. By the time you were putting your jacket on and getting ready to go home, you weren't sure you hadn't dreamed the whole thing. 

The nerves really hit on your following shift. There wasn't the buzz of the opening night, the pressure that made you strangely calm. You spent a solid two hours getting ready, looking at yourself in the mirror for a ridiculously long time. Your dress felt too short, even with your dark tights. Your makeup felt like it was too much and not enough. Eventually you had to leave, and tried to push your insecurities aside before they drove you crazy.

You arrived at the restaurant just in time for the staff dinner, taking your seat and taking off your jacket. You felt too nervous to eat, even though the food looked incredible. Instead, you opted to take a sip of water, glancing up and finding Carmy looking at you. He looked away when you met his eyes and you slowly set your cup down, adjusting your dress under the table.

While you forced yourself to eat something, you looked over to Richie as he launched into a story, finding yourself relaxing slightly. You were sure you felt eyes on you, but when you glanced at Carmy he wasn't looking at you. After dinner, the nerves struck again as everyone got ready for the service. You hung back for a moment, taking a deep breath. 

“Hey, feeling okay?”

You looked up and swallowed a breath as you saw Carmy walking over to you.

“Uh..yeah, yeah I'm good,” You nodded, clearing your throat. “Just the tiniest bit nervous. It's been a minute since I was in a job like this..I hope last night wasn't just a fluke.”

“It wasn't,” Carmy smiled, raising a brow. “Don't worry. You were great, really great. You can do this, just overthink it, alright?”

“Alright,” You smiled, feeling the knot in your stomach loosen slightly. “I won't.”

Service actually went well, at least for a while. You put on a mask of confidence and found yourself feeling better about your abilities as the evening went on. Until, that is, you were in the kitchen explaining an order update for a table when Richie burst in with a face like thunder and your stomach dropped.

“Hey,” He looked over to you and you already wanted the ground to open up and swallow you. 

“Did you seat table nine?”

“I..yes, I did,” You nodded, wondering what exactly the problem was, nothing springing to mind. “Why? Should I..not have?”

Richie sighed and ran his hand over his face, while you felt like you were back in school about to be ripped apart by a teacher. 

“You seated them,” Richie nodded, resting his hands on his hips. “Despite the fact that table nine is reserved for seven thirty, did you just decide not to do your job?”

“I..I'm so sorry,” You insisted, holding your hands up.  “It was a mistake, I take complete responsibility for it, I'm so sorry.”

“You should be,” Richie sighed, shaking his head. “You made the mess, you clean it up. I can't fucking believe this.”

“I..” You stopped yourself as Richie held his hand up, trying to hold back your tears and cursing yourself for being so damn overly sensitive. 

“No, you just need to stop,” Richie muttered. “I gotta think.”

You closed your eyes for a moment and took a deep breath, looking over your shoulder as you felt a hand on your back.

“Don't worry,” Carmy murmured softly, meeting your eyes. “he's just a drama queen. You can do this, don't panic.”

You felt more eyes on you, some of the other chefs looking at you with surprise before they got back to work.

“Alright,” You nodded, taking a deep breath before looking back at Richie. 

“I'll handle it.”

You left the kitchen, holding your head up high and leaving the mask aside. 

After service was over, you slipped out to the back and sat on a low wall before pulling a back of cigarettes from your purse. A moment later you let out a long exhale and felt your body relax. 

“Mind if I bum one of those?”

“Of course,” You smiled, holding the packet out to Carmy as he walked towards you. “Go for it.”

“Thanks,” Carmy nodded, taking the pack. “Didn't have you pegged as a smoker. No offense.”

“None taken,” You smiled, wrapping your arm around yourself. “I don't smoke so much anymore, just after a tough day. Stress reliever.”

Carmy nodded as he lit up a cigarette, handing you back the packet. “I get you. But I should warn you this job will have you back smoking full time, nature of it and all.”

You nodded as you took a drag of your cigarette, watching Carmy sit down beside you. 

“Thanks for the heads up..and I'm sorry again for tonight.”

Carmy shook his head, leaning forward and resting his arms on his knees.

“Don't apologize, honestly. It was an honest mistake, it all got resolved. Richie just needs to have a moment now and then. He'll apologize in a day or two.”

“Can't wait,” You laughed softly, flicking your cigarette by your feet. “I really thought he was gonna kill me at one point. If I'm still here in a month I'll be amazed.”

“You'll still be here,” Carmy nudged you gently. “If I have my way anyway. Don't let Richie get in your head. You're good at what you do, embrace it.”

“Are you a chef or a life coach?” You teased, smiling to yourself. “I just get a little too in my head sometimes, overthink things.”

“Well join the club,” Carmy laughed softly as he shook his head. “We're all guilty of that. You just gotta push past it, I guess.”

“Hm, has that ever worked for you?” You asked, looking over to Carmy.

“Honestly?” Carmy met your gaze, his cigarette between his lips and his eyes sincere. “Not even once.”

“Hm, I suspected as much,” You smiled, looking away. “easier said than done, right?”

“Right,” Carmy murmured. “So maybe we just tell each other when we're overthinking. Get the thoughts out.”

“That sounds great, in theory,” You raised a brow, looking up for a moment with a smile. “Guess we'll just have to see how it goes in practice.”

A month later, you had started to settle into your role more, getting more comfortable and confident. There were a couple of slip ups here and there, but you always seemed to have Carmy in your corner. You got better at handling problems, and gradually started to build a bond with Richie, who you grew a soft spot for.

One particular Saturday, there was a plan to go for drinks after work. You hadn't been planning to go, but figured it would be nice to spend some time with everyone outside of work, in your normal clothes and without only being able to speak in short bursts.

Well, you and Carmy did tend to spend some time after work having a cigarette, sometimes it was twenty minutes, sometimes it was an hour. At first you would just talk about work, about the night's service, any annoying customers, but gradually you started to learn more. You found that you enjoyed just listening to him talk, when he would tell you little snippets of his life. It was never too much, too detailed, but enough for you to piece together a more clear picture of his life. You shared some details of your life, never anything too much, but enough that he seemed interested, asking you more and more questions. 

After service that Saturday, you felt like you could sleep for a week but everyone else's excitement gave you a buzz. You got changed in the bathroom, throwing on a pair of dark jeans and a simple red velvet top, stuffing your hostess dress into your bag. You felt more than ready for a drink, but there was one thing you had to do first.

“Didn't think you were coming out tonight.”

“For a drink or a smoke?” You asked, walking over to the wall and sitting beside Carmy. He was wearing jeans and a sweater but when you were so used to seeing him in his whites it made a difference. 

“Either,” Carmy handed you a pack of cigarettes. “Not complaining though.”

“Didn't think you would,” You smiled, plucking a cigarette from the pack. “I told Syd I'd head to the bar in a few, they're all gonna go on ahead. Richie said first round on him.”

“I'll believe that when I see it,” Carmy scoffed, shaking his head. “What's your poison?”

“Arsenic,” You replied, looking over to Carm with a grin. “Ask an old question and get an old answer.”

“Alright, fair,” Carmy nodded, a smile on his face. “if I was to give you a drink right now what would you have?”

“Right now?” You looked up for a moment, thinking about it. 

“Mm..probably like a whiskey sour.”

“You're such an old man,” Carm laughed as you rolled your eyes. “A whiskey sour?”

“It's a classic,” You lightly swatted his arm. “Don't knock it. We can't all be cool bros who drink fucking beer.”

“I never said I was having a beer,” Carmy raised a brow, holding his hand over his heart. “You're really gonna slap me with the bro label?”

“Yeah,” You nodded, taking a drag on your cigarette before looking over to Carm with a grin. “It's an old man's prerogative.”

You and Carm ended up arriving at the bar after everyone else had already finished half their first drinks. One of you had suggested walking to the bar, it didn't seem so far away at the time. On the way you'd stopped to get cigarettes, arguing over who was paying, Carmy beating you to the card machine by a split second.

The bar felt warm when you walked in, Carm's hand on your back as you removed your jacket not helping. He told you he'd order the drinks, disappearing before you could offer your card.

You joined the others, sitting down beside Richie and laughing as he wrapped his arm around your shoulders and rested his head on yours. By the time Carmy came over with your drinks you were caught up in Syds's story, taking a moment before looking over to Carm and mouthing a ‘thank you’.

As the night went on, you weren't sure how many drinks you had actually had, between your trips to the bar more glasses were placed in front of you, everyone forgetting who they actually owed. In the latest bar you'd all ended up in, you leaned against Carmy's shoulder, his arm around yours.

“Oh shit,” You heard Richie exclaim, slowly dragging your gaze over to him. 

“They got karaoke!”

“Karaoke?” You grinned, looking up at Carmy. “Oh wait, you're probably too cool for that, huh bro?”

“Shut up,” Carmy rolled his eyes with a smile, lightly squeezing your shoulder. “We can't all get up and belt out Sinatra.”

“Hey,” You raised a brow. “My drinks may be old but my music taste is not. Get me the sight up sheet.”

The lights of the stage felt bright and hot on your already warm skin, but you felt a rush of adrenaline as everyone cheered and your eyes met Carm's. 

“Hey,” You smiled, giving a little wave and trying not to cringe at the sound of your voice in the microphone. “I'm gonna sing a song that I love, and hope I don't butcher it entirely.”

You laughed softly as the Bear crowd cheered, someone giving you a whistle. The alcohol-induced confidence took over you as the music started, and you decided to just embrace the moment as you held the microphone.

‘All the lights in Miami begin to gleam

Ruby, blue and green, neon too

Everything looks better from above my king

Like aquamarine, ocean's blue

Ah ah ah ah

Ah ah ah ah

Cacciatore

La da da da da

La da da da da

Limousines

Ah ah ah ah

Ah ah ah ah

Ciao amore

La da da da da

La da da da da

Soft ice cream’

Any lingering nerves you had disappeared when you looked over to your table and heard cheers, your eyes meeting Carmy's for a moment. His gaze was totally focused on you, your heart beating faster as you continued the song, feeling a little more confident as you kept your gaze on him.

‘Catch me if you can

Working on my tan

Salvatore

Dying by the hand

Of a foreign man

Happily

Calling out my name

In the summer rain

Ciao amore

Salvatore can wait

Now it's time to eat

Soft ice cream’

You felt like you were in a daze as the song ended, smiling when there was a round of applause and making your way back to the table. Richie squeezed your shoulder and went to get you a drink, which you knew would have you fully committing to a hangover but you didn't care.

“You were incredible,” Carmy whispered in your ear, low and warm. “I had no idea you could sing.”

“Really?” You grinned, turning your head and meeting his eyes. “Well I guess I'm just full of surprises.”

A couple of hours later, you found yourself trying not to fall asleep in the back of an Uber, your head on Carmy's shoulder. You were drunk, but not so much that you had lost all sense of yourself. Instead you felt pleasantly buzzed and sleepy, wanting to fall into your bed and stay there forever.

“We're here,” Carm gently squeezed your shoulder, dragging you from your drifting thoughts. “Let's go.”

You let him help you out of the car, your arm linked with his as he led you to the door of your building. It took a minute to remember the code to the door, but you got there in the end, laughing to yourself when it worked. 

“Now I just need to remember what number my apartment is,” You sighed as you pushed the button for the elevator, grinning as Carmy gave you a deadpan look. “Kidding, don't worry.”

When you reached your front door, you expected Carmy to give a polite excuse and leave, even though that was the last thing you wanted him to do. When he didn't, you tried not to look too pleased, holding the door open for him and taking a deep breath. 

“Where's your kitchen?” Carm asked, turning to you as you closed the door. “I'll get you some water.”

“Just through there,” You smiled, gesturing to the door on your left. “I'm gonna go change.”

You went into your bedroom, leaving the door open and flicking on the light. You peeled off your clothes and dropped them into/close enough to the laundry hamper before heading to the chest of drawers and pulling open a drawer. You rifled through until you found a pair of simple blue pajamas, pulling on the t-shirt then the shorts. 

When you turned around Carm was heading through the door, glancing around the room before placing the glass of water on your nightstand. He turned to look at you and you felt your heart leap from your chest.

“Stay,” You asked, or rather requested, feeling a little embarrassed by your firmness. “I mean..if you want, you can stay. It's pretty late.”

“Oh, uh..okay,” Carmy nodded, and you found yourself relaxing a little. “Sure. I can crash on the couch.”

“Don't be stupid,” You smiled, gesturing to your double, albeit a small double, bed. “It's alright, I don't bite.”

Carm looked concerned for a moment before he laughed and shook his head.

“Ah what the hell. It's one night.”

“Don't sound too offended to share my bed,” You teased, walking over to the nightstand and picking up the glass. “Not just anyone gets that privilege.”

“I'm flattered,” Carm laughed softly, rubbing his neck. “Just don't want to make you feel uncomfortable.”

“You couldn't if you tried,” You insisted, gently touching his arm before sitting down on your bed. “Now hurry up, I'm exhausted.”

A couple of moments later, Carm was down to his shorts, and you tried not to stare. He turned out the light before you could hear him crossing the room. You slipped under the covers, your breath catching as you felt him get in beside you.

“Comfortable?” You asked, turning onto your side and resting your hand under your pillow. 

“Yeah,” Carmy nodded, laying on his back. You could just about make him out in the dark, the lingering scent of his cologne, cigarettes and beer feeling heady and desirable. “Thanks.”

“You're welcome,” You murmured softly, taking a breath. “tonight was really fun..I can't really remember the last time I had a night out.”

“Me too,” Carm sighed softly, the mattress dipping slightly as he turned to face you. “I'll pay for it tomorrow, I feel the hangover creeping over the horizon.”

“That's the downside to getting older,” You shrugged softly. “You start to feel hungover before you've even gone to sleep.”

“Well you would know,” Carm retorted. “You old, old man.”

You gasped and reached out to lightly swat his arm, smiling as he laughed.

“That is uncalled for. I'm old, not old old.”

“Is there a difference?” Carm asked, his voice dropping low as he nestled into the pillow.

“Not really,” You murmured softly, your hand resting on the gap in the mattress. “But I stand by my actions.”

“Never had you pegged as violent,” Carm murmured, his hand resting close to yours. “Learning so much about you.”

“Hey I can't give away all my secrets,” You smiled softly, moving your hand ever so slightly closer to his. “I like being a little mysterious.”

“I like that,” Carmy laughed softly, his hand moving to lay gently on top of yours. “But I like everything about you so..hardly a surprise.”

You were quiet for a moment, a tired smile forming on your face. 

“I like everything about you too,” You murmured softly, feeling like you could see Carm clearly even in the darkness. 

“Hardly a surprise.”

He let out a gentle laugh, his thumb gently stroking over your hand. You felt your heart fly into your mouth, like you were suddenly wide awake and able to see through the alcohol-induced haze.

“We should get some sleep.”

The words had your heart dropping back into your stomach, your mouth turning dry. 

“Uh..yeah, yeah we should,” You murmured, closing your eyes and trying not to feel so disappointed. “Sweet dreams.”

Before you knew it the mattress had dipped again, and his hand was gone from yours.

Carmy was already gone when you woke up the next morning, and you decided to try and put the memories of his hand on yours to rest. 

For the next week at work, you felt like you weren't really yourself. Maybe it was subconscious, but you found yourself avoiding Carmy where possible. You sat at the opposite end of the table to him at family dinner, you stopped going for a smoke after work, and only really interacted with him in a professional manner. You could see he was confused by the change, and you hoped he would understand. In time you'd be like you were, you just needed time for your feelings to dissolve.

The following Saturday, you felt like you were going through the motions at work, flicking the customer service switch on when you needed to. Any time you'd gone into the kitchen Carm had looked at you with a smile and you had forced yourself to look away, guilt eating away at you.

Then it happened. 

The worst possible situation you could find yourself in.

The front door had opened and you looked up from the reservations list to greet the latest visitors, your heart sinking as you saw who it was.

Your ex-boyfriend, someone you had very carefully avoided for months was walking towards you with a woman holding onto his arm and giggling. She looked beautiful, was probably a decent, kind person. You wondered how long it would be before she realized who exactly she was dating.

It took every ounce of self control you had to stay professional, to smile and greet the pair. The reservation was under her name, and you knew it was a purposely chosen move. He lived on the other side of town, there was no way he would just happen to come to the Bear if you didn't work there, you knew it.

After taking them to their table, you found Richie and told him you needed a moment, which he granted you. You went to the bathroom and locked yourself in a cubicle, leaning against the door. 

He was out there, you couldn't avoid him. You imagined Richie getting their drinks, finding them to be a charming, loved up couple. Because your ex was great at making people think that. He was charming and witty and romantic, on the surface. Until you were alone with him.

You made your way back out to the floor, trying to focus on work. When you had to go into the kitchen you felt overwhelmed by the heat, the smells, the voices coming from every direction. You closed your eyes and pinched the bridge of your nose, taking a deep breath. A moment later, you felt a hand on your back, your eyes opening and your heart calming as you met Carmy's gaze.

“Hey,” He smiled softly, raising a brow. “You good?”

“Yeah,” You nodded softly, wanting to touch his arm to ground yourself but forcing yourself not to. “I'm good.”

Back on the floor, you felt like you were in a daze. Any time you had to go to your ex's table it was like torture. He was perfectly polite, didn't give any indication he knew you, but you could feel his eyes burning into you.

After you took another small break to compose yourself, you left the bathroom and let out a gasp as you found your ex in the vestibule. You wanted to run to the door, go back to the floor. As you went to leave however, he grabbed your wrist, and you wanted to scream.

“Just gonna leave without saying hello properly?”

“Let me go,” You snapped, looking back at him and trying to pull your wrist free from his grasp. “Now.”

“What's the rush?” Your ex grinned, and you felt sick. “Let's have a little catch up. This where you been since you ran off?”

“I said let me go,” You repeated, gasping when your ex stepped forward and shoved you against the wall. He kept his hand on your wrist, his other hand resting on the wall by your head.

“Not so hasty hm?” Your ex smiled, tilting his head. “I think you owe me an explanation.”

“I don't owe you anything!” You snapped, trying to push him away and failing. “Get off me or I'll scream.”

“Oh try it,” Your ex laughed. “Your theatrics never worked before and they won't work now. “Now, maybe you want to tell me why you left? I never did get an explanation, did I?”

You opened your mouth to scream, the sound immediately muffled as your ex's hand clamped over your mouth, a furious look in his eyes.

“Don't you fucking dare,” He snapped, his hand pressing harder. “Nobody disrespect me, certainly not you. Look at you, you're pathetic.”

You felt tears welling up in your eyes, panic setting in. You knew what he was capable of, and you wouldn't be able to go back onto the floor if he lost control and left bruises.

The main door began to push open, your ex immediately stepping back from you while you tried to quickly compose yourself.  You felt a sense of relief when Richie walked in, your heart racing as you spotted Carmy walk in behind him.

“Everything okay?” Richie asked, looking over to you. “You were gone a while,” He looked over to your ex, skeptically, before looking back to you. “Just wanted to see if you were good to get back out.”

“Yes,” You nodded, taking a deep breath and avoiding meeting anyone's eyes. “Apologies, chef. I'll head back out.”

“She will in a second,” Your ex smiled, reaching out to grab your wrist, his fingers digging into your skin. “We're old friends, just catching up.”

“Well I have to go,” You murmured, trying to subtly free yourself and feeling fresh tears well up as your ex tightened his grip. “So..”

“Right,” Richie nodded, his eyes on your ex while you briefly met Carmy's gaze. “I'll escort you back to your table, sir.”

“Yeah, in a minute,” Your ex nodded, pulling you closer to him. “We just have some things to discuss.”

“Please don't do this,” You muttered, tears filling your vision, trying to pull your wrist free as your ex grabbed your arm firmly. 

“Hey,” You heard Carmy's voice and looked down at the ground, trying to compose yourself. “I need my staff to get back to work, and I need you to get the fuck out of my restaurant.”

“Fuck yes cousin,” Richie nodded. “He's out.”

“I don't think so,” Your ex laughed, squeezing your arm harder. “I'm a paying customer, show some respect.”

“Show some respect?” Carmy repeated, a harsh edge in his voice. “I'm giving you a chance to leave quietly, I suggest you take it.”

“Or what?” Your ex smirked, stepping closer to you. “I'll leave when I want. Like I said, we're catching up.”

“That's it,” Carmy sighed, stepping closer. “Get the fuck out of my restaurant right now before I have you forcibly removed.” 

You let out a gasp as you were pushed back against the wall, everything happening in a blur. You could hear Carm and Richie saying something as they grabbed your ex and pulled him off you. Richie hauled him outside before Carmy's hand was in yours, guiding you out into the restaurant and through the kitchen, the two of you finally ending up in his office.

“Sit down,” Carm gestured to the desk chair. “I'll go get you some water.”

“No,” You insisted, reaching out to touch his arm. “Please. Don't leave me alone.”

Carm was quiet for a moment before he nodded, stepping closer to you and wrapping his arms around you. You buried your face in his neck, clinging to him as you tried to stop your tears to no avail.

You weren't sure how much time passed, but before you knew it it was closing time. You assured Carm you were okay before you went to help Richie out front, giving him a nod as he gave you a concerned look. 

When it came time to leave, you clutched your keys tightly in your hand, making your way to your car and taking a deep breath. You felt like you couldn't breathe properly until you arrived back home and checked every room. Your ex didn't know where you lived, but it didn't stop you feeling a little paranoid.

After getting ready for bed, you decided to stay up a little longer, settling on the couch to watch a movie. While you were scrolling through Netflix your phone rang, and the brief panic that hit you subsided when you saw it was Carmy calling you.

“Hey,” You smiled softly as you answered, picking up one of the cushions and holding it against you. “Everything okay?”

“Yeah, all good,” Carm replied, and you could swear you heard traffic in the background. “Could you let me into your building? I didn't want to buzz, just in case.”

“Oh,” You glanced to the door before slowly standing up. “Uh..yeah, yeah just give me a second.”

You set the cushion down and walked to the door, pushing the button to open the door.

“Come on up, I'll see you in a second.”

You ended the call, taking a step back from the door and clutching your phone. When there was a knock at your door you took a second before opening it.

“Hey, come in,” You stepped aside, giving a quick glance out to the hall before closing the door and turning to Carmy.

“Are you sure everything is okay?”

“Of course,” Carm nodded, rubbing his cheek. “I uh..I just wanted to make sure you were okay. I was going to offer you ride home but I thought I might be being too much and you would be uncomfortable which is fair then I couldn't stop thinking about you and I thought I should-”

You held up your hand with a smile, tilting your head slightly.

“I'm glad you're here. I probably would have ended up calling you anyway so..it's fine. I'm just trying to find a movie, I'm open to suggestions.”

An hour later, you were sitting on the couch with your head on Carm's shoulder, his arm around your waist. You were only half focused on the movie, too busy enjoying Carm's presence after isolating yourself for a week. Cuddling up to him wouldn't help you dissolve your feelings but you were willing to overlook that, given recent events.

“Damn,” Carm murmured softly, his hand gently stroking your waist. “I guess they'll have to take down the government after all.”

“What?” You raised a brow, looking over to him. 

“I knew you weren't paying attention,” Carmy laughed softly, looking at you with a grin. 

“Oh shut up,” You rolled your eyes playfully. “it's not my fault it can't hold my attention. Got other things on my mind.”

“Yeah,” Carm nodded, clearing his throat and looking up for a moment. “I uh..I wanted to ask, how are you feeling after..after tonight?”

You thought about it for a moment, looking over to the TV and letting out a soft sigh.

“I feel like it was some kind of surreal dream. I don't hear so much as a whisper for months, almost a year, then suddenly he's just there..but I really appreciate what you did,” You looked back to Carmy, gently touching his arm. “I hate that you had to get involved in my drama but..thank you.”

“Don't mention it,” Carm looked back to you. “I wasn't going to stand back and let it happen. You don't deserve to be treated like that. You deserve..I don't know, the universe.”

“The universe?” You repeated, smiling softly. “That's a lot to handle but..if I'm deserving of it I guess I'll learn to handle the responsibility.”

“That's my girl,” Carm smiled, and you felt a knot twist in your stomach at how much the words made your heart leap. “You deserve it and more.”

“Could you..could you not say that?” You murmured softly, taking a deep breath and feeling guilty when Carm immediately looked like he'd regretted everything he'd ever done. 

“It wasn't bad, I just..I want you to say those things but I also don't because it's just going to give me more feelings for you and I really can't even handle the ones I already have so..”

“You have feelings for me,” Carm murmured softly, and you weren't sure whether it was a question or a statement, looking away from him. “I..I had no idea. I mean, I didn't think you hated me but..you were so distant this week I thought I'd done something to you.”

“No, never,” You insisted, trying not to cry at how badly you felt you were handling the situation. “I just thought I could get rid of my feelings if I wasn't around you so much, that's all.”

“Why didn't you just tell me?” Carm asked softly, his hand on your waist feeling more prominent. “Am I so unapproachable? Oh god, am I unapproachable? That's it isn't it? You thought I would like flip out or something, and I swear I never would, not at you, ever.”

“I know,” You nodded, looking back at him. “I just..I didn't want to make things awkward. I'm not in high school, I don't want to act like I am. I may as well have gotten Syd to pass you a note from me, check the box if you like me kinda vibe.”

“Don't you want to know if I would have ticked the box?” Carm asked, his tone gentle. “Because I would have. Every time.”

You laughed softly, shaking your head and looking up. 

“Damn, guess I should have sent you the none then hm?”

“Well there's still time,” Carm smiled as you looked back at him. “Though I can't guarantee Syd wouldn't just chuck it in the trash. You know when you started she told me not to fall in love with you because the restaurant needs you more than I do?”

“Good thing you didn't then,” You smiled, leaning in a little closer and resting your hand on Carm's cheek. “I can stay.”

You leaned in and closed the gap between you, pressing a soft kiss to his lips. He hesitated for a moment before kissing you back, surging forward.

Your arms wrapped around Carm's neck as he eased you onto your back, the kiss deepening. All the stress of the evening melted away as you felt Carm touch you carefully, smiling into the kiss as you reached for the hem of his white t-shirt and tugged it up. 

It didn't like long to have Carm completely stripped, a frown on his face as he looked at you.

“Well this isn't a fair trade.”

“No?” You smiled, picking at your pajama top. “ Well I'm not stopping you leveling the field.”

It took a little longer for you to be stripped, your breath catching in your throat as Carm took his time removing your pajamas, leaving a trail of kisses on your skin as he did. You felt exposed, laying on the couch in your deeply unsexy mismatched bra and panties, but in the most wonderful way. 

“Still not quite even,” You smiled softly, reaching out to gently stroke Carm's cheek and beaming when he leaned down to kiss you, his hand gripping your waist.

“You're right,” Carm murmured softly, pulling back and meeting your eyes. “It's not fair.”

He sat back, his hand slowly moving down to grip the waistband of your panties. You kept your eyes on him as he slowly peeled them down your thighs, stopping after a moment.

“Close enough.” He grinned,his hands moving to your thighs and lifting them up. Your breath hitched in your throat as you watched him move between your legs, closing your eyes as he slowly spread your legs, feeling the material of your panties rub against your leg.

“Oh god,” You breathed as you felt Carm lick a stripe along your already soaked folds, his hands gripping your thighs and holding you in place. His movements were achingly slow as he licked you, one of his hands slowly moving along your thigh.

It had been a long while since you'd felt so good, a wave slowly building in your stomach. Any urge to beg for more was dissolved as you felt Carm's finger gently sweep across your entrance, his tongue swirling your clit. You couldn't focus on anything, your hand moving to his curls as he eased his finger into your warm entrance, your eyes clenching shut as moans tumbled from your lips.

By the time he added a second finger you felt like you were ready to fall apart, his tongue moving slowly but precisely, exactly where you needed without having to tell him.

“Oh, fuck,” You moaned as you felt yourself get closer to the edge, your free hand clamping over your forehead. “Please..I..ohh my god..”

You felt your eyes roll back into your head, your breath catching in your throat as you came, feeling like you could see stars.

You wasted no time in pulling Carm up to you, tasting yourself on his lips and letting out a moan at the sensation. He pulled at your bra straps, tugging down your bra and rolling your nipple between his thumb and finger.

“Please,” You murmured against his lips, your forehead hot against his. “Fuck me, now, please..”

“Are you sure?” Carm asked, giving you another kiss as he moved his hand down between your legs, a moan escaping you as he touched your sensitive pussy. 

“We can go to your bed, or wait, or..”

“Carm,” You breathed, opening your eyes and looking at him. “Please..I can't wait. I'm on the pill, it's fine, just..please.”

He met your gaze, a look in his eyes you hadn't seen before that had you soaked even more instantly.

“Use your words,” He murmured softly, two fingers pushing back into you as you moaned. “What does my girl want?”

“Oh god,” You groaned, wanting to stay in the moment forever. “I want..I want you to fuck me, now.”

“Anything my girl wants,” Carm grinned, slowly easing his fingers out of you and replacing them with his thick cock, another moan escaping you. You wrapped your arms around his neck, your legs hooked around his waist, wanting him as close as possible.

You felt like everything fell away around you as Carm moved slowly, getting you used to the feel of him, before he was pulling you up into his lap, his lips wrapping around your hard nipple as your nails dug into your shoulders, his hands on your waist encouraging you to set the pace. 

By the time the two of you were laying on the couch, catching your breath with your arms lazily draped around each other, you wondered when you'd last been so unbearably happy.

“I'll understand if you immediately run away when I say this,” You looked over to Carm with a smile. “But.

I love you.”

He looked over to you, a wide smile on his face as he moved closer, his arm wrapping firmly around your waist. 

“I love you too. Which is a shame, I guess. Gotta find a new hostess now.”

“Yeah, sucks to be you,” You grinned, moving your hand into Carm's hair. “Though before you fire me could you help me fulfill this little fantasy I have of fucking my boss at work?”

“I guess I could,” Carm grinned, leaning in to place a kiss to the corner of your mouth. “Let's get in some more practice shall we?”

[labuenosairesfrancaise]

Prestwald Hall

Hi guys!!

I'm sharing Prestwald Hall . This is the 9th building for my English Manors Collection, and I will add many more!

House History: Prestwold Hall was, for many years, the seat of the Packe family. Before that time, it was the home of the Skipwith family. After the death of Major Robert Christopher Packe (born c.1783) - one time Aide-de-camp to King George III - who was killed during the Battle of Waterloo, the hall passed to his nephew George Hussey Packe who held the hall and estate until his death in 1874.

The Hall was remodelled by architect William Burn in 1842–1844, incorporating the fabric of a mid-18th-century H-plan house. It was Grade I listed in 1951.

One of the finest rooms inside the house is the Entrance Hall with its richly coloured marbled plaster work in the Italian style. The painted ceiling was inspired by Raphael’s Vatican grotesques and incorporates miniature landscapes, showing the house before and after its remodelling between 1842 and 1844. Below the ceiling, wreathing the room, are small medallion busts of the poets from Chaucer to Scott, positioned in the spandrels and are likely inspired by Alberti's external arcade at the Tempio Malatestiano in Rimini. An arcade opens on to a vaulted corridor leading to a top lit inner hall: these spaces also marbled. Off the corridor, the cantilevered stone staircase survives from the eighteenth century house, and was given its bracketed brass balusters by William Wilkins (1751-1815) in 1805.

The Dining Room, added by Wilkins in 1805, was incorporated into the remodelling undertaken by the Scottish architect William Burn in 1842. The room is overlooked by two dramatic full length portraits of Sir Edward Hussey Packe, KBE (1878 – 1946) and the Hon. Lady Mary Sydney Packe (née Colebrooke, 1890 – 1973) by the painter Glyn Philpot RA (1844 – 1947). The portrait of Lady Packe, painted in 1911, was described by the art historian Robin Gibson OBE as an ‘amazing feat of virtuosity’. Its elongated elegance and introspective characterisation is totally without the fashion-plate vulgarity of much Edwardian portraiture. Other portraits hang in this room of the Packe family including a painting of Sir Christopher Packe (1595 – 1682) who purchased the house in the 17th century painted by Cornelis Janssens van Ceulen (1593 –1661).

The library extends nearly the entire length of the house when the large doors that separate it from the drawing room are opened, connecting the two rooms. With clever use of constructional steel, William Burn was able to create these long adjoining rooms. The windows rise from floor level and open onto the garden which enhances the notion that Prestwold was designed in the style of an Italian classical villa. The doors and bookcases in library were made for George Hussey Packe (1846–1908) by Gillows of Lancaster and London in 1875.

A conservatory fills the recessed central bay at the front of the house, and projects out towards the garden. Behind the glass and elegant Doric pilasters, are well planted raised beds with a number of exotic plants and flowers

More history: https://en.wikipedia.org/wiki/Prestwold_Hall

Virtual tour: https://www.prestwold-hall.com/virtual-tour/

Night pics

Floorplans

This house fits a 50x40 lot and features the following:

great hall

long Library

formal dinning room

family room

playroom

formal gallery

a winter garden

14 rooms for family/guests + 3 service rooms

several bathrooms

This time I decorated most of the rooms in the main floor for picture purposes, but as allways, you can make it your own!

The second and third floor (bedrooms) are not decorated, but finished.

Hope you like it.

You will need the usual CC I use:

all Felixandre cc

all The Jim,

SYB

Anachrosims

Regal Sims

King Falcon railing

The Golden Sanctuary

Cliffou

Dndr recolors

Harrie cc

Tuds

Lili's palace cc

Please enjoy, comment if you like it and share pictures with me if you use my creations!

Early Access: August 15

Download: https://www.patreon.com/posts/prestwald-hall-104505183

[alyssamonah]

Exquisite Opulence: Embracing Modern Luxury House Design in Sydney

Sydney, a city renowned for its captivating landscapes and architectural marvels, offers many possibilities for custom home design. Creating a home that reflects your unique style, preferences, and aspirations requires the expertise of a skilled custom home designer. In this article, we will delve into the world of custom home design in Sydney, exploring the benefits of working with a professional modern luxury house design in Sydney and guiding you in choosing the perfect custom home designer to bring your vision to life.

Custom Home Design: Elevating Personal Expression: Custom home design is an art form that goes beyond conventional housing. It allows homeowners to personalize every aspect of their living space, from layout and materials to intricate design details. In Sydney, custom home designers embrace the opportunity to transform visions into reality, crafting homes that embody luxury, functionality, and individuality.

The Role of a Custom Home Designer: A custom home designer is a key collaborator in the realization of your dream home. They possess the knowledge, experience, and artistic vision to translate your ideas into architectural marvels. From conceptualization to construction, a skilled custom home designer in Sydney will work closely with you, merging aesthetics with functionality and guiding you through the entire design journey.

Factors to Consider When Selecting a Custom Home Designer: a) Design Expertise and Style: Evaluate the designer's portfolio to gauge their design sensibilities and versatility. Look for a designer whose style resonates with your vision, whether it be sleek modernism, classic elegance, or a fusion of architectural influences. b) Experience and Track Record: Research the designer's experience and previous projects to ensure they have a proven track record of delivering exceptional custom homes. Consider their ability to handle complex designs, site-specific challenges, and budget constraints. c) Client Satisfaction and Testimonials: Seek feedback from previous clients to gain insights into the designer's professionalism, communication skills, and ability to meet deadlines and exceed expectations. d) Collaboration and Communication: Effective communication and a collaborative approach are crucial for a successful custom home design project. Choose a designer who actively listens to your ideas, understands your lifestyle needs, and encourages open dialogue throughout the process. e) Quality Craftsmanship and Attention to Detail: Look for a designer who prioritizes quality craftsmanship and pays meticulous attention to detail. This ensures your custom home will be built to the highest standards, resulting in a refined and enduring living space.

The Advantages of Custom Home Design in Sydney: a) Unparalleled Personalization: Custom home design allows you to tailor every aspect of your home to your specific preferences and requirements, resulting in a truly unique and personalized living space. b) Integration of Luxurious Features: Working with a custom home designer in Sydney allows you to incorporate luxurious features and amenities that enhance your lifestyle, such as state-of-the-art technology, spa-like bathrooms, and expansive outdoor entertaining areas. c) Seamless Blend of Indoor and Outdoor Living: With Sydney's mild climate and breathtaking scenery, custom home designers can create seamless transitions between indoor and outdoor spaces, maximizing the enjoyment of the surrounding natural beauty. d) Enhanced Resale Value: A thoughtfully designed custom home that showcases quality craftsmanship and exquisite design details often commands a higher resale value in the Sydney real estate market, making it a sound long-term investment.

Conclusion: The possibilities are limitless in the realm of custom modern duplex house design. By enlisting the services of a skilled custom home designer, you can transform your dream of a luxurious, tailor-made residence into a stunning reality. With careful consideration of a designer's expertise, style, and track record, you can embark on a collaborative journey resulting in a home that truly reflects your personality and desires.

[buildgreen-victorianteam]

Kerakoll can provide several different systems when it comes to pools these systems, include silica free and efflorescence free products. For more information please contact us at Kerakoll Australia. Lachlan Holloway, Sales Manager 0451 306 646 Ian Cummaudo, Technical Manager 0499 995 352 #Kerakoll #keepingtheenvironmentgreen #livinggreen #buildgreen #Construction #Melbourne #sydney🇦🇺 #perth #Brisbane #waterproofers #waterproofing #waterproofingsystems #builders #architects #tilers #tiling #adhesive #Levelling #screed #balcony #bathroom #melbournebuilders #concretor #Sustainability #greenbuilding #landscaping#poolbuilding #silicafree (at Melbourne, Victoria, Australia) https://www.instagram.com/p/CpPZZtIvYg7/?igshid=NGJjMDIxMWI=

[kingbathroomsandkitchens]

Planning a Designer Bathroom Renovation

Whether you’re planning a small upgrade or a complete overhaul, your designer bathroom renovation can make a huge difference in the overall look of your home.

A designer can help you plan out your layout and choose the right materials for your project. They can also suggest the right fixtures and lighting.

Layout

When you're planning a designer bathroom renovation, one of the first things you want to do is decide on the layout. Getting it right will make all the difference to the space and your experience.

A great way to start is to make a scale plan that includes aspects like window placements and heights, exterior walls, door openings and drainage. Then, build the key elements - a shower cubicle, bath, toilet and basic storage - to scale to assess what works where.

For example, a small bathroom that needs to fit a tub can be a good candidate for a side-wall layout, which allows the sink and toilet areas to receive privacy through inner partition walls.

However, if you're in a home that has the luxury of a large bathroom space, consider using a center-wall design to maximize available floor area and create a freestanding bathtub, which can be a beautiful focal point in the room.

Fixtures

If you are renovating a bathroom, it is important to choose the right fixtures and fittings. These can set the tone for a bathroom and are a great way to enhance the space.

Fixtures include tubs, sinks, and showers. They are all permanent features that cannot be easily removed without renovation work.

Fittings include faucets, shower heads, and other accessories. They are movable and easy to replace.

These are the most important parts of a bathroom. They are what makes the room feel complete.

A lot of thought goes into choosing bathroom fixtures, and there are so many options to choose from. Make sure to have a clear vision of how you want the space to look before starting your project.

Lighting

A great lighting scheme will make a huge difference in the look and feel of your designer bathroom renovation. It can also make a difference in how your space is used.

For example, in the bathroom above from Kendall Wilkinson Design, decorative framed mirrors are flanked by built-in sconces and ceiling lights that add soft ambient light. The design team also added a shallow ledge on the lefthand wall, and built-in nooks to create additional space for bath accessories.

There are four layers of lighting to consider when choosing bathroom fixtures: Task, ambient, accent, and decorative. In general, Whitehead recommends using a combination of these to get the best results.

For the vanity area, Whitehead suggests installing two fixtures on either side of the mirror to provide cross illumination for working at the sink. In compact areas, mirrored cabinets with integral lighting can be a good solution as well.

Tile

When it comes to bathroom tile, there are a lot of options. From classic ceramic to elegant natural stone, you can find a style that will fit your needs and budget.

Choosing the right tile is essential to creating a designer bathroom renovation. Not only does it need to look great, but it also needs to be durable and low-maintenance.

If you’re looking for an affordable tile option, try going with a concrete or cement tile. These tiles don’t have a glaze layer, which makes them more durable and long-lasting.

A great way to add a luxurious touch to your bathroom is by using marble. This material is a popular choice because it offers unique color and veining patterns.

In this master bathroom remodel, marble was used to create a feature wall behind the vanity and tub. This design saves money without compromising on style.

[a-clarice-dream]

To add to this post: being able to tolerate travelling with a partner for 16 hours in a confined space with assorted challenges is a reality and necessity for Australians or anyone wishing to visit/travel/live here. Whether it be travelling from Australia to anywhere other than New Zealand, or even in the car or train within the country, nothing is close by. You’re in Sydney and fancy driving to Melbourne instead of flying? 10 hours drive on a good day, using the highways, not the scenic. Sydney to Brisbane? 14 hours. Some people like making a trip out of it and stopping halfway, but there are plenty of hardcore drivers like my mother who will drive the whole way on their own in one go with one or two pit stops for fuel, snacks and bathrooms (which I had to be a passenger for from when I was about 7 years old). And you have to know where you’re going and plan to stop in towns that have better facilities, because once you’re in the country, you don’t know necessarily what you’re going to find. There isn’t great cell service out there; you need a solid plan and backups. Any 10-14 hour drive can easily become much longer if you run into roadwork, movement of massive construction vehicles on rural 2 lane highways and roads, car accidents, etc.

And with flying? Delays and general travel fuckery can be insane. A flight from Los Angeles to Sydney should only take about 14 hours, but I’ve been on a few that took 19.5 hours for an assortment of reasons. Having a plan and being able to not kill each other with stress and being together in close proximity that long is a necessity. Connecting international flights? a nightmare and also a reality. Biosecurity here? Very important and has rules that you must follow and can be very complicated. Illness on long flights? Another nightmare. You get it all.

Australia has the unique situation of possessing a landmass not dissimilar in size to the United States, with less than a 10th of the population. The middle of butt-fucking-nowhere is a major reality here; 385 kilometres to the next place you can access petrol/gas or supplies is a thing; the longest straight road in the world that only curves to the curvature of the earth is a thing that goes straight through the desert. Contextually this is important, because while the US has their landmass divided into 50 packages, we only have 7 main divides, which includes an island. Things seem close, but they are not. You can drive for a whole day and remain in each state, easily.

This is diverging from my main point now, but if you’re not familiar with distances in kilometres and Australian geography and wish to visit Australia, please if at all possible, consult an Australian about your travel plans, because the amount of times I’ve heard someone (American and European!) assert that they’re going to drive from Cairns to Alice Springs for a day trip is insane (btw, it’s not doable. It’s a 25 hour drive). To generalise: Europeans usually don’t perceive the time it takes to travel the distance because they have no frame of reference for that level of distance; Americans usually don’t understand how far things in the same state or just one state over can still be. Australians have a better idea of how far things are apart and the time it takes to get from to and fro, and what is realistic to plan for travel in terms of moving between locations.

The moral of the story is to do proper research before you go travelling in places like Australia; and make sure that you’re travelling with someone that you can tolerate being in small confined spaces with for long days, without killing each other, while also being able to solve problems and help each other out. It’s an essential life skill.

You shouldn’t date or become serious friends/partners with someone if you can’t stomach the thought of being stuck in a car or train with them for 16 hours.

[waratahkitchens]

Kitchen and Bathroom Renovations Sydney

Our versatile team ensures seamless progress through every phase of your project, with a dedicated project manager overseeing construction to ensure no important details go unnoticed. Driven by our clients’ support, we continually strive to enhance our services and exceed their expectations. Our goal is to provide them with a fulfilling journey as we handle the heavy lifting, meticulously bringing their aspirations to fruition with attention and passion.

Kitchen and Bathroom Renovations Sydney

[knebelblacktown]

A Guide to Kitchen Renovation in Sydney

Kitchen renovations require a significant investment in time and money. A comprehensive understanding of the process helps homeowners set realistic expectations and navigate the project.

For example, if you’re looking for a high-quality kitchen renovation north shore, consider choosing a company that offers an on-time guarantee. Some also offer maintenance and warranty support, which can save you time and money in the long run.

TALOS Interiors & Joinery

Aside from integrating the latest design kitchen renovation Sydney and making eco-friendly choices, Sydney kitchen renovations are also all about maximizing utility. This is evident in the growing popularity of pull-out pantries, corner drawers, and customized storage solutions that can accommodate everything from spices to cooking utensils.

This is the reason why it’s best to seek out a company that offers both design and construction services for a seamless kitchen makeover. Unlike a full-scale home renovation, which can be a long and arduous process, a kitchen makeover involves minimal disruptions to your living space. A reputable company can give your existing kitchen an upgrade without the need to move plumbing or electrical services.

TALOS Interiors & Joinery is a leading kitchen and bathroom renovation sydney company that offers professional floor and wall tiling services. Their team is dedicated to providing quality workmanship and superior customer service, which is reflected in their stellar reviews.

Many reviewers praise the company’s commitment to protecting their homes during the renovation process and their ability to work within a client’s budget. Others highlight the team’s excellent craftsmanship and professionalism, a combination that makes them one of the best rated kitchen renovation sydney companies. They also offer a 10-year warranty on their work, which is backed up by years of industry experience.

Dezina Kitchen & Bathroom Renovations

For more than three decades, Dezina Kitchen & Bathroom Renovations has transformed homes with masterful craftsmanship. Founded by Vince D’Aprile, a third-generation master tiler, the company specializes in both kitchen and bathroom renovations. Their team of experts understands the importance of balancing beauty with functionality, which is evident in their designs and installations. They have earned an excellent reputation in the industry by delivering on their promises and achieving complete client satisfaction.

Aside from kitchen and bathroom renovations, Dezina also carries out complete apartment renovations. Their projects reflect a contemporary Sydney aesthetic, incorporating innovative design themes and optimizing small spaces. Their clients have praised their attentive listening, timely clarifications, and unwavering professionalism.

The duration of a renovation depends on the scope of work. A cosmetic refresh typically takes 2-4 weeks, while a full remodel with layout changes could take up to six months. It’s important to hire a contractor that specializes in apartment renovations to ensure that the project stays on schedule. It’s also important to keep in mind that some remodeling may require a permit from the Department of Buildings. This will add to the overall cost of your project. This is particularly true if you’re changing finishes that aren’t load-bearing and will necessitate structural changes.

Schmidt Sydney

Schmidt Sydney is a family owned and kitchen makeovers custom kitchen renovation company. They provide an extensive range of products to suit any budget and are renowned for their quality workmanship. Their team of experts will help you select the perfect cabinets and benchtops for your kitchen, as well as coordinating splashbacks and specialty items. They are also Laminex benchtops specialists, offering a wide selection of natural and reconstituted stone.

Before you decide on a renovation project, it is important to understand the size of your kitchen space and how you want it to be used. For example, do you want a kitchen area that is mainly for cooking and cleaning or a multipurpose space that can be used for entertaining? Knowing these things will help you save money, get the best result and make your renovation experience easier. Moreover, it will force you to put a little more thought into your renovation project.

[tileregrouting]

Tile Regrouting Cost: How Much Should You Expect to Pay for Regrouting in Sydney?

Tile regrouting is the key service to keep the structure and aesthetics of the bathroom, kitchen or any tiled work surface perfect and flawless. Unfortunately, after some period of time, the grout may wear off, change its color or even get cracks, therefore, may lead to some water damages and ugly looks on the tiles. You should regrout your tiles not only to improve the appearance of your surfaces but to avoid further damages since it can be quite expensive. If you are in Sydney and planning to regrout tiles then it becomes important for you to know the major expenses and how much charges are reasonably asked by regrouting service providers to do their job. grout repair

What Is Tile Regrouting?

Tile regrouting is the process of taking out old, cracked, or faded colored grout between tiles and filling it with new grout. This service is normally needed in the bathroom or the kitchen or any other rooms that have tiles with exposed surfaces to moisture. Regrouting is essential when the grout starts to crack because of its age, water, mold, or improperly applied while working on tiles. It is not only a beautiful way to finish your tiles but also protects the wall behind tiles from damage by penetrating and getting wet by water.

Determinants of the Cost of Tile Regrouting

Different aspects play a role in the cost of tile regrouting in Sydney. These include:

Area to be regrouted: A simple plan of the area to be regrouted is the physical characteristic measured in square meters.

The other important consideration in cost is the area that requires regrout recoating in order to develop a new bond between tiles and substratum. Large spaces such as the whole bathroom or the whole kitchen backsplash will take a higher amount of money than small points of decorations, for instance a shower or only one wall. Regrouting prices typically depend on the size of the area that has to be treated, that is per square meter.

Type of Tile

Different types of tiles might be also the cause for the price difference. Certain tiles are harder to fit, particularly more complicated mosaic tiles where more effort may be needed to cover the tiles with a fresh layer of grout. Original viren or matte ceramic or porcelain tiles are generally easier and quicker to reg)point thus implies less expenses in labor costs than in stone tiles.

The state of the existing grout has been described in terms of its quality as well as its ability to meet the requirements of the construction project.

If the grout is completely worn out or if there are isolated areas with many cracks or mold, grout removal will prove to be more time consuming and thus expensive. It also means that if the tiles themselves are loose or are already damaged, then a trip to the tile repair or replacement part will be necessary before going on to the regrouting process,,and this will add to the total cost further.

Type of Grout Used

This is mainly because the various categories of grouts are capable of having an influence on the prices charged. For instance epoxy coloured grout is much more hard wearing and stain resistant than normal cement based grout but it costs much more. There are two options to select regarding the type of grout: cheap and expensive, but the latter is more durable, which can help to increase the term of regrouting work and, therefore, the overall cost.

Location and Accessibility

Depending on the suburb you’re in Sydney and how accessible your home is, the prices can differ. If the area that requires regrouting is inaccessible, for instance, roofing, high walls or shower corners, it is likely that the cost will be high due to labor constraints.

Professional Expertise

While a DIY approach to regrouting will cost less since it will be done by an amateur, it is advisable to hire a person who has done this task before so that he does this well the first time he is doing it. But going to a professional saves you the headache that comes with having to redo the work or tile and water damage that you may encounter in the future.

Some of the Average Tile Regrouting Costs in Sydney

Depending on the kind of regrouting to be done, most Sydney tile regrouting services charge within the range of $25 to $50 for each square meterage. However, the total cost will depend on the factors indicated above.

Bathroom Regrouting Costs

Bathrooms most of the time require regrouting since they are often exposed to moisture. If the tiles in the bathroom, shower, floor and walls have to be re-grouted, it may cost from $500 to $1,500 for the whole work depending on the size of the work area and the state of grout. regrout bathroom

Shower Regrouting Costs

The average cost of shower regrouting may range between $250 and $800 on average in Sydney depending on the size and the state of the grout. They may charge more also If you find that the mold or mildew has affected the grout so much that it needs to be replaced.

Kitchen Regrouting Costs

lower brick coloured kitchen areas like splash backs or tiled floors for regrouting ranges between $ 250 to $ 600 on average depending on the size of the area to be worked on.

DIY Regrouting Cost vs Professional Regrouting Cost

While some homeowners may attempt to perform a regrouting job themselves to avoid costs. DIY kits are also out there and cheaper in the short-term, with prices ranging between $30 and $100 on average. If you lack the right equipment, or even experience, you may find yourself causing harm to the now delicate tiles or even making the grout lines uneven. Further, when regrouting on your own you may end up with a poorly done job resulting in further problems in future.

It is advisable to hire a professional to do the task right and how the right grout can last for years. More often, professional regrouting will help save you from costly tile repairs or even water damages as a result of bad grouting work.

So, regrouting of tiles is a very economical means of bringing back the look of the house and safeguarding it from future wear and tear. Within Sydney, generally the tile regrouting expense depends on following factors; the area to be regrouted, the type of both tile and grout and the current status of the existing grout. Professional fees range from $25 to $50 per square meter. Though it may be easier to go the home improvement route oneself, the hiring of a contractor guarantees the work is done correctly for many years.

For more info visit here:- silicone tile repair

[firstflooradditionsinsydney]

From Single Storey to Spacious Living: First Floor Additions Sydney Case Study

In recent years, Sydney has seen a surge in the popularity of first floor additions among homeowners looking to expand their living spaces without the hassle of relocating. As property prices soar and the demand for housing continues to rise, many are opting for first floor additions as a viable solution to enhance their homes. This article explores a detailed case study of a successful first floor addition project in Sydney, shedding light on the process, benefits, challenges, and the ultimate transformation from a single-storey dwelling to a spacious multi-level home.

Understanding First Floor Additions

First floor additions refer to the construction of an upper level on an existing single-storey home. This renovation not only maximises the available footprint of the property but also adds significant value to the home. Homeowners can create additional bedrooms, bathrooms, or versatile living spaces, making it an attractive option for families looking to grow without the need to leave their beloved neighbourhoods.

The Case Study: Transforming a Family Home

In this case study, we examine a typical Sydney family home located in the suburb of Marrickville. The owners, a couple with two children, faced the challenge of limited living space in their single-storey home. With the kids growing and the need for separate spaces becoming more pressing, they decided to explore first floor additions Sydney style.

Initial Assessment and Planning

The process began with a comprehensive assessment of the existing structure. The couple consulted with architects and builders who specialise in first floor additions in Sydney. They evaluated the home’s foundation, roof structure, and zoning regulations to ensure the proposed addition was feasible.

One of the first steps involved obtaining the necessary approvals from the local council. This included submitting plans that adhered to the Sydney development control plans (DCP), which outline guidelines for building height, setbacks, and overall design. The couple was fortunate to have an architect who understood the local regulations well and provided guidance throughout the approval process.

Design Inspiration

For the design of their new first floor addition, the couple wanted to maintain the character of their existing home while introducing a modern flair. They opted for a light-filled open-plan living area that would serve as the family hub, along with three additional bedrooms and a bathroom.

Incorporating large windows and sliding glass doors into the design was crucial for maximising natural light and offering a seamless connection to the outdoor space. This design decision not only enhanced the aesthetic appeal of the home but also increased its energy efficiency, reducing reliance on artificial lighting.

The Construction Phase

Once approvals were in place, the construction phase began. This stage is often the most daunting for homeowners, as it involves significant disruption to daily life. The couple moved temporarily to a rental property nearby, allowing the builders to work efficiently.

Structural Considerations

The builders reinforced the existing structure to support the additional weight of the upper floor. This included strengthening the foundation and installing new beams. Given that this was a residential area, the construction team worked diligently to minimise noise and disruption to the neighbours.

Timelines and Challenges

The estimated timeline for the project was six months, but like many renovations, it encountered delays due to unforeseen circumstances, such as adverse weather conditions and the need for additional structural adjustments. However, regular communication between the homeowners and builders helped manage expectations and ensure transparency throughout the process.

The Final Reveal

After months of hard work and dedication, the first floor addition was finally complete. The transformation was remarkable. The once cramped single-storey home had evolved into a spacious, airy retreat, providing the family with the additional space they so desperately needed.

Features of the New First Floor

The newly constructed first floor featured an expansive open-plan living area that served as the central gathering spot for the family. With its modern kitchen, dining space, and lounge area, it became the heart of the home. The three additional bedrooms provided each child with their own space, while the stylish bathroom added convenience.

The design also included a balcony that overlooked the backyard, offering a private outdoor space for relaxation. This integration of indoor and outdoor living is a hallmark of modern Australian homes, enhancing the overall living experience.

Financial Implications

One of the primary considerations for homeowners contemplating first floor additions Sydney is the financial aspect. The couple in this case study had a budget of $300,000, which they managed to stay within despite the unexpected challenges.

Investing in first floor additions often results in a significant return on investment, particularly in sought-after suburbs like Marrickville. Property values in the area increased considerably following the renovation, making it a sound financial decision.

Benefits of First Floor Additions

The advantages of first floor additions Sydney homeowners are experiencing are manifold:

Space Maximisation: Instead of moving to a larger property, homeowners can utilise their existing land more effectively.

Increased Property Value: First floor additions generally lead to a substantial increase in property value, often exceeding the cost of the renovation.

Customisation: Homeowners have the flexibility to design their space according to their needs, preferences, and lifestyle.

Minimal Disruption: Unlike relocating, which can be time-consuming and stressful, first floor additions allow families to stay in their familiar surroundings during the renovation process.

Frequently Asked Questions (FAQs)

1. How long does the first floor addition process take?

The duration can vary based on the complexity of the project, but most first floor additions in Sydney typically take between three to six months from start to finish.

2. What permits are required for a first floor addition?

Homeowners must obtain the necessary building permits from their local council, which may include planning approval, development applications, and inspections during construction.

3. How much does a first floor addition cost?

Costs vary based on the size and design of the addition, but homeowners can expect to spend between $200,000 to $400,000 on average for a first floor addition in Sydney.

4. Can I live in my home during the renovation?

While it's possible to stay in your home during the renovation, many homeowners opt to move out temporarily to avoid disruptions and noise.

5. How do I choose a builder for my first floor addition?

It’s crucial to research builders with experience in first floor additions. Look for reviews, check their previous work, and ensure they are licensed and insured.

Conclusion

The journey from a single-storey home to a spacious living environment through first floor additions is an exciting prospect for many Sydney homeowners. This case study highlights the transformation that can occur with careful planning, design, and execution. By investing in a first floor addition, families can not only create a more comfortable living space but also increase their property’s value and enjoy the benefits of modern living.

As the demand for housing continues to grow in Sydney, first floor additions are becoming an increasingly popular solution for families looking to enhance their homes while remaining in their cherished neighbourhoods. If you're considering a similar project, taking inspiration from successful case studies can provide valuable insights into your journey toward a more spacious and functional home.

Home Renovation Sydney Ground Floor Extensions Sydney