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#pool heating system dallas
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dankusner · 2 months
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1505 zen spa
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A galvanized metal trough could be the coolest way to beat the Texas heat.
Why it matters:
Typically meant to store water for horses and cattle, stock tanks are making a splash in backyards across the country.
They're less expensive than a swimming pool and sexier than other above-ground options, according to Amanda Shaftel, co-founder of Austin-based Cowboy Pools.
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"Cowboys would hop in the pool after a long day at work," Shaftel tells Axios.
https://fb.watch/ttYHcYlxXL/
The big picture: The company, which ships stock tank pools starting at $3,450 nationwide, reports pool sales are up roughly 30% year-over-year.
It's one of several similar businesses in Texas, including Stock Tank Love and Houston Stock Tank Pools, that launched in recent years as the pandemic kept people home.
What they're saying:
"It was the best thing I could do for myself for a Texas summer," Dallas content creator Kenzie Elizabeth said on Instagram about the stock tank pool she bought and slotted into a deck last year.
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"It fits a lot more people than you'd think."
What's next:
A small but swelling number of social media posts are tagged #StockTankPool and #StockTankPools.
Posts using those hashtags jumped nearly 12% during the first half of this year compared with the same period last year, according to TikTok.
Reality check:
The swimming pool industry is drowning, largely due to the same factors cooling the U.S. economy, Axios' Courtenay Brown reports.
New pool construction could be down as much as 20% from last year, distributor Pool Corporation reported in late June, pointing to "cautious consumer spending on big-ticket items."
Between the lines: In-ground pools cost between $28,000 and $66,500 on average, per HomeAdvisor.
How it works:
Cowboy Pools come pre-assembled, ranging in size from 6 to 10 feet in diameter.
They need a completely level surface and access to outdoor electricity for a filter pump system that's included, along with other maintenance supplies.
The company says most cities don't require permits to install the 2-feet-deep pools, but homeowners considering one should check local rules.
The fine print: People can set up the pools themselves or hire pros.
Some savvy homeowners DIY the whole thing, buying troughs from farm supply stores. (Cowboy Pools and Stock Tank Love supply kits with everything but the tank for under $1,000.)
The intrigue: There are also plastic stock tanks, which some people prefer because they don't rust, and kids are less likely to get hurt if they hit their heads on them, a national sales pro told Wirecutter.
The bottom line: Move over, farm animals — we're taking a dip.
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Elevate Your Commercial HVAC Experience with Kahn Mechanical Contractors
Since 1974, Kahn Mechanical Contractors has been a cornerstone of excellence in commercial HVAC services throughout the Dallas/Fort Worth area. As a family-owned business, we take pride in our longstanding commitment to providing top-tier air conditioning and heating solutions to our valued clients. With a track record of accolades and a roster of satisfied customers, we continue to set the standard for HVAC excellence in the region.
Unparalleled Expertise and Service
When you choose Kahn Mechanical, you're not just selecting from a pool of HVAC contractors; you're investing in decades of experience, talent, and unmatched service. From air conditioning system installations to HVAC repairs and maintenance, our team of highly skilled technicians is dedicated to delivering excellence at every turn. We understand the unique needs of commercial clients and tailor our services to ensure optimal comfort and efficiency for your business.
A Legacy of Excellence
For over four decades, Kahn Mechanical has been synonymous with reliability, quality, and integrity in the commercial HVAC industry. Our commitment to excellence extends beyond mere words; it's ingrained in everything we do. Whether it's installing state-of-the-art HVAC systems or providing prompt and efficient repairs, we approach every project with the same level of dedication and attention to detail that has earned us the trust of countless businesses across Dallas.
Comprehensive Solutions
At Kahn Mechanical, we understand that every commercial space is unique, which is why we offer a comprehensive range of HVAC services to meet your specific needs. From system design and installation to ongoing maintenance and repairs, we have the expertise and resources to keep your HVAC systems running smoothly year-round. Whether you're in need of air conditioning repair, heating system installation, or routine maintenance, you can rely on us to deliver prompt, professional service every time.
Customer-Centric Approach
As a family-owned business, we understand the value of personal relationships and the importance of putting our customers first. When you choose Kahn Mechanical, you're not just another job; you're part of our extended family. We take the time to listen to your needs, answer your questions, and provide tailored solutions that meet your budget and exceed your expectations. Our goal is not just to meet your HVAC needs but to exceed them, ensuring your complete satisfaction with every interaction.
Conclusion
For unparalleled expertise, exceptional service, and a legacy of excellence, look no further than Kahn Mechanical Contractors for all your commercial HVAC needs in the Dallas/Fort Worth area. With our decades of experience, talented team of technicians, and unwavering commitment to customer satisfaction, we stand ready to provide you with the highest level of service possible. Contact us today to experience the Kahn Mechanical difference for yourself and discover why we're one of the best HVAC contractors in Dallas.
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Exploring the Gems of Plano, Texas: A Neighborhood Guide
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Plano, Texas, is a vibrant and thriving city located just north of Dallas. Known for its booming economy, top-notch schools, and family-friendly atmosphere, Plano offers a wide range of neighborhoods that cater to different lifestyles and preferences. Whether you're a young professional, a growing family, or a retiree looking for a peaceful community, Plano has something to offer. In this neighborhood guide, we'll explore some of the gems of Plano and highlight what makes each neighborhood unique.
Historic Downtown Plano
Nestled in the heart of the city, Historic Downtown Plano is a charming and revitalized area that blends old-world charm with modern amenities. Here, you'll find a mix of beautifully preserved historic buildings, boutique shops, art galleries, and trendy restaurants. The neighborhood is also home to Haggard Park, where locals gather for outdoor events and concerts. If you appreciate a walkable neighborhood with a lively atmosphere, Historic Downtown Plano is a must-visit.
Legacy West
For those seeking a more upscale and luxurious lifestyle, Legacy West is the place to be. This premier mixed-use development boasts high-end shopping, upscale dining options, and luxurious residential properties. From designer boutiques to world-class restaurants, Legacy West offers a sophisticated and cosmopolitan atmosphere. The neighborhood is also home to The Shops at Legacy, a popular destination for entertainment and nightlife.
Willow Bend
Located in West Plano, the Willow Bend neighborhood is known for its upscale homes, well-manicured lawns, and prestigious schools. The area features spacious estates, golf courses, and lush green spaces, providing residents with a serene and luxurious living experience. Willow Bend is also home to the renowned Shops at Willow Bend, a high-end shopping mall with a wide selection of luxury brands.
Plano East
Plano East offers a more affordable and diverse range of housing options, making it an attractive choice for young professionals and families. This neighborhood is characterized by its tight-knit community, well-maintained parks, and access to excellent schools. Residents of East Plano enjoy proximity to shopping centers, entertainment venues, and easy access to major highways.
Deerfield
Deerfield is a highly sought-after neighborhood in Plano known for its picturesque streets, manicured landscapes, and family-friendly environment. The community features an array of amenities, including parks, walking trails, swimming pools, and a strong neighborhood association. With its strong sense of community and beautiful homes, Deerfield offers a peaceful and welcoming place to call home.
Conclusion: Plano, Texas, offers a diverse range of neighborhoods that cater to different lifestyles and preferences. From the historic charm of Downtown Plano to the upscale luxury of Legacy West, there's something for everyone in this vibrant city. Whether you're looking for a bustling urban atmosphere or a peaceful suburban retreat, Plano's neighborhoods have it all. Take the time to explore these gems and find the perfect place to call home in this thriving Texas city
Are You Looking for an AC Repair in Plano, Texas?
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If you're searching for an ac repair near me in Plano, Texas, you're in luck. Dealing with a malfunctioning air conditioning system can be a hassle, especially when you're in need of immediate relief from the heat. Look for a reliable AC repair company located in or near Plano that offers prompt and professional service. A reputable AC repair team will have the expertise to quickly diagnose the problem and provide efficient solutions. Whether it's a simple repair or a complex issue, they will work diligently to get your AC up and running again. With their commitment to customer satisfaction and attention to detail, a trusted AC repair company near you in Plano, Texas, will provide you with the reliable service you need to stay cool and comfortable. Don't hesitate to reach out to them for timely assistance and enjoy the benefits of a properly functioning air conditioning system.
Visit Us: On The Spot Air Conditioning & Heating Plano 2761 N Hillbrier Cir, Plano, TX 75075, United States (972) 645-3631
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hockeylvr59 · 5 years
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What Happens in Vegas || Jamie Benn
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Requested: [ ] yes [x] no
Authors Note: So I’m not a doctor/chiropractor but I have worked for one for a few years so I have a little more than an elementary knowledge on the subject. If there are any inaccuracies though, I don’t claim to be an expert. Also, the concept for this was supposed to be porn without plot but it’s more plot with a little porn...oops.
Also if it wasn’t obvious, this was inspired by the Stars recent Vegas trip. 
Warnings: SMUT, insecurity (plus sized reader)
Word Count: 5,270
“What Happens in Vegas, Stays in Vegas.” That was the motto your friends were currently planning to live by at least.
Having touched down late last night, this was your first full day in Sin City. You’d come with the girls in your class for a girls’ weekend to celebrate graduation...the end of eight years of higher education. After four years of undergrad and another four spent studying the human nervous system, you’d walked across the stage and received your diploma last week and it was only boards that stood in the way of officially being a licensed physician.
‘Dr.’  was a title that you had worked your butt off to earn and while there were a lot of people that would say that you weren’t a real doctor, you’d completed a course load that was similar to that of medical doctors. In your mind, being a chiropractor was a way to assist people in the pursuit of real wellness goals, to fix the real problems that caused so many diseases, to really help people instead of just treating the symptoms.
Nonetheless, this trip was to forget about the crazy amount of information you had crammed into your brain and instead to take a step back and relax. Though, you had a different definition of relax when compared to your friends. They had plans to find and flirt with as many hot guys as possible, to gamble, to drink, and to take in the full experience of Vegas nightlife.
Your plans....well they were a lot more mellow. At the top of your list was the Mob Museum followed by the Natural History Museum and the Springs Preserve. After that...well you’d maybe take in a show, walk the strip to see the sights, nothing too crazy. This morning though, they’d found out that there was a VIP pool party and had somehow managed to talk their way into it, dragging you along.
Knowing that they were going to spend their entire time flirting with every guy in sight and drinking way more than they should, you really didn’t want to go but decided not to fight them. Instead, you threw a bottle of water, some sunscreen, and a book into a tote bag and headed down to the lobby to meet them after changing.
As you entered the pool area you immediately cursed to yourself as you realized that the VIP pool party you were at was filled with members of the Dallas Stars hockey team. None of your friends followed hockey closely, though the looks they were giving you told you that they were aware of exactly what they had dragged you to. Biting your lip, you stretched onto tiptoes in order to find an empty lounge chair off to the side so you could slip away from the main happenings. You could name at least half the players that were drinking and being fawned over by every woman present and to say it was an intimidating sight was an understatement.
See...you didn’t look like those girls. You didn’t even look like your friends. Though you were a doctor, your health journey hadn’t been easy and was very much still a work in progress. While all the other girls here were dressed in skimpy bikinis, you had a pair of Bermuda shorts on covering your swim bottoms (and your fat thighs) and your olive green bikini top was mostly hidden under your sheer black cover-up in an attempt to make you a little less self-conscious.
Spotting a chair, you waved at your friends to have fun before crossing the pool deck and settling yourself down. Sprayed with sunscreen and with a book in hand you let yourself get lost in the world created by the author. This was the first book you’d read that hadn’t been about the human body in almost a year and so it was easy to forget about where you were and let your mind wander.
It had to have been at least a half an hour later when you set the book on your knee to take a swig of your bottle of water. Scanning the area for your friends you nodded to yourself seeing them laugh and flirt with whoever would pay them mind. When your eyes met the deep brown of the Stars captain, your mouth went dry again and you sent him a polite smile before returning to your book. What you didn’t know was that he’d been eyeing you since you walked through the doors.
Other members of the Stars had noticed though and were shoving Jamie, urging him to approach you. He didn’t, but at least twice more when you looked up from your book you caught him watching you, causing him to quickly look away and return to his friends and teammates.
Hours later, when you were certain that any longer in the sun would cause you to come away with a nasty burn, you collected your things and slipped your sandals back on. While you debated getting food, a nap sounded like a much better idea and so you decided to head back up to the room for a bit. Texting your friends that you were leaving and would meet up with them later for food, you headed back inside and stepped into the elevator, pressing the button to take you back up to your room.
Just before the elevator doors shut, a hand reached in to stop them and you swallowed hard as Jamie Benn stepped into the enclosed space with you, pressing the button for his own floor. Glancing up at him for a moment you wondered if he had followed you or if this was just a coincidence. The latter seemed more realistic but also more unlikely. Then again you were probably just imagining him staring at you.
Reaching into your bag for a hair tie, you pulled your dark locks onto the top of your head, trying to allow the cool air to reach the back of your neck. After a moment, the man next to you cleared his throat and when you looked over at him he was rubbing the back of his neck, his eyes focused on you.
“You uh...you really came to a party to read huh?” He finally declared, his eyes going a bit wider as he thought about how that may have sounded. “I mean uh...not that there’s anything wrong with that. I just...it was different.” He finally mumbled, shaking his head as if he regretted opening his mouth at all.
A blush flooded your cheeks and you shifted your weight nervously on your feet.
“Well, I guess different is probably a good word to describe me then. I’m not the social butterfly that my friends are, and no offense but you guys are a bit intimidating.” Braving a glance up at Jamie you saw his face scrunched in confusion. “I mean it's not every day you’re surrounded by a bunch of NHL players and I know you’re probably all normal guys but…” Thankfully the elevator reached your floor and allowed you to trail off. “This is me.” You whispered, adjusting your bag on your shoulder before stepping out of the elevator.
In a way, you were relieved when Jamie didn’t follow you and after closing the door to your room, you flopped down on the bed. What you didn’t say was that you knew that you definitely weren’t their type...you weren’t blond or tiny...and so reading seemed far better than making a fool of yourself.
___
You’d met the girls for dinner downstairs and then they’d headed off to get ready to go out to the clubs. They’d tried to get you to go with them but you weren’t really in the mood for loud music and drunken people. Instead, you were going to walk around the hotel, maybe take a late night swim if the pool was somewhat empty or sit in the hot tub for a while.
Having slipped back into the same outfit from earlier you headed out for a walk and when you reached the pool area you saw that it was fairly quiet considering. There was one person in the hot tub but it wasn’t until you’d already started stripping down to your suit that you realized that once again you’d come across the Stars’ captain.
For a moment you’d debated redressing and leaving but then Jamie turned his head having heard you moving around and for some reason, he smiled.
“Mind if I join you?” You murmured softly, not wanting to interrupt if he wanted to be alone. When he motioned for you to enter the water, you nodded, wrapping your towel around you until you reached the edge of the hot tub before laying it down and quickly slipping under the water, hoping that the man across from you wasn’t paying attention to the shape of your body. The water felt great and you stretched your neck as you let your muscles loosen up due to the heat.
Jamie didn’t say a word to you, though you could feel his gaze drifting toward you every so often. Eventually, the silence was overwhelming and you bit your lip before speaking.
“So...not going out to the clubs with the guys?” You questioned softly, causing Jamie to look up at you.
“Nah. Probably not.” At first, he didn’t say anything more and if this was how this was going to go you weren’t going to be staying long. “I hurt my shoulder in playoffs and it decided to flare up this afternoon.” He finally murmured. Wincing sympathetically, you nodded.
“I hope you didn’t tear anything.” You sighed, knowing hockey players frequently played through injuries that they really shouldn’t. You weren’t sure if he would tell you what had happened and you didn’t expect him to though your comment may have suggested otherwise.
“Just a strain.” He replied, closing his eyes before leaning his head back, dipping his large body further into the water. When he reached up to fix his hair you could see him wince and you shifted a bit closer unconsciously.
“Let me see.” You found yourself declaring softly, motioning for him to shift. “I’m a chiropractor.” You added hoping that you hadn’t freaked him out. He eyed you warily and you sighed. “I’m not going to treat you if you don’t want me to, but at least let me make sure you aren’t going to hurt yourself more…” You whispered pleadingly.
When Jamie shifted so that his back was to you, you couldn’t help but flush at how defined the muscles there were. His chest and abs were one thing but his back was something else. Gently, you first ran your fingers over his spine, judging his alignment, before you trailed out to the muscles of his shoulder, mentally mapping their connection points. Pressing gently you felt him wince when you hit a tender spot that must be the site of the injury. Tracking back toward his spine you felt a large knot in the muscle which was certainly not helping things.
“Well, no wonder it flared up…” You said softly. “You’ve got a pretty large knot going which is putting more tension on your real problem spot.”
“Guess I need to see a massage therapist.” He shrugged though the action made it clear that he was in a little bit more pain than he was admitting.
“Or you can let me take care of it now so you can stop hurting.” You declared, raising an eyebrow. “I got my massage license before starting chiropractic college to help pay the bills...I am quite capable of taking care of it as long as there isn’t anything there that I need to be worried about aggravating…”
When Jamie shook his head you backed off taking it as he didn’t want your help. As you moved to get out of the hot tub he quickly reached for your hand.
“Wait...I didn’t mean no I didn’t want you to help. I meant no there’s no prior injuries in that spot.” Nodding at his clarification you still reached for your towel and climbed out of the hot tub and when you looked over your shoulder Jamie was frowning.
“Are you coming?” You asked. “I’m going to need lotion if I’m going to do this right and there isn’t any here…”
Within seconds, Jamie was out of the water and was drying himself off as well and within minutes the two of you were headed upstairs. “My room or yours?” You questioned not sure whether a) he had lotion and b) he would have a comfort preference.
“Either is fine.” He insisted. “You’re the one lending your skills so I shouldn’t be picky.”
Leading him to your room you instructed him to lay face down on the bed while you gathered lotion and slipped a real shirt back onto your body. Settling onto your knees beside him on the bed, you warmed up some lotion with your hands before gently rubbing it over his skin to warm the area back up.
“This is going to hurt a bit but I’m sure you know that…” You muttered, digging your thumbs into the knotted area with significant pressure. You could use harder pressure if need be but didn’t want to hurt him too much since you didn’t know his pain tolerance. This pressure would work, it would just take a little longer. Jamie flinched a bit but as you worked the knot out he began to relax. Once the knot was gone, you instructed him to move his shoulder into different positions: along his side, up perpendicular to his body and then over his head so that you could assure that there wasn’t anything else there besides his injury which would take a little longer to heal.
“How does that feel?” You inquired wanting to make sure that beyond your assessment, that he noticed a difference and wasn’t feeling pain anywhere else. Sitting up, Jamie tested his shoulder out a bit more before a relaxed smile graced his face.
“Much better. Thank you...I really appreciate it.” Knowing that you had helped someone out of pain always made you feel good and you blushed softly.
“Good I’m glad. Make sure you see your chiropractor soon though, you are definitely in need of an adjustment.” You added not willing to do it yourself without having imaging and access to his medical history.
With Jamie just stretching a bit, you moved to the bathroom to wash the excess lotion off your hands. While still in the bathroom you sighed softly to yourself, examining your image in the mirror. Your skin was still flushed from Jamie’s presence and your hair was going crazy from the humidity of the hot tub. The shirt you’d thrown on really did nothing for you but you’d brought it because it was comfortable. Overall it was hard to love what you saw staring back at you and once again you felt the wave of insecurity being statistically overweight brought.
Taking your hair down to run your fingers through it you tried to talk yourself out of your self-pity. After a moment, you turned to return to the room and were shocked to find Jamie standing in the doorway watching you. The look on his face seemed concerned and his eyes were soft as he leaned against the doorframe.
“How long were you standing there, Jesus…” You questioned, as you tried to slip past him to exit the room full of mirrors. Instead of answering you right away, Jamie’s hand reached out to stop you from going anywhere.
“I know that look…” He murmured, his fingers reaching for your chin when you tried to look at the ground in shame. His touch caused you to swallow hard, not sure why he was still here and why he was looking at you like that. With his large frame blocking your escape from the bathroom, you were gently pressured back into the room, Jamie’s hands turning you to look at the mirror once more.
“I don’t know what you see when you look at yourself, though I feel like I could probably hazard a guess if I had to….” He spoke softly, the dulcet tone of his voice making your head swim slightly. “But I feel like I should tell you what I see...even if you may not believe me.” You wanted to panic, you wanted to kick him out of your room, but something deep inside you forced you to meet his gaze in the mirror instead, watching as he took in your body’s reflection.
“I see a woman who has incredibly strong but yet caring hands. I see a woman who has natural beauty without the need for mountains of makeup. I see a woman whose eyes just light up in a way that not many can. I see a woman who has this grace radiating from her. I see a woman who has curves a real man can appreciate. But most of all…I see a woman who has no idea the effect she has on men or just how sexy she is.”
Jamie’s eyes had gone dark and while he had yet to move his hands from your waist, you could practically feel them twitching with the desire to move, to touch. With his eyes watching you, Jamie waited for a moment before stepping closer, the length of his body pressed against your back. His mouth dropped closer to your ear and you could feel the heat of his breath against your skin causing it to prickle.
“You can pretend that you didn’t see me watching you today. But I’m not going to pretend that anyone else even began to hold my attention from the moment you walked through those doors. You intrigue me. You arouse me. I haven’t been able to get you out of my head all day. The guys tried to get me to make a move earlier but I was stubborn and I missed out. I told myself that if I saw you again I wouldn’t make that same mistake twice. And then fate dropped you right back into my life at the hot tub.”
The way he spoke, the words he said, they all caused your normally logical brain to fog. For a moment you didn’t even hear him continue to speak softly in your ear but when your brain checked back in you couldn’t help but gasp.
“If you’re not interested, that’s fine, I know how to take no for an answer….but if you are interested I can show you just how desirable you are.”
“You can’t be serious…” The words of disbelief left you without even a second’s pause. There was no way someone like him, someone who could have anyone they wanted, wanted you. Though Jamie had felt solidly pressed against your back before, he took another half step forward to be impossibly close and now the fact that there was a bulge in his swim trunks was impossible to deny.
“Feels pretty serious to me.” He teased and as he pulled back his teeth grazed your ear lobe gently causing you to squeak. “But I’m not going to do anything you don’t want me to...so I need to know if you’re in or not.”
Looking back at the mirror, you couldn’t help but really take in the sight of the two of you together in the mirror. Instead of focusing on all of your insecurities, you took in the way his body looked pressed into your own and the way your skin was glowing under his attention. Meeting his gaze again, you nodded and seeing your assent, Jamie twisted you around so that he could kiss you.
You had never been kissed like this. It felt like every cell in your body was suddenly pulsing and you couldn’t help but moan into Jamie’s mouth as his hands moved from your lower back to your ass. Neither dared pull back until you’d run out of breath and just as soon as you’d pulled away, his mouth was back on yours again as he slipped his hands down to the back of your thighs to lift you up and carry you back to the hotel bed.
“Don’t hurt yourself.” You chastized, knowing that you weighed more than he probably should be lifting with a hurt shoulder.
“Shush...I’m fine,” Jamie mumbled as he dipped his mouth down to your neck, kissing and licking at your pulse point before gently nipping down at the skin there, surely leaving a bruise. Jamie had never put a shirt back on, so you decided to take full advantage, your hands roaming over all of the exposed skin, taking extra time to trace his tattoos. It was clear that he appreciated your touch as a shiver went up his spine and you smiled at his reaction.
Suddenly, Jamie had rolled so that you were straddling him and his hands moved to the bottom of your shirt. You had no doubt that he knew you’d be self-conscious once clothes started to come off so Jamie made quick work of the shirt and your swimsuit top before quickly returning his mouth to your body, this time pressing feather-light kisses over the tops of your breasts and down your sternum.
“God you're gorgeous.” He breathed when he pulled back so that he could pull you into another kiss. “Nothing sexier than a real woman.” He added, his hands moving to your hips to urge you to roll them down against his own. The pressure of his length against your core made you whimper, a sound which turned to a scream as he decided that moment was the right one to latch onto your breast, sucking your nipple into his mouth. His free hand quickly reached to roll the other between his fingers and you bucked your hips against his again, feeling your own arousal begin to take over.
You’d pressed your hands to his chest for stability earlier but after a moment you gently pushed his mouth away causing him to flop back onto the bed. You needed a moment to appreciate him and you couldn’t help but bite your lip as you teased your fingers over the planes of his muscles and then down over his stomach to his hips.
It was as you tucked your fingers under the waistband of his swim trunks that Jamie must have decided he wanted more control because he quickly flipped you back over, a knee coming to rest between your thighs as he hovered over you. This time it was his hands edging under your remaining clothing and you simply smiled up at him when he looked down at you. Though you wanted to quickly even the playing field, Jamie shook his hand and took your hands lifting them up above your head.
“No touching yet or this is all going to be over too soon…” He growled softly and the intensity of his gaze forced you to nod. Shifting back on his heels, Jamie took in your body and his stare made you shiver once more. “Seriously...you’re stunning.” He insisted, his hand brushing over your hip before dropping down to your knee which had parted to allow him to settle between your thighs.
“Jamie...please touch me.” You pleaded softly, the ache for release leaving you squirming and impatient. From its place on your knee, Jamie rubbed his hand up your thigh but refused to touch you where you really needed him.
“Hmm...is that what you really want baby?” He questioned, a smirk on his face as he took in the sight of how much he had already affected you. You frantically nodded, though at the same moment what you really wanted crossed your mind and it was clear that Jamie saw it in your expression.
“Are you sure that’s what you want? Because I think there’s something else…” He suggested his thumb brushing over your clit for just a second before he pulled away. “You can’t have it if you don’t tell me…” He added and you couldn’t help but twist your head as a laugh escaped your throat.
“Rumor has it that I can’t have what I really want either way.” You teased back, causing Jamie’s eyes to go wide. Before you could even blink he was completely on top of you again, almost crushing you under his weight as his mouth sucked a spot just under your ear.
“Rumors aren’t always true you know.” He whispered darkly. “So why don’t you tell me what it is that you want and maybe you’ll find out about this one.” Though Jamie’s voice was dark, a peek into his eyes showed that he wasn’t offended by your joke and you smiled back at him before raising an eyebrow.
“I guess so…” You started, you hands moving just enough to run through his hair. “Though I think you know what I want. I want your mouth on me. I want to feel the scrape of your beard against the sensitive skin of my inner thighs. I want to feel your tongue on my clit.” The way Jamie’s eyes went wide again almost made it seem like he wasn’t expecting you to be so open with your desires.
After kissing you deeply, he made his way back down your body before ending up just where you wanted him to.
“Can’t wait to taste you.” He murmured before he dove into your core, making you moan out again at the feeling of his mouth and beard. The rumors were clearly wrong because there was no way this was Jamie’s first time eating pussy. Everything he did made your toes curl and whimpers to slip from your throat. You were very very quickly hurtling toward your orgasm and though you expected him to stop, Jamie just continued to eat you out as you spilled your juices all over his face.
Though your body tried to settle, it was hard with Jamie’s tongue lapping at you and after a moment, you pushed at his head needing a break from the sensitivity those nerves were experiencing. As he moved back up to kiss you again, making you taste yourself on his mouth, you slipped your hands down to push at his swim trunks, really needing his remaining clothing gone. He didn’t fight you this time, helping to kick them off of his body so that you were both finally completely nude.
Reaching between your bodies, you wrapped his length in your hand, stroking softly. While you expected him to be big, he was exceeding expectations. When you tried to flip positions to return the favor, Jamie shook his head kissing you softly before moving his attention back to your neck again.
“I’m not gonna last if you blow me. I need to be inside you.” He groaned, his words making you whimper.
“Condom?” You whispered and when Jamie threw his head back exasperated, you sighed. Of course, he didn’t have one, he’d just been at the pool with the bare minimum on him. For a moment you debated seeing if he trusted your use of the pill but then you remembered the stupid ‘supply bag’ one of the girls had made up for each of you. You’d shoved it in your bag without really looking at it but knowing her it was bound to have a few condoms.
Pushing Jamie off of you, you slipped out of bed and crossed the room to your bag, digging for a moment to find the gift bag, Dumping it out on the desk you smiled when your suspicions were correct and grabbing the condom you returned to bed.
“Thank god for friends right?” You commented, handing Jamie the condom and groaning at the fact that he had been stroking his cock while you’d been searching. “Holy shit Jamie…” You whimpered, the sight causing you to rub your thighs together in search of relief.
“Hmm...keep saying my name.” He urged, tugging you back onto the bed before rolling on top of you, his cock now sheathed in the condom.
“Jamie please…” You moaned, now feeling him pressed against your core but needing more. “I need you.” Leaning down to kiss you again, Jamie rested his forehead against yours for just a moment.
“I got you, babe. Going to make you feel so good.” His mouth swallowed your moans as he adjusted his hips and lined himself up with your core before slowly pressing in.
You had never been stretched the way that Jamie was stretching you now. Already you knew you were going to be sore tomorrow but it was going to be so worth it. As Jamie bottomed out inside you, you gasped at the feeling, a sound which quickly turned to a whimper because you needed him to move.
He didn’t make you wait long before he was pistoning his hips against yours, first slowly before settling into a more rhythmic pace once he was certain that he wouldn’t hurt you. With his body pressed over yours and his hands grazing over every inch of your skin it felt like he was everywhere and was completely overwhelming. You’d had sex before but it was nothing like this.
“More Jamie...more.” You moaned after a moment and Jamie thrust even harder into you, his free hand moving from its wandering down to rub over your clit.
“That’s it y/n...cum for me. You feel so good wrapped around my cock. I need to feel you, cum baby.”
You weren’t sure whether it was Jamie’s words or his actions that sent you flying to the edge before you even saw it coming and you screamed out his name as your body spasmed around him. Just as quickly as one orgasm ended another started and Jamie continued to praise you as you came again, pulling him along with you.
Rolling to the side so he wouldn’t crush you, Jamie slipped out of you before pulling you into his side and kissing your temple. For a moment you wondered if this was where things got awkward and he made some excuse to leave but instead Jamie pulled you into a soft kiss, his mouth moving leisurely over your own.
“Let me get rid of the condom and I’ll be back...promise.” He murmured as if again he knew exactly where your head was at. As promised he was back in less than a minute, this time bearing a warm washcloth to clean you up. Tossing the cloth aside, Jamie kissed you again before tucking his body around yours, pulling your head to his chest.
“God am I glad you showed up at the pool today.” He murmured, his fingers playing with your hair.
“I guess I am too.” You replied though you didn’t expect this to be anything more than a one night stand. Lifting your chin again, Jamie glared softly at you but didn’t say a word. If he was still here in the morning then you could discuss the ‘what now’, if not then well at least you had tonight. What Happens in Vegas, Stays in Vegas and all that jazz.
The feeling of Jamie’s hands in your hair quickly lulled you to sleep and if you gained nothing else out of this trip than at least you knew that someone like him could want someone like you.
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A Newbie's Guide to Pool Upkeep
ou have actually got your safety glasses. You have actually got your foam noodles. And naturally, you have actually obtained a great big, wonderful pool. You're all set to delight in swimming in your home for several years ahead, right? The solution relies on your technique to pool maintenance. If you like to have the specialists at G&C Pool Service do this help you simply call us G&C Pool Service, (214) 287-6401, https://www.gncpoolservice.com/ Much like a cars and truck, a computer, or a secret lair concealed inside an undersea volcano, your swimming pool requires normal maintenance to be at its ideal. That's why it pays to establish a strong basic understanding of swimming pool upkeep basics. When you recognize just how your pool works, the most effective methods to take care of it, and how to plan for it, you'll be ready to fix nearly any kind of potential swimming pool issue that drifts your means. Good Swimming Pool Upkeep Starts with Knowing Your Swimming pool Before you can effectively appreciate or care for your pool, you may require to brush up on your pool's makeup. You do not need to take an annex course or go for your doctorate in swimology from Harvard. And also advantage, due to the fact that we're quite certain swimology isn't a point. But recognizing the standard parts of your pool, and their features, helps you keep every little thing running efficiently-- and makes it much easier to fix issues when they occur. The Standard Components of a Swimming Pool Like most significant residence improvements, you can obtain as expensive as you such as with your swimming pool. You can include advanced heating and lighting, mount sophisticated pool covers, and also even appreciate music while you swim with underwater swimming pool speakers. However whether you have a fundamental backyard swimming pool or a large inground oasis formed like Elvis, every swimming pool has 4 parts that need regular care to maintain the good times rollin'. These consist of: The swimming pool water The pool's interior wall or liner The swimming pool's filter system best indoor pool cleaning service repair southlake tx near me The pool's system of skimmers as well as returns Swimming pool Water It may feel like a piece of cake-- nevertheless, you can not take pleasure in a vacant swimming pool unless you're truly right into skate boarding-- but the water in your swimming pool is essential to lasting swimming pool joy. Keeping it tidy, clear, and well balanced protects you and your family members from contaminants and contaminants. It likewise aids you avoid expensive equipment repair services as a result of corrosion or mineral accumulation, and aids your entire swimming pool last longer. Pool Inside The wall surfaces of your swimming pool liner remain in continuous contact with pool water, and also whatever that enters it. Maintaining these surfaces in great repair work, and free from algae, mold and mildew, as well as debris, will help maintain your pool tidy and also secure. Swimming Pool Filter System The pumping heart of your swimming pool is additionally its liver. OK, that seems a little strange. However think about it: your swimming pool pump draws water maintains your water flowing, like your heart makes with your blood. Your pool filter removes dust as well as other contaminants from your water much like your liver filters last evening's cheese fries from your blood. Both protect you and also your swimming pool from damage. Without a functioning filter system, your pool will certainly soon be an over cast, polluted, and also unswimmable mess. Depending upon your setup, you could have a cartridge filter, a sand filter, a diatomaceous planet (D.E.) filter. Or, if you have a seawater system, a salt water chlorinator. Pool Skimmers and Returns If your swimming pool's filter is its liver, after that your skimmers and also returns are its blood vessels and also arteries. Your skimmers-- not to be perplexed with a web skimmer, the cleaning device attached to a telescoping post-- pull water right into the filter for cleaning, while the returns press the cleaned water back into your pool. As well as like your veins as well as arteries, they work best when they're tidy as well as clear of obstructions. No 2 pools are alike, and also you'll no question experience pool maintenance challenges particular to your pool as time goes on. But if you've obtained a strong grasp on these 4 pool parts, you'll be well furnished to deal with down most upkeep difficulties. The Three C's of Proper Pool Maintenance The foundation of efficient swimming pool care is built on 3 straightforward however essential principles: pool flow, cleansing, as well as chemistry. Flow Also if you never ever entered a Precursor conference as a kid, you most likely know that stagnant, still water is (to borrow a term from our very own childhood years) grody to the max. In your swimming pool, as in the great outdoors, relocating water is cleaner, clearer, as well as much safer. Proper pool flow is vital to healthy and balanced and also secure swimming. A swimming pool with excellent blood circulation rarely has problems like cloudy water or pool algae problem. Maintain your pump as well as filter system running daily to optimize circulation. For how long should you run your swimming pool pump? Preferably, 24 hr a day, 7 days a week. However because that's not practical for everybody's budget plan or tools, we recommend running your filter at the very least 10 to 12 hrs a day. That'll turn the water over a couple of times and aid keep your pool risk-free and also clean. The various other vital part to good swimming pool blood circulation is frequently backwashing your filter. Neglect concepts of "floaties" in your beverage. In this situation, backwashing refers to turning around the flow of water via your filter and also shunting the unclean water and also built-up contaminants to the waste port, bring them out of your pool. If you're unsure how to clean up a pool filter, it's vital to learn as well as make it part of your routine swimming pool care routine. The technique you utilize to clean and backwash your filter depends on the kind of filter you have, however the underlying principles are greatly the very same. Tip: If your pool has a sand filter, add a cup of D.E. powder to increase its filtering power. Gloomy water will clear more quickly as the D.E. help your sand filter in straining fine bits. Cleaning up If it has appropriate circulation, you've currently made cleaning your pool much easier. But you'll still require to use some great old-fashioned elbow grease. The basic tools you'll require are: Web skimmer Swimming pool brush Swimming pool vacuum cleaner Both Mother Nature and the individuals using your pool bring all type of wild and goofy points right into your pool, from fallen leaves, mold and mildew, as well as the weird duck or frog to deposits from hair shampoos, fragrances, and also hair products. Add in the dangers of microbial contamination, and also cleansing your swimming pool comes to be an absolute essential part of secure swimming. Skim, brush, as well as vacuum your swimming pool weekly, at a minimum. This will certainly maintain debris out of your water, and your wall surfaces sparkling tidy. Sodium bicarbonate paste works especially well as a basic searching cleaner that will not harm fragile tile or a plastic lining when you brush. An automated pool cleanser can substantially reduce your swimming pool cleansing time. It will not get rid of the need for regular skimming as well as brushing, yet it'll make both jobs simpler, releasing you approximately hang around appreciating your pool instead of cleansing it. You can also make your cleansing life easier with a couple of unorthodox additions to your pool. Toss a few tennis rounds into your skimmer basket, and even appropriate into the swimming pool, and they'll soak up surface oils left behind by suntan lotion, cosmetics, and so on. You can likewise wrap your skimmer baskets with pantyhose to produce an extra-fine filter that'll capture more pollutants than a skimmer alone. Just replace both the tennis spheres and also the panty pipe when they begin to show indicators of wear. Chemistry Step far from the Bunsen burner. Pool chemistry could sound challenging and also complicated, yet you don't have to stress. While it is a crucial part of efficient swimming pool maintenance and water care, basic pool chemistry is surprisingly simple. One of the most vital tool in your bag of water treatment techniques is your water testing kit. You would not season your stew without tasting it. So prior to you grab the chemicals, do some swimming pool water testing. Understanding what remains in your water, as well as what isn't, is the first step to stabilizing it. The 3 crucial parts of swimming pool water chemistry are: best indoor pool cleaning service repair dallas tx near me pH degrees: The procedure of exactly how acidic or fundamental your swimming pool water is. High pH levels are acidic, while reduced levels are basic. The excellent range for your swimming pool is 7.4 to 7.6. Alkalinity: Functions as a pH buffer as well as aids avoid massive spikes in basicity or acidity. The ideal range is 100 to 150 parts per million (ppm). Sanitizer levels: The quantity of chlorine, bromine, etc. in your swimming pool water. Proper degrees differ relying on which sort of sanitizer you pick. Once you know your pH, alkalinity, as well as sanitizer levels, you can start to include chemicals to tweak your water equilibrium. Take your time, comply with all the directions, and be sure you know what each chemical does and also just how it'll influence the water, as well as the people who swim in it, prior to you add it.
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michael-reidco · 2 years
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Hire expert roof service to save buildings!…
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A building’s roof is vital for protecting the building’s interior from extreme weather conditions. But there are two types of roofing both serve a particular objective of saving the structure of the building and withstanding the elements. Likewise, there are prominent differences between roofing for residential and commercial buildings. By knowing the difference between the two types of roofs, people can know which roof they need for residential or commercial buildings. Some people install the wrong type of roof, which ultimately deteriorates fast because the roof they installed does not match the building. So people can choose Roof Contractor Dallas for a proper roof installation that suits their roof.
Commercial roofing is for large commercial buildings. This roofing service is easy to install on large buildings but requires additional knowledge to install correctly. Residential roofing is commonly found in houses and looks very attractive to homeowners. Both these roofing services can be done flawlessly by the expert roofing services from Roof Contractor Dallas.
How do roofing services differ from buildings?
Structure of roof- Residential roofing is usually vertical. The designs are limited as these roofs come in many types to suit different aesthetics. Residential roofing is easy to maintain. Commercial roofing is flat or slightly sloped and also larger than residential roofs. This flat structure makes installation easy due to its large size and requires a lot of maintenance & attention. These commercial roofs are simple in design. It fits with pipes for ventilation, cooling and heating systems, and drainage systems. Drainage systems are crucial as a flat surface can lead to water pooling on the roof.
Roof installation- Installation of residential roofs is precise. Installing these roofs can only be done by a professional roofing company like Roof Contractor Dallas, requiring specific skills, experience, and knowledge to install ventilation ducts, heating and cooling ducts, and drainage systems.
Roof replacement and repair- Commercial and residential roofs require similar repairs over time. Residential roofs require periodic replacement of broken or missing tiles. Weather damage is one of the main problems with residential roofs. However, residential roofs can last for years with little maintenance and repair. Commercial roofing is a bit more complicated. If the roof damage is extensive in one area, the roof may replace entirely. Due to their high structure, these roofs require maintenance costs.
If you are looking for expert roofing services in dallas, then please call (469) 319–1234 or visit us at www.michael-reidco.com.
#roofinspectiondallas #roofcontractordallas #constructioncompanyusa #roofingcompanyindallas #bestroofrepairdallas #roofmaintenancedallas #roofinstallationdallas #rooffixingdallas #newroofingdallas #michaelreidco #USA #roofing #repair #dallas #bestroofrepairingcompany #bestconstructioncompany #roofingsystems #metalroofdallas #tporoofdallas #roofcoatingdallas #compositeroofingdallas
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junker-town · 2 years
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NBA Finals 2022: Full schedule, start times as Warriors return to title round
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Photo by Tom Pennington/Getty Images
Here’s the full schedule for the 2022 NBA Finals.
The Golden State Warriors are back in the NBA Finals for the sixth time in eight years. Kevin Durant is in Brooklyn, and Stephen Curry, Draymond Green, and Klay Thompson are now each firmly entrenched in their 30s, but Golden State is again on the precipice of a championship.
After defeating the Dallas Mavericks in five games in the Western Conference Finals, the Warriors are now set to host Game 1 of the 2022 NBA Finals on June 2. They will face the winner of the Eastern Conference Finals between the Boston Celtics and Miami Heat.
The Warriors were inevitable at their peak, but their run to the NBA Finals this year wasn’t expected. Six teams were projected to win more games than Golden State by oddsmakers before the season, and two more were pegged with the same regular season win total. It made sense to doubt the Warriors given how bad they had been the last two seasons. In 2019-2020, the Warriors finished with the second worst record in the NBA as Thompson missed the season with a torn ACL and Curry was limited to only five games with a broken hand. The Warriors were better last season at 39-33 overall, but they still missed the playoffs after losing to the Memphis Grizzlies in the play-in tournament as Thompson recovered from a torn Achilles.
Thompson finally returned this season, but the team around him, Curry, and Green had changed significantly since their last Finals run. Durant’s departure was the headline move, but the Warriors also needed to replenish the depth from their glory years. Golden State had three lottery picks in the NBA Draft over the last two seasons, but it was a player taken at No. 28 overall in 2019 that provided the talent boost the organization needed. Jordan Poole is another electric perimeter scorer with great speed and deep shooting range, and he’s been a natural fit into the Warriors’ system.
Golden State’s other big move was adding Andrew Wiggins. The Warriors had originally acquired and re-signed D’Angelo Russell in Kevin Durant’s move to the Nets, and then traded Russell for Wiggins and the first round pick that became Jonathan Kuminga halfway through the next season. The Wiggins trade now looks like an act of genius by the Warriors front office after his length and athleticism flustered Luka Doncic in the West Finals.
Veteran free agents like Otto Porter Jr., Gary Payton II, and Nemanja Bjelica also helped the Warriors get back to their signature style of constant motion and ball movement. The team also deserves credit for developing Kevon Looney into a valuable big man after taking him No. 30 overall in 2015.
The Warriors only finished No. 16 in offensive efficiency this year as Curry, Green, and Thompson each missed significant time with injuries, but their No. 2 overall defense kept them afloat. Golden State’s offense has again been incredible in the playoffs, putting up a 116.1 offensive rating that only would have trailed the Utah Jazz by a tenth of a point for the league’s top mark.
With Steve Kerr’s steady hand again guiding the ship, Golden State is back where it belongs in the NBA Finals. Here’s the full schedule for the 2022 NBA Finals:
2022 NBA Finals schedule: Dates, TV times for every Warriors game
Game 1: Thursday, June 2: Miami/Boston at Golden State, 9 ET, ABC
Game 2: Sunday, June 5: Miami/Boston at Golden State, 8 ET, ABC
Game 3: Wednesday, June 8: Golden State at Miami/Boston, 9 ET, ABC
Game 4: Friday, June 10: Golden State at Miami/Boston, 9 ET, ABC
Game 5: Monday, June 13: Miami/Boston at Golden State, 9 ET, ABC (If necessary)
Game 6: Thursday, June 16: Golden State at Miami/Boston, 9 ET, ABC (If necessary)
Game 7: Sunday, June 19: Miami/Boston at Golden State, 8 ET, ABC (If necessary)
2022 NBA Finals predictions on Finals MVP and more
We’ll give you some NBA Finals predictions right now:
The Warriors will face the Boston Celtics
The Warriors will win the NBA Finals in six games
Stephen Curry will win his first NBA Finals MVP award
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Plano, Texas Travel Guide
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Plano is a great place to live, work and play. From its friendly neighborhoods and beautiful homes to its excellent school system, Plano has it all.
Plano is an affluent city with a population of about 271,000.
Plano is an affluent city with a population of about 271,000. The city has been ranked as one of the best places to live in America by multiple publications and websites. Plano's motto is "A great place to call home."
Plano was voted one of the Top 5 Best Places to Live in the United States by Money magazine in 2006 and 2008.
Plano is a great place to live. It's one of the safest cities in America and has been voted one of the Top 5 Best Places to Live in the United States by Money magazine three times, most recently in 2006 and 2008.
Plano was also named America's Top 100 Places to Live by CNN/Money Magazine, which cited its "excellent schools" as well as its "easy access to Dallas-Fort Worth International Airport." The city offers plenty for families with children including an extensive park system (including some great playgrounds), an excellent recreation center with pools and ice skating rinks where you can skate year round! You'll also find many festivals throughout the year celebrating everything from arts and crafts to music festivals featuring local bands like The Polyphonic Spree! If you're looking for something more adventurous than just hanging out at home then try kayaking down Coleto Creek Park where you can take your own boat or rent one there instead! Or maybe go hiking along White Rock Trail which leads through forested areas before ending up at beautiful Lake Highlands Park with picnic tables overlooking waterfalls where people come to visit after work during summer months because it gets so crowded!
Plano was also named one of the 100 Best Communities for Young People by America's Promise Alliance (APA) in 2003, 2004, and 2005.
Plano was also named one of the 100 Best Communities for Young People by America's Promise Alliance (APA) in 2003, 2004, and 2005. The APA is a national organization that promotes youth development and achievement in communities across the country.
In addition to its focus on education, Plano also supports many other programs for children and families including:
With its well-manicured parks and excellent educational system, Plano offers families a wonderful place to live and play.
Plano has a lot of parks and recreation facilities, including the largest municipal park in Texas. The city also boasts an excellent school system, which consistently ranks among the best in the state. Plano is a great place for families with children who are looking for an affordable and safe place to raise their kids.
Plano offers a great city life experience.
Plano offers a great city life experience. The city has a population of nearly 300,000 people, but it still has the feel of a small town. Residents can enjoy all that Dallas has to offer while still being able to maintain their own identity and culture within Plano's borders.
Plano is also known for its excellent schools, making it an ideal place for families with children who want to raise them in an environment with plenty of opportunities for learning and play. Many families choose to live in one of Plano's many neighborhoods with strong school systems such as Preston Ridge Elementary School or Richardson ISD (which includes Richardson High School).
Finally, there are many parks throughout the city where you can go exercising or just relax on a bench under some shade trees!
AC Repair Services are available in Plano, TX
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AC Repair in Plano TX needs to be done by a company that is licensed and professional. Plano AC Repair is your guaranteed source for all of your air conditioning needs. We are going to make sure you get the best AC service in town!
On The Spot Air Conditioning & Heating Plano is a full-service HVAC repair and installation company. Client satisfaction is one of their primary objectives, which makes them an invaluable resource for anyone in the Plano area seeking home comfort. Whether you need air conditioning services or a new heating system, On The Spot can help.
On The Spot Air Conditioning & Heating Plano
2761 N Hillbrier Cir, Plano, TX 75075, United States
(972) 645-3631
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Mortgage Broker Rhome Texas
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Mortgage Broker Texarkana Texas Welcome home to The Commons in Texarkana, Texas. We offer six floor plans with one, two, and three bedroom options. Standard apartment features include all-electric kitchens, plush carpeting, mini blinds, and central air and heating. Community amenities consist of a pool, clubhouse.
We are The Texas Mortgage Pros. Our mortgage team will assist you in every aspect of your mortgage needs. We have mortgage products for all types of loans. Our home loans are tailored to our customer’s needs. Whether you’re buying or refinancing, our rates tough to beat.
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About Mortgage Broker. We have partnered with some of the leading mortgage brokers in the UK. They are experts at finding exactly the right mortgage to suit your requirements. By chosing the right mortgage first time round you can save thousands of pounds over the length of your mortgage.
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All Mortgage Brokers in Texas need to maintain a physical office within the state. Soliciting loan applications over the Internet presents many logistical differences from conventional solicitation methods. The Department’s position is if a Mortgage Broker solicits Texas consumers over the.
A mortgage broker utilizes specialized software to get the latest loan information from different lenders and match this on your unique situation and goals, which is something that is hard if you choose a DIY strategy, unless, of course, if you are a mortgage broker yourself. Easy access to the information.
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The post Mortgage Broker Rhome Texas appeared first on Mortgage Broker Plano Texas.
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jodybouchard9 · 5 years
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Swimming Pool Prices: Know How Much Before You Dive In
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Swimming pool prices may not be the first thing that pops into your mind when the kids are begging you to turn your backyard into a private oasis. However, before you dream of doing cannonballs into clear blue water, take a moment to truly gauge the price of a swimming pool. Don’t focus just on the installation, either—there’s also the cost of maintenance, chemicals, and all the trimmings.
Wondering “how much do swimming pools cost?” Check out these real-world prices, and get ready to make a splash—in your wallet.
Average swimming pool prices
According to experts and other estimates, the average price of a swimming pool is roughly $22,000—that’s for a 32-by-16-foot, in-ground pool. But swimming pool prices vary greatly by geography; you may need to shell out more or less money depending on where you live.
“In Florida, pool prices are half of what they are in Virginia,” says Michele Ament, a design and sales consultant at Town and Country Pools in Springfield, VA.
Why the difference? In-ground pools are a luxury in the Northeast, compared with consistently warmer parts of the country. In Miami and Dallas, for example, just about everyone has a pool.
Nonetheless, there are financial benefits to building an outdoor pool that may outweigh the price. It can be a selling point to buyers in the future—and an in-ground pool adds on average 8% to the value of your home, according to the National Association of Realtors®.
Cost of a swimming pool based on materials
In-ground pools can be made from three materials: vinyl liner, fiberglass, and concrete. The price of a swimming pool varies based on materials. A lot.
Vinyl liner pool ($10,000 to $25,000): This is the least expensive pool to install, because vinyl liner is cheaper than fiberglass and concrete. The trade-off? A vinyl liner lasts on average seven to 15 years and averages in price between $2,500 and $3,500 to replace—an expense you wouldn’t incur with a fiberglass or concrete pool. Also, a vinyl liner pool adds less value to your home compared with fiberglass and concrete.
Fiberglass pool ($20,000 to $60,000): Unlike a vinyl liner pool, this pool is constructed off-site in a factory and then transported to and installed at your home. It requires the lowest maintenance, because the pool shell is nonporous—meaning you need fewer chemicals to sanitize the water. (There’s also less algae growth in the water with fiberglass.) However, because fiberglass pools are built from molds, they’re not customizable. And since they’re transported to your home by a truck, shipping restrictions limit the width of the fiberglass pool shell to 16 feet.
Concrete pool (starts at $50,000): “Every concrete pool is made custom,” says Stephen Treese, president of Blue Haven Pools in Las Vegas. “A concrete pool is constructed in your backyard, so there’s no limitation to shape, size, or design.” Consequently, it’s also the most expensive type of in-ground pool. But Ament says you get what you pay for. “Most concrete pools have a lifetime warranty,” she adds. However, you need to resurface the pool’s interior finish every 10 to 25 years, costing you between $5,000 and $15,000 depending on the size of the pool.
Chemicals
Saltwater chlorination system ($1,500 to $2,500): This system’s chemical combination enables you to spend less money on chlorine for the water, saving you on average $300 to $400 annually (and no more green hair!).
One caveat: The cell, which is the part that converts the salt in the water to chlorine, needs to be replaced every five to seven years. The price: $400 to $650.
Heating
Utilities ($85 to $1,460 per year): The price varies, depending on your locale and water temperature setting, according to the U.S. Department of Energy.
Want a heated pool? You have two options that may determine your overall swimming pool price: Install a heat pump, or set up a gas or electric line for the heater.
It’s difficult to put a dollar figure on installing a heater, says Treese, since it varies significantly based on the type of heater, where the gas line is located, and the size of the pool.
Geography also plays a role if you’re using a heat pump: Heating an outdoor pool to 80 degrees Fahrenheit in Phoenix from March to October costs $875, whereas heating the same-size pool in Boston from only May to August costs $1,075, according to Energy.gov.
Extras
Unlike fiberglass swimming pools, which have a limited selection of design features, concrete pools offer a variety of optional add-ons, including lighting, vanishing edges, tanning ledges, benches, steps, slides, grottoes, waterfalls, spas, jets, decks, and—of course—diving boards. These add-ins come with a price, often depending on the pool size.
Diving board: $500 to $1,500
LED lights (per bulb): $900 to $1,200
Swim spa: $13,000 to $25,000
Hot tub: Starts at $4,000 for two-person, $8,000 for six-person models
Decking: $2,000 to $6,000 (Most homeowners build pool decks made of concrete, stone, tile, or wood.)
Building permit
Most municipalities require homeowners to obtain a building permit for a swimming pool, which adds to the price of a swimming pool. (Some also require inspections or additional permits for building a deck or fence.) Permit costs can vary substantially, Ament says. For example:
Fairfax, VA: $10,000 to $15,000
Bethesda, MD: $250
International building codes also require you to install an enclosure or fencing around the pool, says Treese.
“You install a fence for safety reasons,” he says. “You don’t want strangers or animals wandering into your pool.”
Professional pool service
Weekly pool service ($84 to $278): Many people pay companies to handle their pool’s basic maintenance, including checking chemicals in the water, cleaning filters, and vacuuming, as well as upkeep on fencing, decks, and other areas around the pool. The price may depend on pool size and number of services provided.
Homeowners insurance
Upping your liability coverage from $100,000 to $1 million adds an extra $200 to $300 per year for the pool cost, according to the Insurance Information Institute.
Standard homeowners insurance policies include a minimum $100,000 of liability coverage; however, the institute recommends increasing your plan to $1 million coverage when you build an in-ground pool.
Because geography plays a significant role in construction price—particularly labor and materials—these figures are only rough estimates of the price of a swimming pool. To find the best deal, we recommend you consult with several pool contractors for estimates on materials and fees for installing the pool, as well as a deck, fence, or other add-ons, before determining which company you want to hire.
The post Swimming Pool Prices: Know How Much Before You Dive In appeared first on Real Estate News & Insights | realtor.com®.
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ktboundarygal-blog · 5 years
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Why Electric Driveway Gates Opener Always Be The Best For Making Sure Security Van Nuys CA,
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newstfionline · 7 years
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The health consequences to expect from Hurricane Harvey’s floods
By Ben Guarino, Washington Post, August 29, 2017
The flooding from Hurricane Harvey, which has wreaked havoc in Texas, is both catastrophic and historic. The reported death toll rose to at least nine Monday, and officials were projecting that as many as 30,000 people will ultimately be evacuated from flooded homes in Houston and other cities and towns in the state.
Though the storm will pass and waters eventually recede, the danger from floodwaters will linger. “I distill it down to short term, long term and big picture,” said Peter Hotez, dean of the National School of Tropical Medicine at Houston’s Baylor College of Medicine.
Short term: floodwater injuries. The majority of people who die during floods drown: About 75 percent of the fatalities are drownings, per the World Health Organization. Two feet of rapid floodwater will sweep away an SUV. Just six inches of water, if it moves quickly enough, can knock over an adult, according to the National Weather Service.
“People don’t understand that rushing water is very dangerous,” Julia Becker, a social scientist who studies natural disasters, told Hakai Magazine in 2015. “They might know floods are kind of risky, but they don’t understand what the real consequences are.”
In 2015, Becker and her colleagues published a literature review of behavior during floods. They concluded that people repeatedly underestimated floods. “Flood tourists” traveled to submerged areas to sightsee. Others voluntarily entered the floodwaters to play. Between 1997 and 2008, 1 in every 4 flood deaths in Australia involved swimming, surfing, “acting on a wager” or some other form of recreation or risky behavior.
Even water that appears calm may be unsafe. The Centers for Disease Control and Prevention warns against wading in floodwater, due to the sharp metal bits or glass shards that may lurk below.
Floodwaters can also draw out unwelcome wild animals. Images of stinging fire ants clumped together as large floating rafts set social media abuzz on Monday. Snakes, too, are a concern. “Storm activity definitely increases the potential for snakebite as the snakes get flooded out and seek higher ground,” said Bryan G. Fry, a venomous snake expert at the University of Queensland in Australia. (But there are no sharks in Houston. One widely shared image, of a great white swimming in a flooded road, is a doctored picture.)
Short term: infectious disease. A flood contains more than rain. Sewage systems spill their guts. And the water can dredge up things more disturbing, if less infectious, than human waste. In New Orleans in 2005, the flooding from Hurricane Katrina exhumed corpses, sending coffins afloat through neighborhoods.
It is not easy to predict the nasty microbes that will strike. “We don’t have enough epidemiological studies,” Hotez said. But Hurricane Katrina, which hit land at the same time of the year as Harvey, could offer some lessons. Skin infections could follow exposure to MRSA, an antibiotic-resistant staphylococcus bacterium, as well as pathogens popularly described as “flesh-eating.” (What about more exotic germs, such as the one that causes cholera? “Certainly the conditions here could promote cholera,” Hotez said, “but you’d have to have somebody infected with cholera coming into the area.”)
Stress jeopardizes immune systems. Katrina unleashed gut diseases triggered by E. coli and a lack of safe food and potable water. Add crowded conditions--officials are preparing a “mega-shelter” in the Dallas Convention Center to house 5,000 people--and evacuees are at higher risk of getting sick, Hotez said. During Katrina, there were respiratory infections among people in shelters, including an apparent uptick in tuberculosis.
Short term: heat. Hayden, in a forthcoming paper about Houston’s capacity to withstand extreme heat, noted that power outages often follow hurricanes. About 3 million people in eight states were left without power after Hurricane Ike in 2008, and the power grid took 16 days to restore. A lack of power means a lack of air conditioning or other ways to keep cool, further stressing people and putting those with health issues at greater risk given the calendar. Houston’s average high in September is the low 90s for much of the month.
Short and long term: mosquitoes. Based on the experience following Hurricane Katrina, there will be several competing effects on the population of mosquitoes and the prevalence of arboviruses, such as Zika, dengue and West Nile, that they transmit.
Mosquitoes need stagnant water to lay eggs. Winds and floods will wash away containers that would have been breeding pools, said Mary Hayden, who studies vector-borne disease at the National Center for Atmospheric Research. In the immediate future, both Hayden and Hotez anticipate that local mosquito populations will decline.
But once the floodwaters recede, mosquitoes will recover. In 2006, a year after Katrina, Tulane University public-health experts reported that cases of West Nile infection increased more than twofold in communities that had been in that hurricane’s path. The study authors suggested that increased exposure was the culprit. Fleeing partially submerged buildings, people spent days outside waiting for rescue.
Without air conditioning or dry spaces, Texans may find themselves outdoors, too. “There’s going to be a need for insect repellent down there,” Hayden said.
Long term: mental health. Hurricanes can damage mental health in long-term ways, Nature reported in 2015. A year after Hurricane Katrina, residents reported an increase in suicidal thoughts, increasing from 2 percent to 6 percent among the 815 people studied. Post-traumatic stress disorder and depression also worsened.
Long term: mold. Mold is another hurricane holdover. Hayden, who assessed damage in Galveston after Hurricane Ike, said evacuees may not realize they could spend two or three weeks away from home. In a waterlogged, overheated home, mold can run rampant in that time.
The Washington Post reported that two months after Hurricane Katrina, CDC investigators found mold in the walls of half of 112 water-damaged homes. The worst symptoms from routine mold exposure--some amount of mold is in the air we breathe every day--are typically allergic reactions and are hardly ever fatal. Post-Katrina mold, however, was implicated in the deaths of four Southern University at New Orleans professors--all of whom worked in the same storm-damaged building. All died within a few months of one another.
The economic impact of mold and water damage also can be severe. “That’s a whole consequence that people really don’t consider,” Hayden said. “It’s devastating on all levels.”
Big picture: preparedness planning. What comes into focus from disasters such as Harvey is a lack of disaster preparedness compared with pandemics such as the flu, according to Hotez. “We don’t realize that the Gulf Coast is America’s vulnerable underbelly of infectious disease,” he said, referring to a paper he wrote in 2014. The hot and humid region combines high levels of poverty with major transportation hubs, with problems exacerbated by the effects of climate change.
“All of those forces,” he explained Monday, “combine to make the Gulf Coast especially susceptible to infectious and tropical disease.”
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abujaihs-blog · 5 years
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10 Sustainable Houses You Would Love to Live in
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By now, everyone has probably heard of sustainability as a design trend. It seems, though, that many people share a common belief that living in sustainable houses or dressing in sustainable clothes would be a set back from the comfortable and modern lifestyle they have got used to. So, is this true? Well, one thing we know for sure is that if we keep up with our ways and ignore the warning calls of nature, we will definitely lose all the comforts we have become accustomed to, and there will be no way back. As for the previous question, you can give an answer yourself after checking this collection of outstanding sustainable houses from all over the world. Wouldn’t you like to live in any of these? Well, let’s see.
1-Slip House – Carl Turner Architects
This is a 200-square-meter house in South London’s Brixton area. The house is composed of three stacked boxes, slightly shifted from one another and all clad in translucent glass planks. It is provided with solar-assisted heat pumps for indoor thermal comfort, mechanical ventilation, and photovoltaic cells, in addition to a rainwater harvesting system.
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2-ZEB Pilot House – Snøhetta
This house in Larvik, Norway, is of total area 220sqm. It features a distinctive tilt towards the southeast, with solar panels covering its sloped roof. It has underground energy wells to compliment the house’s needs of energy and more. The house’s geometry, orientation, and glass panels’ placement are adjusted to achieve passive heating and cooling. Also, its interior finishes are carefully selected for enhanced indoor climate and air quality.
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3-Fall House – Fougeron Architecture
The three-bedroom house, on California’s southern coast stretch of Big Sur, is embedded in the sloping land towards the water surface. Its high-performance glass skin provides maximized views of the ocean and surrounding nature as well as daylight access to all rooms while reducing solar heat gain.
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Radiant hydronic heating is used to maintain thermal comfort for the entire house whose layout, also, promotes stack ventilation, another energy efficient method to improve indoor climate.
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4-Haus W – by Kraus Schoenberg There is another house embedded in the sloping grass-covered ground, but in Hamburg, Germany. Haus W is a 2-storey prefabricated and low-energy house. It has an all-around glazed ground floor viewing the sloping garden, and a first floor that is clad in sustainable white painted timber. The CNC-cut timber provides indoor thermal comfort by insulation and it is, also, recyclable.
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5-MO House – by FRPO
The single family house is located in a forest on the outskirts of Madrid, Spain. The disaggregated design of the house was derived from the desire to integrate it with the forest, placing box-like masses in the gaps between the trees. The house is constructed from the light cross-laminated wood panel, eliminating the need for deep foundation and providing thermal insulation.
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6-Edgeland House – by Bercy Chen Studio
Edgeland House is located on a reclaimed brownfield site in Austin, Texas. Its design was inspired by the vernacular pit houses of Native Americans. The house comprises two green-roofed wings which shade each other from the sun. A linear courtyard extends between both wings, permitting air flow. The house is designed to leave minimal impact on the site. Its sloped green roofs are meant to heal and restore wildlife to the deserted scarred land.
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7-Casa Nirau – by Paul Cremoux Studio
Casa Nirau is an upgraded 2-storey family house in Mexico City. Its area was reduced from 2,754 sqft to 1,937 sqft, to minimize its footprint, and so its indoor spaces were redistributed. The energy-efficient house consumes a monthly $15 value of electricity and natural gas. It, also, employs a rainwater harvesting system which utilizes carbon-activated filters to convert the water collected by the roof and terrace into drinkable water.
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8-Caruth Boulevard Residence – by Tom Reisenbichler |
Perkins + Williams
The Gold LEED certified residence is located in Dallas, Texas. Its elegant design merges between luxurious and sustainable housing. The house is built to fit in between the already existing trees on the site. It features sleek horizontal planes and lines which variously repeat all over the façade to highlight the surrounding trees. The house is, also, provided with photovoltaic cells and drought-resistant landscape plants, in addition to incorporating recycled materials in its finishes.
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9-House by the Pond – by Stelle Lomont Rouhani Architects
The L-shaped 2-storey house in Water Mills, New York, takes the form of a perfect rectangle by adding the backyard deck and vast pool to its layout. With a lake to its south, the design of the house guarantees maximized views of both adjacent water surfaces by widely using energy efficient glass panels. These, in addition to the clerestory windows, provide sufficient natural light, and sunshades are used to minimize the solar heat gain in summer and preserve it in winter.
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10-OUTrial House – by KWK PROMES
OUTrial House is located on a 1,440-square-meter site in Książenice, Poland. The house itself has a total area of 180sqm. It is carved into the grass-covered site, such that part of the ground is raised to act as a green roof for the house, providing it with natural insulation all year around. The floor-to-ceiling glass panels, used extensively on the ground floor, let in the natural light and allow pleasant views of the surrounding greenery.
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Source: Arch20 Read the full article
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