#large total home remodel and expansion

[yatamisakis]

Family Room Home Bar Orange County

An illustration of a sizable, traditional, enclosed family room with travertine flooring, a bar, a television mounted on the wall, beige walls, and no fireplace

[mastertook]

Huge elegant backyard brick and custom-shaped natural pool house photo Picture of a large, elegant backyard with a naturally formed pool

[rocketjumper]

Orange County Home Bar An illustration of a sizable, traditional, enclosed family room with travertine flooring, a bar, a television mounted on the wall, beige walls, and no fireplace

[totaltrashmammall13]

Total Trash Mammal Base-Game Friendly Save

The plan is to have the three main towns done upon release, but I plan on upgrading the packs one by one as well in the future.

Let me show you what this is about

Remodeling Pre-existing Homes and Families

Pictured Left: The Spencer-Kim-Lewis Home remodeled Pictured Right: Alice and her daughter Olivia

Some of the homes made in the early days of the Sims 4 were god-awful, and I think we can all agree on that. For example, the Spencer-Kim-Lewis home was a monstrosity. Many of the child sims, much like in Sims 3, seem to have been made without anyone looking at their future life stages. This leads to some very odd-looking people in your next generation (and not just the newly generated townies.) The pre-existing sims have now gotten a bit of a refresh, both in their homes and their mirrors.

Recreating Families from Previous Titles

Pictured Left: Holly Alto brought into the base game Pictured Right: Teens Angela Pleasant and Dustin Broke

Many beloved families from previous titles were seemingly missing in the Sims 4 "Alternate Universe" when the game came out. Later on, certain sims were brought back locked behind expensive expansion packs, and completely unrecognizable. This save brings classics to the base game! The Alto's, the Burb's, the Pleasant's, the Broke's, and more! I also chose to stick to the idea of an alternate universe to bring back from the dead some sims further back in these family trees.

Established Stories and Skills

Pictured Left: Darren Dreamer working on a pop-art painting Pictured Right: Nancy Landgraab arguing with her estranged son Johnny

"What do you mean there's a love triangle, these people don't even know each other! And why does nobody in the game know how to cook?!" If that sounds like something you've said before then this is the save for you! It's hard for story-loving sims players to jump into a pre-made household just to learn that they might as well have started from scratch. In the TTM save, pre-made sims have pre-established friends, lovers, enemies, skills, and careers. There are also some new stories to be played you may or may not have expected from your favorite characters.

Updated and Simplified Public Lots

Pictured Left: A new toddler-inclusive kids section in the library Pictured Right: A base game wedding chapel in downtown Willow Creek

Now, you may be thinking; "Why do I want the lots to be simplified? Some of them are pretty sparse already!" And I have an answer for you. The game will only spawn in so many Sims once you enter a public lot, yet their builds are often very large with everything spread out. Not to mention they had strict item limits when the base worlds were first being created. This leads to these places feeling empty, both with people and decor.

Many of these family-friendly lots now also accommodate infants and toddlers, who they neglected to add before release. We've also added base lot types that weren't originally included, such as wedding venues.

Please follow my tumblr and youtube for updates if you are interested!

[gqresearch24]

Home Depot Misses Revenue Expectations As High Interest Rates Hurt Sales

(Source – Retail Insight Network)

Home Depot reported lower-than-expected revenue for the most recent quarter, as high interest rates led shoppers to postpone major home improvement projects. The home improvement giant saw a decline in discretionary spending, particularly on larger renovations like kitchen and bathroom remodels.

Despite the revenue miss, Home Depot reaffirmed its full-year guidance, which includes an additional week compared to the prior year. The company expects total sales to grow by about 1% in fiscal 2024, accounting for the extra days. However, it anticipates a 1% decline in comparable sales, excluding the additional week.

Impact of High Interest Rates

In an interview with CNBC, Chief Financial Officer Richard McPhail highlighted that customers are currently hesitant to embark on significant home projects due to high mortgage rates. “The home improvement customer is extremely healthy from a financial perspective,” he said. “They’re just deferring these projects because given higher rates, it just doesn’t seem the right moment to execute.”

For the three-month period ending April 28, Home Depot reported earnings per share of $3.63, slightly above Wall Street’s expectation of $3.60. However, revenue came in at $36.42 billion, missing the expected $36.66 billion. Net income for the fiscal first quarter fell to $3.6 billion, or $3.63 per share, from $3.87 billion, or $3.82 per share, in the year-ago period. Net sales dropped 2.3% from $37.26 billion.

Decline in Comparable Sales

Comparable sales decreased by 2.8% in the fiscal first quarter across the business and by 3.2% in the U.S. This decline reflects the impact of fewer customer visits and reduced spending per visit, with customer transactions falling by 1% to 386.8 million and the average ticket decreasing by 1.3% to $90.68.

Home Depot is facing a challenging housing market, which has affected demand for do-it-yourself (DIY) projects. About half of Home Depot’s sales come from DIY customers, while the other half comes from professional contractors. High interest rates have made consumers reluctant to move or undertake large-scale projects that require financing. This trend has led to customers opting for smaller, more modest projects.

Weather and Seasonal Sales

Adverse weather conditions also impacted sales in the recent quarter. Spring is typically the biggest sales season for home improvement retailers, but colder and wetter weather in many parts of the country delayed outdoor purchases. However, these purchases have begun to pick up as the weather improves.

To counteract slower sales, Home Depot is focusing on attracting professional customers, who tend to buy in larger quantities and provide a more stable source of revenue. The company has been expanding its network of distribution centers to deliver supplies directly to job sites. In late March, Home Depot announced its largest acquisition to date, purchasing SRS Distribution, a specialty distributor of roofing, landscaping, and pool supplies, for $18.25 billion. This deal is expected to close within the fiscal year.

Home Depot: Store Expansion and Enhancements

Home Depot is also working to drive growth by opening about a dozen new stores this fiscal year and enhancing its online and in-store experiences. Despite the challenges, shares of Home Depot closed at $340.96 on Monday. So far this year, the company’s shares have declined by about 2%, compared to a roughly 9% gain for the S&P 500.

As Home Depot navigates these challenges, it remains focused on leveraging its strengths and strategic initiatives to bolster sales and maintain its position in the market.

[loados160]

Warcraft 3 Frozen Throne Download Free Full Game Mac

Free Warcraft 3 Download Full Version

Warcraft 3 And Frozen Throne

Warcraft 3 Frozen Throne download free. full Game Mac Downloads

Warcraft 3 Frozen Throne download free. full Game Mac

Revamped version of a classical game

If you're a fan of Blizzard Entertainment’s classic creations such as StarCraft, World of Warcraft, and Warcraft III then you’ll surely don’t wanna miss the release of all-new, built-from-scratch remastered Warcraft III: Reforged this 2019.

Get ready to unbottle all your excitement while reliving your ultimate childhood dream. Gather up all your courage as you’re about to recruit and lead the strongest and most powerful heroes in Azeroth to claim your victory against your foes. But while you’re waiting for the game’s release, here’s everything you need to know about the greatest reforged of the decade.

Warcraft ® III: The Frozen Throne ® is being downloaded! If your download didn't start, try again. The game was released on July 1, 2003 in North America, on July 1, 2003 in Korea, on July 4, 2003 in Europe and on February 27, 2004 for Windows, Mac OS, Mac OS X. Warcraft III: The Frozen Throne free game marks the expansion pack to Warcraft III: Reign of Chaos. Gameplay / walkthrough: The Frozen Throne full game offers various different new. Warcraft 3 online is a massively multiplayer browser game based on Warcraft 3: The Frozen Throne written with ASP.NET 2.0. It is designed to run on slow (maybe shared) webservers and is very easy to install and maintain. WarCraft III: The Frozen Throne. In short, the Elves are tracking, the Undead are scheming and the Alliance is crumbling. It was a long time coming, but when Warcraft III was finally released, it more than exceeded expectations. Its narrative was brilliantly paced, and the intuitive nature of its interface made controlling the action extremely.

SMART Industrial Supplies. Customer Satisfaction Oriented. Menu Home; About Us; Contact; Products. VALVES; GAS ANALYZERS (Detectors).

A better version

This 2019 version is not merely the perfect recreation of the classic game but it is actually better.

Maybe you’re having doubts with Blizzard’s decision to release Reforged instead of a brand new Warcraft IV. Well, obviously the game was made to look and feel like the original 2002 version but just to clear your expectations.This revamped version is an overall graphical update of the classic game which made the series propelled into the mainstream and laid the foundation of today’s latest versions of MOBA video games. It will include modified maps for you to explore, as well as beautifully redone VO and cutscenes

Reforged into a legend

The game will definitely give you a nostalgic feeling if you’ve already played it before. On the other hand, if you’re going to try it for the first time (which is very uncommon), you’ll feel its authenticity and originality among the other famous MOBA video games. The game’s objective is simple: you’ll just have to conquer and destroy your enemies’ base. In order to do that smoothly, you must lead your gathered army with the most powerful heroes you can choose from the four factions: the noble humans, the savage orcs, the mysterious night elves, and the insidious undead. The biggest change this version has to offer will be the all-new graphics and animation with 4K support. The game is compatible with the modern devices and totally supports hotkeys which let you jump effortlessly between groups and buildings.

The UI will also get a complete remodeling. The mini-map, unit info, and item pane will no longer take up a large segment of your bottom screen. Also, you will have a nice model of the units and structures on the left-hand side. Character models are also updated with their new voiced dialogues, which are perfectly synced with their mouth movements. The characters’ faces also deliver strong and powerful emotions which are beautifully shown by the perfectly captured facial expressions. This leads to better cutscenes played out in between missions. In addition to these, you will never get bored of this game as you can try different map and mod editors so you can create a custom game modes. You can access maps created by the other online players and release your own tweaked version/s others can try out too.

Modernized classic game

If you’d like to play again (or for the first time) the classic version of the game, you will have to wait for the release of the 2019 version since its purchase will include the Reign of Chaos and The Frozen Throne expansions of the 2002 version. This will be your only option since Blizzard pulls out the classic version of the game from Battle.net. On the good side, your purchase of the 2019 version will enable you to battle through the multiplayer mode with other online players who still uses the original version of the game over Battle.net. There is also an available option to toggle off all the new features of the game so you will be able to play the classic version while Blizzard also confirmed that even the mods and maps in the old version will work on the updated game without an issue.

Where can you run this program?

The game will be released on or before December 31, 2019, for Windows and Mac. You may choose to pre-purchase the game on Blizzard’s official website. You can get its Standard Edition but it is recommended to avail Spoilers of War Edition.

Is there a better alternative?

If you’re already hooked with the Warcraft universe, you may try playing World of Warcraft. It is one of the biggest and most popular MMORPGs which has over 10 million registered players. The game takes place in the world of Azeroth which is similar to the other franchise of the game series. Your character in the game needs to gain various talents and skills, requiring you to choose two primary professions defining the abilities you have chosen for your character. Guilds are also important for your character since it allows access to other game features such as guild tabard, guild bank, guild repairs, and dues. Your character’s progression in the game is defined by the quests you’ve completed since it allows you to gain new skills and abilities. Quests commonly involve killing a certain number of creatures, gather resources, finding a hidden object, visiting special locations, and delivery of items. You may also check out Blizzard’s other popular games such as StarCraft series, Hearthstone, and Heroes of the Storm.

Our take

Free Warcraft 3 Download Full Version

The remastering of the classic Warcraft game is simply brilliant. It is the ultimate update of the decade you never knew you needed. The game is the best realization of every player’s childhood dream. It seems impossible 17 years ago, but here it is, the beautiful combination of the current knowledge and love for the Warcraft universe. Some classic games are best when left untouched, but Blizzard just proved the whole gaming community that sometimes classics are worth all the effort for restoration too.

Should you download it?

Without a doubt. Reforged is the best way to play Warcraft III, which is one of the best MOBA video games out there. Download it if you’re a fan or even a first-time player. Even if purchasing the game may cost you a lot, you’ll feel like you’ve lost nothing since the nostalgic feeling the game has to offer and the modernize experience that comes with it are priceless.

Highs

Great graphic design

Variety of maps and mod editors

Includes the classic versions of the franchise

Modernized character models

Lows

Available only if purchased

Freebies are present only in Spoilers of War Edition

Not a sequel of the series

Warcraft III: The Frozen Thronefor Windows

1.31

5

1.11 GB

Developer: Blizzard Entertainment

Release date: 2002

Version: 1.26a + Full Game

Interface language: English

Tablet: Not required

Platform: Intel only

To bookmarks

Warcraft III: Reign of Chaos is a high fantasy real-time strategy computer video game developed and published by Blizzard Entertainment released in July 2002. It is the second sequel to Warcraft: Orcs & Humans, after Warcraft II: Tides of Darkness, the third game set in the Warcraft fictional universe, and the first to be rendered in three dimensions. An expansion pack, The Frozen Throne, was released in July 2003. Warcraft III is set several years after the events of Warcraft II, and tells the story of the Burning Legion's attempt to conquer the fictional world of Azeroth with the help of an army of the Undead, led by fallen paladin Arthas Menethil. It chronicles the combined efforts of the Human Alliance, Orcish Horde, and Night Elves to stop them before they can corrupt the World Tree.

In the game, as in many real-time strategy (RTS) games, players collect resources, train individual units and heroes, and build bases in order to: achieve various goals (in single-player mode), or to defeat the enemy player. Four playable factions can be chosen from: Humans, Orcs, (both of which appeared in the previous games) and two new factions: the Night Elves and the Undead. Warcraft III's single-player campaign is laid out similarly to that of StarCraft, and is told through the races in a progressive manner. Players can also play matches against the computer, or against others—using local area networking (LAN) or Blizzard's Battle.net gaming platform.

After Warcraft II: Beyond the Dark Portal, the last in the Warcraft II saga, was released in 1996, Blizzard began development of a point-and-click adventure game called Warcraft Adventures: Lord of the Clans, which was supposed to continue the story. Lord of the Clans was canceled in favor of Warcraft III in 1998, which was presented to the public at the European Computer Trade Show in September 1999. The game's design and gameplay was significantly altered during development, with the final game sharing little similarities with the originally presented version (see similarities to StarCraft).

Screenshots from the game Warcraft III: Reign of Chaos & The Frozen Throne

Warcraft 3 And Frozen Throne

System requirements Warcraft III: Reign of Chaos & The Frozen Throne for Mac Os:

OS version: Mac OS X 10.5+ (10.11-works)

Processor: 1.66 GHz Intel Core Duo

Memory: 512 Mb

Video memory: 64 Mb ATI Technologies or nVidia chipset

It is necessary to transfer the folder from the image to the program folder

Warcraft 3 Frozen Throne download free. full Game Mac Downloads

Warcraft 3 Frozen Throne download free. full Game Mac

Download more games for Mac OS:

[delicatebluebirdstranger]

Remodeling Your Kitchen, Some Ideas That May Be Useful

Making the kitchen your first home improvement project is a great idea.   Remodeling your kitchen is one of the best home investments you may make and is often the top priority when it comes to home improvement projects. The kitchen is the most crucial part of your house, so making this room appealing and agreeable to work in as well as practical can be imperative.  Having a smooth running, well planned kitchen is crucial in getting the entire home to function effectively.  Even if you just own a little kitchen, take care not to let this hamper your kitchen remodel project.  When size is limited the organization of the kitchen ought to be most important.

The main directive when it comes down to how to put into action your kitchen modernizing ideas is to have your budget in clear view at all times and stick to it. Remodeling your kitchen on a tight budget will be tricky but you need to instruct yourself to turn down any ideas that will bust your budget and search around for affordable substitutes.

When you are upgrading your kitchen, you may need to understand how to work out in what order to bring about the changes. Equally, as it may be awkward to carry out kitchen upgrading all at the same time, you have to prioritize the alterations that are most important  to you. If the main thing you really want  is extra cabinet storage space, then set aside money for new kitchen cabinets instead of spending on a new copper sink. Discovering how to upgrade the kitchen without wanton spending necessitates that you prioritize the elements in your kitchen that will need to be refurbished.

Another central part of kitchen remodeling will be picking the correct lighting, from general light fittings for kitchens to light fittings for kitchen islands.

When your kitchen has a high ceiling then a single ceiling lighting fixture may possibly not be enough to illuminate the whole room.  Think about special types of lighting arrangement for different parts of the kitchen such as; under shelf lighting, pendants,  chandeliers, semi-flush lighting, or recessed lighting if you can afford to have that done.

Granite is rapidly becoming one of the most well-liked constituents for kitchen counters.  Whatever your individual style, there should be a granite color absolutely suitable for you and your interior.  With a lot of assorted eye-catching colors to pick from you will most likely have lots of choices in deciding on the wonderful granite countertops for your upgraded kitchen.

An added well-liked favorite used for kitchen remodeling are concrete counters. Today you will be able to find out in online stores why concrete counters are very sought after.  They can be made in virtually any design, including rounded which is something that may not be done easily with natural granite.  See how you can make the versatility work for your upgraded kitchen plus what color options are now available. There will be different kinds of coloring additives, stains, and concrete variations, so concrete counters will forever be unique. Concrete is friendly to the environment in every part of its life span, making it a foremost choice for environmentally friendly kitchens.

When kitchen remodeling, your kitchen sink is almost always replaced. If you would prefer a up to date, retro, or country style kitchen, there are now a lot of kitchen sink designs to decide from. There are a significant variety of kitchen sink styles which as well are presented in a variety of materials which are in turn offered in a large array of colors, shapes, and sizes. When you have decided on the kitchen sink you would like, you then will need to decide on a faucet.

Kitchen faucets were formerly a clear-cut essential. But today you will be able to have faucets to complement any kind of kitchen in a assortment of configurations and finishes. There are new designs and new technology that can help your upgraded kitchen to a  much more user friendly space.

Use the web to help you discover which style of faucet would match your upgraded kitchen the best. In addition to your principal kitchen faucet, you may also like to incorporate an entertainment sink faucet for an extra water source on a kitchen island, a pot filler kitchen faucet or a water filtration faucet to make sure that you will be supplied with pure and the safest water.

One eye-catching highlight you can add to your modernized kitchen is a copper sink. You will be able to choose from a expansive variety of copper kitchen sinks in purpose made styles and shapes, copper country style kitchen sinks, hammered copper sinks, double bowl copper kitchen sinks, and others. You may be certain that if you get a copper kitchen sink it will bring a talking point into your kitchen and everybody will love it.

Kitchen tiles for backsplash and walls were a long time ago common old dull white ceramic.  But today you will be able to acquire tiles for your refurbished kitchen in a massive assortment of finishes, colors, shapes and sizes.  Glass in a variety of sizes from big sheets to tiny mosaic pieces can be used with splendid effect within a kitchen.  Glass could even be cast to look like marble tiles and using recycled glass in your remodeled kitchen can be an environmentally friendly preference.

Refacing your kitchen cabinets will most likely be a easier alternative to a total kitchen upgrade. Does your kitchen need modernizing? If so, think about cabinet refacing as a replacement for the expense of buying and installing brand new ones. If your hardware is tatty after cleaning, you might want to replace it. Today is a good opportunity to give your cabinets a total modernization. There will be many beautiful handles plus hinges offered at your local home improvement stores or in online stores.

The least costly way in which to upgrade to a fresh look for dark and unloved wooden kitchen cabinets is to paint them.  Ensure the kind of paint you utilize should give a functional, washable surface.

When choosing new kitchen cabinet handles, select a design that should look spectacular in your upgraded kitchen. Should you live in a retro home, opt for brass or pewter. If your house is minimalist, go for hardware to match like glass, aluminum or novelty handles, allowing the kitchen cabinet handles to match your refurbished kitchen.

Using the huge quantity of online stores and kitchen design specialists, it is easy to explore the best brands of flooring materials for your kitchen. If you know what brands of floor covering are offered you can decide whether you intend your upgraded kitchen floor to be of cork, vinyl, travertine or limestone. Should you prefer to become environmentally friendly, then you might be thinking of bamboo.

[tsghuntcountryvirginia]

Meet: The Black Horse Inn

 As we’ve been stuck at home, we’ve looked forward to planning our much-needed and well-deserved upcoming weekend getaways. This just in: New Vol. 8 member THE BLACK HORSE INN has been using this downtime to plan something special. And we've got the inside scoop, courtesy of Becca Beasley, the events manager at the inn.

The Black Horse Inn, as seen in The Scout Guide Hunt Country Vol. 8.

Becca shared with us the many exciting developments and the complete renovation that the inn has in the works. We’ll be the first to say that their plans for the inn are completely transformative; we’re certain once they’re fully realized, the inn will be a local hot spot for everything from weddings and other large celebrations to upscale getaways and casual dining experiences.

Becca Beasley, of The Black Horse Inn. Photo courtesy of Sarah Cramer Shields, of Cramer Photo.

The inn is finding the perfect balance between paying homage to its rich heritage and providing guests with the conveniences and luxuries of more contemporary accommodations. Becca expanded on this balance as she showed us many renderings of the inn’s renovation, which begins as soon as June 1. Although they’ll be closed during these renovations, we’re already looking forward to the day we can plan our getaway later in the fall. “We are very excited about the scheduled renovations of The Black Horse Inn and reintroducing the inn to the community. We are reimagining all its sleeping rooms and public spaces, and the result is going to be stunning,” Becca shared. 

We’d love to wake up to a fresh pot of coffee in the inn’s new sunroom. Rendering courtesy of Flourish Spaces. 

The accommodations of the inn are extensive: from four-poster canopy beds that make for a luxurious slumber to private Jacuzzi tubs and fireplaces, The Black Horse Inn’s attention to detail is unparalleled. The remodeled inn will even feature a brand new full-service restaurant for the first time, so get ready to book your reservation! We also especially enjoy that the inn boasts stables for our horses in the event we bring our four-legged friends with us for an overnight stay. 

A sneak peak of the inn’s bar overflow seating. Rendering courtesy of Flourish Spaces. 

With so many accommodations and activities to enjoy during your stay, it’ll be important to remain well rested. The Black Horse Inn’s interior renovations continue their balance of historic sophistication and contemporary comfort in their rooms. The inn currently has 10 beautifully appointed rooms in total, so we have no doubt that this Hunt Country stay will remain booked and in high demand for quite some time. 

Guests of The Rosemont Room enjoy some of our favorite views from the inn. Rendering courtesy of Flourish Spaces.

“This fall, as part of the renovations scheduled for The Black Horse Inn, the inn will also have a full-service restaurant, offering breakfast and dinner to both guests and the community at large,” Becca said. Visitors of the inn can also enjoy the original historic ambience as they kick back on the inn’s elegant porches, tour the boxwood garden, and take in the arresting views of the rolling Hunt Country hills in the distance. 

With a bar this beautiful, we’ll be planning our TSG meetings in style. Rendering courtesy of Flourish Spaces. 

We’re thrilled that the new inn will still honor much of its unique history. The Black Horse Inn was originally built in the 1850s, before two more additions were constructed in the early 1900s. The inn’s main house served as a hospital during local Civil War battles before assuming the role of a courthouse after the original Fauquier Courthouse burned down in 1853. The inn was named after the Black Horse Cavalry, who fought under Generals Stonewall Jackson and Joseph E. Johnston during the outbreak of the Civil War.

Guests may tour the grounds at their leisure, enjoying the view of some of the inn’s very own horses, making for a dream Hunt Country escape. Photo courtesy of Rebekah Murray.

Becca told us how she fell in love with The Black Horse Inn, being a local Virginian herself. “I began planning events right out of college, 15 years ago. I fell in love with the event planning aspect of public relations during a senior capstone project at Virginia Tech. Since that time, I've narrowed my focus to hospitality-focused events, and more specifically weddings,” she explained. Naturally, her career in event planning and hospitality led her to her eventual position at the inn. It’s been a perfect fit ever since she started!

“The mature trees, open fields, architecture, and history found in Hunt Country are incomparable.” -Becca Beasley, Events Manager

The inn’s expansive lounge would make the perfect entertaining space for guests and larger parties. Rendering courtesy of Flourish Spaces. 

Becca especially enjoys the wedding planning side of her job. She’s a natural extrovert and thrives off of personal interactions with the inn’s guests and visitors. Weddings are perhaps her favorite aspect of her work because the dynamics between the people and the overall energy amongst the parties are always very high. “With weddings in particular, I love helping clients on such a memorable day,” she told us. 

Don’t be shy! Feel free to pet the inn’s horses (and sneak them a carrot or two). Photo courtesy of Rebekah Murray.

When she’s not planning weddings, events, and other exciting developments at the inn, you can catch Becca strolling through Burnside Farms in Haymarket with her family or stopping by Moo Thru in Remington for some delicious ice cream. She and her husband also frequent downtown Warrenton for local eateries and sightseeing. Go ahead and introduce yourself if you see Becca out and about, or certainly during your next stay at the inn.

Be Sure to Tell Her Scout Sent You! 

THE BLACK HORSE INN  8393 Meetze Road Warrenton, VA C: 540.349.4020 Follow on Instagram: @theblackhorseinn

[trans-advice]

After finding it difficult to purchase great crossdresser clothing I decided to create Janet’s closet. My goal for this Michigan crossdresser boutique was to create a transgender resource catering to the crossdressing community. After starting the store in my garage, I now run the largest online resource for crossdresser clothing and a recently remodeled store for Michigan crossdressers where I also offer my expert male to female transformation and makeup services.

The Michigan Crossdresser that started it all – Janet

For those of you who will take the time and interest to read about this Michigan crossdresser, thanks so much.

I am very proud to be one of the many crossdressers in Michigan and I truly enjoy giving back to the community with my Michigan crossdresser’s store and online web site. As with most other transgender individuals, the path to my true identity has an interesting past.

As a teenager my interests were chasing women, drag racing, and playing music. And I had a great busy fun filled childhood playing in a rock and roll band. I worked as a technician at Capitol music in downtown Detroit, Michigan. I got to know almost every famous Motown person. I recorded, jammed and repaired most of their equipment. It was great fun, but there was little money in it for me. During this time I also was building racing engines which proved to be more lucrative.

I got married and had a baby girl and with money needs I got out of the entertainment business to continue on with building racing engines. I became some what of a notoriety . I even took over the position of Track Manager at the Detroit Drag way for a while. Afterwards I became an A.R.C.A. official by supplying technical services and parts to the racers at race tracks in Michigan and Ohio. But I have always missed the excitement of being on stage as a performer.

On a fluke I went to a Drag Show. There I found my calling. I began performing as a female impersonator. Doing this allowed me to use my talents of singing and dance. In just a few years I have created an Identity for myself. I still own and operate a large engine rebuilding company but I love to perform. I just got a 33’ motor home in which I plan to travel and do my shows.

After finding it difficult to purchase great crossdresser clothing I decided to create Janet’s closet. My goal for this Michigan crossdresser boutique was to create a transgender resource catering to the crossdressing community. After starting the store in my garage, I now run the largest online resource for crossdresser clothing and a recently remodeled store for Michigan crossdressers where I also offer my expert male to female transformation and makeup services.

I am always willing to help any individual with their shopping and transformation needs. Feel free to call me during the listed hours or send me a note online and I will reply quickly. Also, I am hoping to build a page with photos from my many happy customers… so if you want me to add your photo to my crossdresser photo page, please e-mail me.

Also, if you have any suggestions or concerns about my website, please let me know… I am always trying to make it the best place for you to shop online.

Things are going very well, and life is great. Thanks for your interest.

All my love, – Janet

Janet’s Closet – Detroit, Michigan

If you are ever in Detroit or the Michigan area, come see my retail store! Contact me for directions.

Thanks for coming in to take a look! I hope you will enjoy your stay and be sure to look through all of my sexy photos. While you are here, look around at all the gorgeous things I have to offer: Clothing, Hair & Wigs, Heels & Shoes, Breast Forms, intimate wear, costumes, and makeup – all created for the cross-dresser!

If you’re ever near Detroit, Michigan, don’t forget to consider my transformation services as well.

As you travel through my cross dressers paradise you will notice that I offer a complete line of all of the necessities that a dresser needs. Some of my clientele are drag queens, female impersonators, drag show performers, entertainers, cross dressers, Las Vegas show girls, strippers, and the transgendered community , along with people who just plain love my sexy outfits, expansive selection of wigs and shoes and boots, and the wide variety of silicone breast forms that ONLY are available at Janet’s Closet.

And I don’t stop there. I also make custom clothing too. I call my custom clothing my “man made collection.” I have learned the secrets to make men look sexy in woman’s clothes so I can make sexy dresses, sexy skirts, sexy dance outfits and more. And you just can’t be a girl without breasts! I have a nice selection of breast forms including foam breast forms, medical grade silicone breast forms, breast enhancers, mastectomy breast forms in 3 different styles; Low Wide, High Wide, and High Narrow.

I also share my knowledge as a female impersonator through my transformation services.

At my boutique a transformation includes panty hose or nylons with panties, or thigh hi stockings with a garter belt, a wig, a bra and breast forms, your pick from my collection of sexy dresses or fetish wear, choice of sexy high heels, sexy pumps, or high heel boots or platform shoes, also full make up done to perfection. Then we top off the transformation with a visit into my photo studio for pictures.

Yes Janet’s Closet is truly a cross dresser’s paradise!

Shipping:

WE ALWAYS SHIP DISCREETLY! Your Privacy Will Never Be Compromised

Packaging:

We ship in plain brown boxes or plain padded envelopes or shipping bags.  In some cases, we may use USPS Priority Mail boxes only if we are using USPS as  your courier.

The Return Address on the shipping label will read: “JCIMI” – Your billing statement will also show “JCI” or “JCI MI” for your privacy.

Shipping Methods:

FedEx Ground | 1-4 Business Days FedEx 2-Day | 2 Business Days FedEx Overnight | 1 Business Day FedEx Smartpost | 2-14 Business Days – USPS will make the final delivery USPS Priority Mail | 1-5 Business Days USPS First Class Mail | 2-6 Business Days **Shipping times do not include processing time, weekends, or Holidays.  Orders are generally shipped within 24 business hours and are processed in the order in which they are received. **

Post Office picks up at 3:00PM EST FedEx Smartpost/Ground picks up at 4:00PM EST FedEx Express picks up at 4:30PM EST

If you choose an expedited form of shipping (FedEx Overnight, FedEx 2-Day, USPS Express, etc) please call us so we can ensure it gets out the same day for you.

We cannot guarantee it will leave the same day if you do not contact us to let us know you placed it. Note – if you are shipping to a PO Box, you MUST select USPS Priority Mail or Express Mail.  FedEx or UPS cannot deliver to PO Boxes.

Important Information:

We are not responsible for delays in shipment caused by weather conditions, customs delays, lost or stolen packages, situations beyond our control, or situations that are the fault of the carrier.

Shipping charges will be displayed when you are placing your order.  Rates are calculated automatically by FedEx / USPS depending on weight, dimensions, and your shipping destination.

Some items may ship from other warehouses.  This can result in multiple shipments.  You will receive emails with tracking information for all of your shipments.  If you have multiple shipments and chose Overnight or 2-Day shipping, we may contact you to adjust pricing or address delivery dates.

All items WILL be shipped discreetly, regardless of what warehouse the item comes from.   Our other warehouse generally only ships via FedEx.

We can ship on your UPS or FedEx account if you provide it to us.

USPS First Class Shipping is available on orders with items totaling less than 13oz in weight.

FedEx Residential Delivery runs Tuesday – Saturday FedEx Ground Business runs Monday – Friday USPS Delivers Monday – Saturday

If you need your order on a specific day, or need it overnight, or have any requests about timing of your package, please CONTACT US via phone call.  It is always best to address time-sensitive matters via telephone, as emails may not be seen in time to ensure everything goes the way you need it to go!~  We are here for you so just let us know what you need!

We can ship to PO Boxes, UPS Stores, and FedEx stores or any other place that accepts packages that can be held for pickup. Most Walgreen’s locations now offer FedEx pickup as well, making discreet delivery even easier!

If you have any questions, concerns, or requests, please don’t hesitate to call us!

+1(734) 285-2609 JanetsCloset@aol.com

[time-to-write-and-suffer]

The Sims 4: Guide to Stuff

Hello and welcome to my extremely subjective and absolutely pointless exercise in futility.

If you’re like me, both poor and a slut for The Sims and also hates EA with the power of a thousand suns, this guide is maybe for you! 

Have you ever looked at all the bajillion stuff and game packs out for TS4 and thought “hey what the fuck” or “EA I need to survive this winter” or “I wonder which one of these has the most stuff that’s actually worth my money”? Because I sure have, and I’ve sat down and counted (poorly) how many THINGS each stuff/game pack offers. See, the thing is, once I’ve played through the main gimmick of a particular pack, I just default back to making new sims and building new houses. And for me, the STUFF is always more important than any new gameplay that’s been added. Experiences are fleeting ... STUFF IS FOREVER.

That said, I won’t be mentioning expansion packs here, because I believe that most of them (in particular City Living and Seasons) add to the game and are generally worth the money (and by that I mean when they go on sale lmao, I’ve only paid full price for the base game when it came out), and the amount of STUFF they tend to have justifies getting them.

Now, I’m only one idiot with my specific tastes, so take this with as much salt as your goat craves. What is and isn’t worth getting will be individual and subjective. 

I will base my opinions on several factors. For example I see if each item is unique, aka it doesn’t look like a mild recolor or remodel of something that exists in an expansion or the base game. Then I also check if the item is usable outside of the theme of the pack, so for example the wild bowling stuff and colorful movie hangout stuff is very specific and you wouldn’t slap most of it in a normal residential lot.

Game packs are a little different than stuff packs in that they add actual gameplay and new things to do in the game. As this is a list focusing on STUFF, I won’t be getting into any of the gameplay each pack adds. Whether it’s fun or worth getting is even more subjective, so if you want a pack that doesn’t have a lot of what I consider “good” items but has interesting gameplay in your opinion, it may very well be worth it for you anyway.

Please note that I also ignored a lot of the clothes and hairstyles, because if you care about those things you could probably download much nicer CC for free. I also don’t play with toddlers or children much, so things made for kids I tend to skip over as well. With that said, let’s get into it. 

Btw, never get DLC, but especially stuff packs, at full price. Trust me.

Stuff Packs

My First Pet Stuff

Total item count: 62

Items worth getting: 1 (if you really love hamsters) 

Note: Jesus Christ only get this if you hate your money or are desperate to get a hamster or hedgehog or rabbit or whatever the fuck those cages have in them. Honestly, like, don’t? Like please don’t. Donate those 9 bucks to a random gofundme or something. EA is taking the piss and if you buy this you’re letting them take that piss straight into your gaping mouth.

Laundry Day Stuff

Total item count: 69 (nice) 

Items worth getting: 54

Note: Honestly? This pack has a surprising amount of really neat stuff! It’s specific but if you enjoy playing the Sims as “realistically” as possible, I think this can add a lot to your immersion! It also has items that are useful in p much any residential build.

Toddler Stuff

Total item count: 53

Items worth getting: 20

Note: As I said, I don’t play a lot with toddlers or children, so I wasn’t super enthused about anything in this one. If you’re big on having large families and a billion babies, then maybe, but honestly I think Parenthood has everything you’d need already.

Fitness Stuff

Total item count: 41

Items worth getting: 25

Note: Some neat clothes, but nothing essential.

Bowling Night Stuff

Total item count: 55

Items worth getting: 12

Note: Very, very specific things in this one. Unless you adore bowling and love doing that shit with your sims, don’t. 

Vintage Glamour Stuff

Total item count: 68

Items worth getting: 40 

Note: For a pack that’s all about glamour, most of the items here aren’t all that neat. Obviously I thought the majority of them were good, but if you want extravagant, Get Famous covers most of the ground Vintage Glamour wishes it did. It does have a butler function going for itself, so if you need one of those for your fancy sims, then go for it. 

Backyard Stuff

TIC: 66

IWG: 18

Note: None of these items stood out to me or seem to add anything to the game.

Kids Room Stuff

TIC: 71

IWG: 36

Note: Again, I don’t have many sim children. Some of the items were neat, but defo not essential and don’t really add much.

Romantic Garden Stuff

TIC: 53

IWG: 33

Note: Not a whole lot of items, but I’m a HUGE slut for various neat plants and statues and this pack has a bunch of them. If you adore those as well and like the idea of a snazzy flowery garden, I think this is defo one of the packs that’s worth getting. Plants are also the sort of thing you can slap anywhere to make anything slightly better-looking, so even if you’re not into building gardens, these are great for landscaping.

Movie Hangout Stuff

TIC: 61

IWG: 10

Note: These things are very loud and very incidental. I don’t know what swatches they have so I can’t say if they’d be easy to match with anything else, but just looking at them I think that they don’t really add much even if you want to go for that tacky colorful look.

Spooky Stuff

TIC: 70

IWG: 34

Note: This one had a few neat things, I suppose, but unless you love throwing Halloween parties in the game, skip it. The Vampires game pack has a lot more and much better items in a similar vein.

Cool Kitchen Stuff

TIC: 51

IWG: 43

Note: Kitchens are one of the things I struggle the most with when building, and they’re also a must in any residential lot, and this pack has what is essentially another style of kitchen. I wish this pack was only build items because the clothes and hairstyles are mostly pointless and don’t relate to kitchens or cooking at all. 

Perfect Patio Stuff

TIC: 45

IWG: 31

Note: This one has a few neat little build items that work pretty much anywhere. Also hot tubs, I guess, if you want those? I honestly think this is basically Backyard Stuff but better. 

Luxury Party Stuff

TIC: 53

IWG: 19

Note: Unless you will die if you don’t have a couple more sparkly outfits for your sims, skip this one. Just as with Vintage Glamour, Get Famous has you covered on the “luxury” front. 

Game Packs

Strangerville

TIC: 151

IWG: 125

Note: I’m someone who really enjoys weird conspiracies and supernatural things happening in small towns, so I’m automatically drawn to this pack. The items it offers are also interesting and unique, and I think you’d be able to use them in a bunch of different designs and contexts as well. The clothing items are very neat, too.

Jungle Adventure

TIC: 219

IWG: 126

Note: Very incidental items for most of this and the gameplay doesn’t seem very replayable either. It does have some generic “temple” stuff as well as interesting plants I could see being used outside of the pack itself, but other than that, this one’s pretty skippable IMO.

Parenthood

TIC: 143

IWG: 60

Note: I know this pack expands a lot upon the parenting in the game so if you’re all about creating families and lineages then this is probably worth it for you. I wasn’t blown away by the items and don’t really like the idea of bothering with babies and children even more than I already have to in the base game. 

Vampires

TIC: 216

IWG: 209

Note: I loved witches in TS2 and I’m always into supernatural shit. I can’t say anything about the vampirism aspect, but the items are very pretty and different from the base game and what other packs offer, and many of them can be used for gothic and/or old builds.

Dine Out:

TIC: 165

IWG: 64

Note: You can own and visit restaurants, so that’s a thing. I expected snazzier things from this one, but it’s very underwhelming. Things are either themed for the game pack itself, which makes sense, but it also means you can’t really use much of it outside of its intended purpose, or they’re just plain shitty-looking. 

Spa Day

TIC: 175

IWG: 122

Note: I don’t think spas are an essential part of the gameplay, but the items are absolutely amazing if you like sleek and modern builds, which I do. They’re made for the spa, but are also absolutely at home in, well, a home. Defo one of the better packs when it comes to stuff. 

Outdoor Retreat

TIC: 159

IWG: 104

Note: This one has some fairly generic but still nice build items if you’re going for an outdoorsy cottage vibe. I can’t comment on the camping thing aside from saying I wouldn’t consider it super essential. 

[buildavate01-blog]

Home Renovation

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[virginlomo]

House flipper luxury dlc new houses

HOUSE FLIPPER LUXURY DLC NEW HOUSES PC

HOUSE FLIPPER LUXURY DLC NEW HOUSES WINDOWS

Move your office to one of the Luxury DLC houses (Buy a DLC house and move your office there. Try to sell a choice icon (click on the icon with your selling device) If we allowed you to do this, the game would crash Restore a total of 5 pieces of furniture (for some pieces of furniture it is possible to restore them by pressing “E”) One man’s trash is another man’s treasure

HOUSE FLIPPER LUXURY DLC NEW HOUSES WINDOWS

The multitude of varieties of color and modular sets will allow you to modify any room to fit your vision of the perfect home.(To do this, click on the staircase in the second mission with the sales device)Įxchange 10 Fenseter (Press “E” in front of the windows in the second mission)ĭecide on an option (Choose a flooring in the second mission) Unveiled back in June, this new DLC will sport. This DLC includes the addition of 'Renovating' certain pieces of old furniture to make. 7 September 2021 This October, House Flipper’s Luxury DLC will let you fix up mansions and seethingly resent the people who can afford to live there. This DLC released on October 14, 2021, and has a price of 14.99. No more small houses with dozens of little rooms - size is what really counts User reviews. The multitude of varieties of color and modular sets will allow you to modify any room to fit your vision of the perfect home. Experience the cozy atmosphere with new exclusive orders, countryside properties, and tons of unique items Check it out Moonrise Bay - the most bourgeois town. It features bigger and more modern houses found in a fictional location called Moonrise Bay. With the Luxury Flipper game expansion, we are putting right into your hands dozens of types of new furniture: classic contemporary, antique and modern. With the Luxury Flipper game expansion, we are putting right into your hands dozens of types of new furniture: classic contemporary, antique and modern. Luxury DLC is a DLC for the game House Flipper. With smart devices, you can control your entire home!Ĭhange the colors of the lights, close and open the doors – everything without getting up out of your chair! Utilizing classic furniture doesn’t mean giving up comfort. It's time to visit Moonrise Bay Add-On 14. The multitude of varieties of color and modular sets will allow you to modify any room to fit your vision of the perfect home. It will not be an easy job, but the end result will bring you a lot of satisfaction. With the Luxury Flipper game expansion, we are putting right into your hands dozens of types of new furniture: classic contemporary, antique and modern.

HOUSE FLIPPER LUXURY DLC NEW HOUSES PC

If modern furniture is not your cup of tea, you can try to renovate furniture from past centuries. Have you ever dreamed about running your own renovation company Now you can do it wherever you are with the mobile edition of the PC hit - the House. With new possibilities to insert windows or create swimming pools inside houses, you will be able to design interiors by making your wildest dreams come true – nothing will stand in your way! They are willing to invest a lot of money in a home that will make them proud.Īs well as adhering to the highest standards, you will have to get a feel for the specific tastes of your customers even if they don’t already have any. Flipping Houses With Luxury LIVE // House Flipper // Luxury DLCDon't Forget to Like, SUBSCRIBE, or Become a MEMBER Emojis, Badges, and MORE Perks with E. Moonrise Bay residents are customers that have high expectations. Buy, clean, remodel, furnish, and sell houses for ridiculous profit margins, while upgrading skills and tools along. Take run-down tenement houses and old industrial buildings – factories, large commercial buildings and warehouses – and turn them into luxury apartments. Glass roofs, plate glass windows for walls, and a ceiling many feet above your head – this is how kings live! No more small houses with dozens of little rooms – size is what really counts!

[mclennand]

#RantoulIL #CityofRantoul #Homeswithprivacy #oldworldcharm #customqualityhome #newlisting #realestatehomesineastcentralIL #beautifullandscape #gorgeousyards #closetouofi

[pdcinteriors]

Bathroom Renovations In Anaheim And Santa Ana And The Costing

A new vanity or other storage alternatives are almost often included in bathroom renovations. When it comes to Bathroom Renovations in Santa Ana, cabinets are an important consideration. In any bathroom, regardless of size, storage is usually restricted.

Cabinetry is a relatively modest part of the overall Bathroom Renovations in Santa Ana expenditure. The cost of the vanity or other storage cabinet of your choosing is unlikely to be prohibitively expensive. Your storage decisions, on the other hand, have significant ramifications for space.

The size of the fixtures and cabinetry makes a great impact whether you’re renovating a bathroom for two, a shared bath for the kids, or a second bathroom. The size of fixtures and cupboards is particularly significant in a tiny room.

All bathroom renovations need a trade-off between storage requirements and available space.

Custom cabinets and vanities may be necessary for these bathroom makeovers.

Maximizing space in a small bathroom and giving it the appearance of spaciousness may need a lot of imagination. These Bathroom Renovations in Santa Ana, for example, may necessitate a pedestal sink or a wall-mounted sink to free up more floor space. This fixes one issue, but where will you keep your towels and other belongings?

Making Bathroom Renovations in Anaheimwithout a vanity has major consequences. You begin by removing your major storage place. Second, you remove the ornamental and toiletry items from the countertop space.

One option is to renovate the bathroom without using standard cupboards. A shallow cabinet might be built inside the existing wall in this situation. The cabinet door is the only part that isn’t recessed.

If you have an older home and want to update it to meet today’s standards, you will most likely need to think outside the box. Unless you have an older home with large bathrooms, you’re generally dealing with bathroom facilities that are far smaller than most buyers today prefer. You could expand the bathroom or make choices that allow you to make the most of the space you already have.

If you want to sell your home soon, you may be concerned about meeting the Universal Design criteria. Limitations on switch and outlet placement, floor finish, and available space are among these restrictions.

The bathroom is one of the two most expensive rooms to renovate when it comes to house renovations.

According to popular belief, the kind and quality of new bathroom fixtures or expansions impact the cost of Bathroom Renovations in Anaheim. Apart from this, several additional aspects contribute to the total cost of bathroom renovations.

When evaluating the cost, you should always start by identifying the scope of the remodeling you intend to do. If only the light fixture and mirror need to be replaced, the cost will almost certainly be less, but if the remodeling requires a complete overhaul, be prepared to pay more.

[elvenvishnu]

Looking for advice on plan for a water heater and replumbing project

Hi everyone! I'm hoping to get some feedback on the design of the plumbing work I'm going to have done on my home. I am working with a licensed plumber but also would like feedback from folks in this nice community!

This is a long post with a diagram of the new layout. If you are taking the time to read all this, I thank you and appreciate you!

In a nutshell: Replace existing gas tank heater with gas tankless mounted on the outside of the house (to save space for interior remodel, interior tank is not an option). Replace old plumbing with PEX and have a recirculating loop for the hot. I know that the house is small enough to "not need" one, but I want the luxury of it and don't mind the extra monthly cost.

Current State of Things

The house is an 1160 ft² ranch, 2 bed, 1 bath, single floor with attic and crawlspace. All plumbing is in the crawlspace.

The existing plumbing is a combination of galvanized, PEX A, and a little copper in a trunk/branch layout. Most of the system is galvanized, with 3/4" for the trunk sections and 1/2" for each fixture.

The supply line is 1" PEX A and was installed just last year, replacing 3/4" galvanized.

The bathroom is all PEX A, having been replaced during the previous owners' bathroom remodel. The backyard spigot was also replaced with PEX at that time.

The kitchen sink is copper, also from a previous remodel.

Both the bathroom's PEX and kitchen's copper connect to the rest of the system that's all galvanized.

There are a total of 7 fixtures:

Bathroom sink

Bathroom tub/shower

Bathroom toilet

Kitchen sink

Washing machine

Back yard spigot

Front yard spigot

The pressure and flow aren't great. I measured 5 GPM and 38 PSI from the backyard spigot, which has new 1/2" PEX and is a very short distance from the new supply line. This is acceptable, but barely. There are no leaks in the system nor at the meter. My area of town is fairly elevated and this appears to be normal for the neighborhood.

The home is in Seattle where the typical winter lows are about 35-45°F or about 2-7°C and sub-freezing temps being quite rare, maybe 5-10 days out of the year, almost never getting below 25°F or -4°C.

Project Requirements

Heater will be Navien NPE-210A or NPE-240A. From what I can tell Navien is a good bet and these models have built-in recirculating pumps and reservoir tanks (see #4 on recirc details). Specs say my pressure and flow should be adequate.

Optimize everything for the low pressure and flow that we've got. Piping will be PEX A with expansion fittings to help minimize loss. Open to suggestions on other ways to help with this problem.

Home run layout with manifolds to minimize pressure differences between fixtures. Only replumbing the trunk/branch part of the system. Connect to the PEX already in the bathroom and connect to the twigs for the kitchen sink and washing machine. The main trunk/branches are decrepit but the last length to the kitchen sink and washing machine are much newer and in great shape.

A recirculating loop on the hot side, with the manifold being a multi-port tee. The idea here is that the home is small enough that the manifold can be placed in between the bathroom and kitchen, keeping the distance from the fixtures to the recirc loop short enough that they got hot water fast but also have the benefit of more even flow from the manifold. This as opposed to a large loop that runs very close to each fixture, which would provide slightly faster hot but at the expense of one fixture getting preferential flow over the other. The open tee design described above seems like a good compromise.

The manifolds for both hot and cold should have at least one extra port for potential future use.

I'm a bit indifferent if the manifolds should have valves or not. It'd be nice to shut off flow to each run, but it's also another point of failure (albeit low risk). If something catastrophic happens I can always shut off the whole supply, and in fact am installing a smart shutoff at the root of the whole system. I realize that the availability of parts may be iffy right which may drive the decision more than anything else.

System Diagram

Direct link to diagram: https://i.postimg.cc/ZKjMVtjQ/plumbing-layout.png

I made a fairly accurate diagram of the design. The interior and exterior dimensions, as well as the fixture locations, were properly measured and can be considered accurate. The exact positions of piping, manifolds etc is not meant to be literal or exact, they are placed offset just to make the diagram easier to read.

​

https://preview.redd.it/zr6fhh3g8bc81.png?width=1549&format=png&auto=webp&s=c15f7bae3d485a70a414b9131e48168dc98e74ae

​

Is this plan a good idea overall? Is there anything horribly wrong with it, or any gotchas or caveats I'm not aware of? Any ideas on improving anything would be welcome.

Also, is there anything else I can do to improve "quality of life" when dealing with low-ish pressure and flow?

Thanks in advance!

submitted by /u/alandubois [link] [comments]

from Plumbing help offered here, please post pictures. https://ift.tt/3KmzYlM

[architectnews]

Peckham Glass Box, Southwark Home

Peckham Glass Box, Southwark House Extension, South London Residential Property, Architecture Development Images

Peckham Glass Box in Southwark

10 Nov 2021

Design: Unagru Architecture Urbanism

Location: Peckham, Southwark, London, England, UK

Peckham Glass Box Extension

Peckham Glass Box is a contemporary extension of a Victorian terrace home, located in London, UK.

Unagru Architecture Urbanism’s client needed to extend the home to make room for their young family, by adding a side and rear extension it offered the additional living space they needed on the ground floor.

We introduced glazing to make the interior as bright as possible. Often a rear extension makes the middle of the house dark and uninviting, additional the existing house had a very low ceiling internally, making it feel dark and claustrophobic, bringing light into the home was a critic aspect of the design.

The side extension takes the home up to the party wall, transforming the once dank, underused outside space into an internal, open plan dining area for the family to enjoy with a large skylight overhead.

The rear extension is designed as a contemporary, frameless glass box, this achieves maximum brightness and connectivity with the garden.

The space has been completed with bespoke, low level, window seats following the line of the box. This offers a place to sit and enjoy the space, it also is designed as additional storage which is essential for a young family.

What was the brief? Unagru were approached by Tom and Helen to help with the remodelling and expansion of their Victorian terrace house in Peckham, London. Although the existing house was very well presented the family were starting to outgrow it, especially since to arrival of their second child. As the family they did not want to move, so they were keen to look into ways to improve their existing home to meet their changing needs.

The two main aspects the client wanted to resolve were to add additional living space to the house, and to transform the kitchen into a spacious, open plan room, flooded with natural daylight. The placement of the existing kitchen was located in the centre of the house and was blocked by the utility room from natural daylight, making it dark and uninviting and isolated from the rest of the house.

What were the key challenges? One of the main constrains with the original space was the low ceiling height, making the space feel oppressive. We looked into how we might be able to solve this in an easy and cost effective way. We initially had hoped to be able to lower the floor level, but after investigating the existing foundations they were found to be too shallow, which did not allow for the extra headroom without a very expensive and time-consuming challenge in structural design. We resolved the issue through careful redesigning, expressing the consistency of the ceiling level by extending it through to the garden to visually incorporate the outside into the living space, giving the interior the open feeling the clients were after.

Through careful negotiation with the neighbour we were able to gain a few, valuable centimetres to the width of the extension. This was achieved by pushing the party wall onto the property boundary, with the neighbours consent, this amendment to the design gained extra width for the large skylight, crucially drawing more light internally.

With the existing ceiling level we were able to enhance the feeling of space through simplicity in the design, opted for pale interior colours, avoiding the use of spotlights (expect in the kitchen zone) and aligning the ceiling line to the glazing and the garden. These simple design changes have created a warmth to the home, enhanced by the natural texture of timber flooring under the sunlight. The introduction of the glazing into the extension and side return has totally transformed the building, delivering the home the clients dreamed of, however it also brought concerns and difficulties to the budget and delivery of the project.

After much research and thought we finally opted to work with a glass installer who we had previously worked with, although not to this degree on complexity. We all worked very hard to make sure that everyone was up to the challenge, with several meetings on site, checking of dimensions and drawings, and correcting any issues that arose, at one point a door had to be reproduced as the door arrived onsite with the opening on the wrong side, due to a subcontractor error.

Our last concern with the layout of the extension was the distance between the kitchen and garden, with the playroom / sitting room placed at the rear of the property it could create a barrier if designed badly. Through the open plan design, large glazing to the rear, large skylights above, it has brought the much needed visually connectivity between the kitchen and the sky and outside.

What were the solutions? Our plan added a side and rear extension, with a large glazed frameless ‘box’ off the rear elevation, designed as a frameless glass box, to achieve maximum brightness. This created space to reimagine the home, opening up the rear of the house to deliver the much-desired spacious kitchen at the centre of the house.

To draw the much-needed daylight into the home there we introduced the full glazed rear elevation, additionally a large skylight runs the full length of the side return which brings the light into the centre of the home. These interventions have transformed the house, delivering the bright living space the clients desired.

Initially we had envisaged the rear glazed area as a dining zone, but the client had decided they wanted to place the dining table adjacent to the kitchen. Though further discussions we reimagined this area as an informal playroom / sitting room.

How is the project unique? The juxtaposition of the ultra modern glass box, adjacent to the traditional terrace house works perfectly together.

Internally we have paid such attention to detail to create a really special home. To highlight the differences between the zones within the open plan area, we chose finishes and colouring so separate. In the kitchen we have a very interesting and classic combination of dark wall, traditional tiles and a contemporary bright blue kitchen. We installed a dramatic wall light as a threshold between the playroom-sitting room and dining-kitchen, as a key focal point to the room.

The threshold between the existing and the extension is treated as a metaphorical small walled garden: a change in floor finish marks the change in use, while a large mirror on the party wall reflects the sky and garden throughout to the rest of the house, creating an effect of otherness, as well as further increasing brightness and colour in the original dwelling. We also installed a large black board for the children in this area, adding additional texture and playfulness.

Peckham Glass Box in Southwark, London – Building Information

Architect practice: Unagru Architecture Urbanism

Completion date: 2018 Building levels: 2

photos: Attilio Fiumarella

Peckham Glass Box, Southwark images / information received 101121

Location: Peckham, Southwark, London, England, United Kingdom

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