I just wanted to share a before and after of a client's home to show how much just two changes - a fresh coat of paint and a new door - can make. Although this client is fixing up their home to live in - not sell - the point is still the same. They took a house which looked outdated and a little tired and made an enormous improvement just changing those two things.
They really had their heart set on gray, but wanted me to help them choose the right one. I thought you would enjoy seeing how helpful some of the free online color choosing software is. This happens to be Personal Color Viewer from Benjamin Moore, but there are many of them out there by different paint companies. Here is the before photo of the house with three of the many shades of gray they were considering. We opted for a pale shade and selected one that was very warm in tone. You can also see that they tried out the door being painted the same cream color as the trim or being painted in a darker iron gray.
So here are the final Before and after photos of the house and also the close ups of the front door.
The front door makes a huge difference giving the house an immediate lift to an upscale and more substantial feel. I hope you enjoyed seeing the difference that just two changes made!
Pangaea is a Portland, Oregon based Interior Designer and Professional Home Stager. If you would like help determining what changes you can make for the biggest impact, give here a call at 503.816.4394, or visit her website at Pangaea Interior Design.
Actually I am talking about two sensational surfaces here. One is the store: Surface, located at 1235 SE Grand Ave., Portland, OR 97214. The other is Kerlite Porcelain Tile. I'm always on the lookout for cool looking, new and innovative materials to inspire great design ideas for interiors, so I was delighted to be invited to a new product party held at Surface last week. They have some amazing new products for flooring, backsplashes, countertops & walls, and also an intriguing material that can be used in place of glass in cabinet doors, interior sliding doors as well as other unique applications. Rather than cram all this great stuff into one long post, I'm splitting it up, so keep your eye open for "part 2" and so on.
First I'd like to tell you a little about my experience with the store. Surface is a truly unique finish materials boutique. I recently worked with them to help one of my clients select flooring, countertop and backsplash materials. My sales person was David Horn. His professionalism, helpfulness with my client and expert product knowledge was all first rate. The staff members are all very respectful of the designer/client relationship and will help you as much or as little as you want. The showroom has a warm and comfortable ambiance with nice big work tables to lay out and compare all your possible choices. Enormous windows give you great natural light so you can really see the colors and textures. If you like a little privacy, they also have a separate conference room where designer and client can really brainstorm uninterrupted.
For my last client, I went in alone to preview their selections, then when I knew I was coming in with my client, I phoned ahead and David had all the selections pulled out and arranged on a work table for us when we arrived. Their vast selection is encased in big rolling carts so not everything is on view at once. Initially, I thought this would make it harder to view products, but after being in there with a client, I really appreciated that this display system kept us from going into overwhelm or being distracted with too many choices.
Kerlite:
This product is an ultra-thin - just 3 mm - super strong, porcelain tile that comes in seven sizes, including huge sheets. You can use it on floors or walls, but here is the very cool thing --- you can put it right over existing materials including old tile or even linoleum without having to take out the old material. This is true even going over textured floor tiles.
Available in 26 colors and 3 finishes, my favorite is the tone-on-tone floral pattern. The photos of the bathrooms and living room are from the manufacturer's website and they show the use of the huge sheet sizes to minimize grout lines. It's also perfect for great kitchen design applications such as backsplash walls. Kerlite is even frost proof so it can be installed outdoors. I'm told that this product has even been installed as siding on a home exterior. I'd love to see that.
In keeping with my desire to find sustainably made options for my clients, according to Coto d'Este, Kerlite ceramic tiling material is “obtained from natural and carefully selected raw materials, such as light clays and pure feldspars,” and “firing is carried out in electric kilns without any release of polluting fumes.” With seemingly endless uses in both interior decor and exterior design applications, it is a product worth checking out. As porcelain tile goes, this is rather high-end, retailing around $12 per square foot. But for the amazing flexibility and lack of demo work, it could be a great idea for your next design project.
Pangaea is an Interior Designer serving the Portland, Oregon greater metropolitan area. She specializes in modern interiors with an eye toward sustainable design.
I could hardly believe my eyes today when I saw that Metropolitan Home Magazine is being discontinued. It knocked the wind out of me! Being an interior designer, you might think I subscribe to dozens of magazines, but I don't. I subscribe to just three ... Metropolitan Home, Dwell Magazine, and Interior Design Magazine. For years I have loved Met Home for it's elegantly sophisticated interiors. My day would brighten each time I found the latest copy in my mailbox. Their style has been characterized by modern interior design that is warm and graceful. Exactly the type of warm contemporary interior decor that most informs my own aesthetic. The first time I hired a professional photographer for one of my completed design jobs, I said, "make it look like it came out of Metropolitan Home".
Met Home is one of my best sources of inspiration. It was full of wonderful interior design ideas using the latest innovations and materials in a way that felt classic. I found out about many artists whose work I love by first seeing them showcased in a fabulous living room, an innovative dining room, or a bedroom that was a haven of serenity.
Pangaea Interior Design offers full interior design service in Portland, Oregon. Other services include home staging, model homes, and paint color consultations. Find us online at Pangaea Interior Design.
As the rain has started to come down in sheets and the nights have turned COLD, my fireplace has been put into use in a big way. Many years ago, urban living in lofts, condos and apartments meant living without a fireplace. But technology has changed all of that. One client who recently contacted me said his one concession in buying a condo in the John Ross Condomiums in the South Waterfront district was to forego a fireplace - but we have a solution for him. Another client in The Wyatt high rise apartments in the Pearl District had a fireplace listed as one of her first items to add to her decor. I was also in the 937 Condominiums in the Pearl District last week and felt sad that for almost half a million dollars, you end up with no fireplace! So, this post is for you!
Whether you have a condo in the Pearl or South Waterfront, or a house where there is no built-in fireplace, with today's technology, there is now a fireplace for everyone, every room, and just about every budget! Read on to see several modern fireplaces that would be at home in any contemporary home where no built-in fireplace exists. There are free-standing models, wood burning models, environmentally friendly models, suspended ones and wall hung types. Links on where to shop for these are at the end of the article. So, make yourself a nice cup of cocoa and imagine sitting next to one of these!
Pangaea's Picks: Top Ten Modern Fireplaces
1. Harry Leenders - Hands down, my fave for a suspended, rotating fireplace. Love the sleek lines.
2. EcoSmart's Denatured Ethanol burning fireplaces can be set into a built in display or they have many free-standing styles. Environmentally friendly and renewable fuel is a plus.
3. This Eurofocus has nice clean lines and is angled to look great in a corner.
4. Rais is just a simple and lovely, minimal design.
5. What top ten list would be complete without the modern classic Fireorb suspended fireplace?
It took me a long time to get started blogging. I kept thinking I didn't have anything to say! But my mentors kept telling me I needed to get started, so I asked my husband what I should talk about. He said "what do your clients want to know? Okay, so I'm slapping my forehead. It all seems so simple now! Can't imagine why it took me over a year to figure that out!
My blog posts cement my connection with existing clients, prospects, business contacts, friends and family in two ways:
Information: What people want to know. By writing informative blog posts on topics my clients and prospects have asked me about, I continue to be a source of information to past clients and I demonstrate to prospects that I know my stuff and can help them with their needs.
Entertainment: What we have in common and enjoy. People like to do business with people they know and with whom they have things in common. It makes for a more enjoyable experience when you and your clients can talk about things that are of interest to both of you. By writing posts that are entertaining and about fun and cool things we both like, my clients and prospects get to know me better, and from their feedback and comments, I get to know them better too.
Below, please follow the links to see specific posts that have been informational or entertaining to my clients and prospects.
I am totally passionate about art and most of my clients are too! So with my blog, I show how art improves their decor. Sometimes I just post art finds that will entertain them! If you didn't click on any of the other links ... you really should click on that last one ... you won't believe your eyes!!! Waaaay Cool!!
I incorporate two articles per month into an e-newsletter that goes to all my past clients, past business connections, family & friends. It reminds my former clients that I am a source of information for them because the questions are ones they have asked. Because it is information my clients want, they even feel good about forwarding it to their friends when they see an article about something they want to pass on. That gives clients and business contacts the opportunity to be a source of information to their own contacts.
My e-newsletter is pretty short. I think that shows I respect people's time. There are just 4 parts every month.
1. Feature Article: This is my design tip of the month. The ideas come directly from interior design or home staging challenges my clients have had. I also include informtion about local resources and vendors I use. If the article is more than a couple paragraphs, I post a short version that has about half of the tips, then link back to the full post on my website. This keeps them from having to scroll too far to see the rest of the newsletter. The ones who are interested in that specific topic can see the rest with a single click.
2. Color of the Month: I choose a color and talk about where it looks good in the home, how that color affects energy or mood, and what other colors look good with it.
3. A short paragraph about ME & my photo! That's in there, so that if they forward it to someone else, the new recipient has a little introduction to who I am.
4. I include a coupon each month for some aspect of my design or staging services. This helps my clients save money on services they want.
What you won't find in my e-newsletter is any big sales pitch.
Thanks for asking how I use my blog to cement and enhance my relationships with current, past and prospective clients and contacts.
Portland Home Stager, Pangaea, shares how the broker, the seller, and the home stager teamed up to get this Portland, Oregon Home SOLD in ONE DAY to the first person who saw it!
I would just love to take all of the credit for this, but as I have said before, it takes a team to successfully sell a home. With properties languishing on the market for months and months at a time, it seems like a miracle that a home could sell so fast. So, here is what each person did.
The Broker:
Counseled the seller regarding the importance of condition and presentation of the home.
Expertly assessed the right pricing for the property
Referred the seller to the Home Stager
Hired a professional photographer to take great photos for the listing
The Home Stager:
Started by asking the broker for any special concerns or negatives about the property - master bedroom not on the main floor was an issue.The bedroom on the main floor looked very crowded & wall color was dark.
Scheduled and performed a thorough "Walk & Talk" consultation for the seller with specifics about what needed to be done and why.
Empowered the seller to know that she couid accomplish everything by prioritizing and showing specific examples to take out any guesswork.
Provided additional furnishings / art / accessories and returned to do the final staging.
The Seller:
Trusted her professionals and committed to doing everything recommended by her broker and home stager.
Rolled up her sleeves and worked hard!
Now here's the success story that shows that all three pieces are what sold this home ---
Two weeks prior to going on the market, the broker put out a "pre-listing" notice so people would know it was coming up. She connected with another broker who had a buyer ready to buy! They went to see the house, contract in hand ready to write an offer, before the painting and staging work had been done. As soon as the buyer saw that the "master" bedroom was downstairs, they changed their mind and passed on the house.
So, to prepare the home, I had the seller remove clutter & older, unattractive furniture. Also had her paint the kitchen in a warm sand color and paint the cabinets white, plus update the hardware. The main floor bedroom had a futon in it. Because of the arms on the futon, when it was folded down to be a bed, the arms protruded into the space enough to make it very tight and to "scream" that it was a guest room. Although I had recommeded painting a lighter color in the bedroom, time & money made us decide to go with the existing color. The seller's white bedding made the dark walls seem even darker. So I used darker bedding more befitting of a "master" bedroom, and added art & throw pillows that tied in with the green but in lighter shades.
So, after the property was staged, professional photos were taken that day and put online asap! An open house was held the next day. According to the broker, the very first person who walked in bought the home. Happy Ending!!
Here are before & after photos for you to enjoy. "After Photos" courtesy of Rachel Weinstein rachelweinstein@comcast.net
Portland based, Pangaea Interior Design, offers home staging, interior design, and redesign services in the greater metropolitan area. If you value professionalism, a collaborative approach and results, then please call or email for an appointment to get your listing ready for the market! 503.816.4394 design@pangaea-id.com Pangaea Interior Design
Although I am looking at a bright blue, sunny sky as I write this … I am eyeing the rapidly rising pile of leaves on my deck that tell me gray skies and cooler weather are coming up fast. Brrrrrr! Soon we will be looking for ways to be warmer. Lighting the fireplace is the first thing that pops into my mind, and I suppose I could rake those leaves to warm myself up. But there are plenty of easy ways to turn up the heat without ….. well ……… actually turning up the heat! Adding elements to your home that provide “visual warmth” can make you feel warmer without ever striking a match. If your brain is telling you that you are warm, you are less likely to turn up the thermostat. If you are staging to sell, the visual warmth is more inviting to buyers. So, whether you are staying in your home or getting it ready to sell, I hope these tips help you make your place comfortable for the cooler days ahead.
Colors are referred to as “cool” or “warm” for a reason. All white rooms, or rooms that are decorated in cool colors like pale blues & greens, literally feel warmer when colors like red, golden yellow, brick, rust, burgundy & plum are added.
These throw pillows by Koko are a great mix of cool & warm colors. The wool felt fabric is warm to the touch and they are like little works of art to boot!
When I feel goosebumps coming on I reach for a luxurious faux fur throw. This one by PreFurs in Lynx is absolutely amazing! The look of fur is warm and inviting, and on the practical side, it keeps you toasty on the coldest of evenings.
The addition of an area rug in a super deep tufted wool or sheepskin is a great way to add warm texture in a large way and feels great on bare feet. The Sheepskin rug above is from Burke Decor.
For decades, the conventional wisdom when getting ready to sell your house was to paint all the walls back to white. But that is SO yesterday! White .... the color of snow & ice ... does absolutely nothing to warm up a house. It doesn't highlight architectural features and it doesn't enhance the colors of your wood, granite or other finishes. To sell your property today, you need to use soft warm decorator colors that are current. That way they not only look beautiful in the home, but will go with the existing furnishings of your prospective buyers and remind them of the beautiful new furnishings and colors they have been eyeing at the stores in anticipation of their new home.
A professional paint color consultation by an Accredited Staging Professional will help you paint out the colors that turn buyers off and select ones that appeal to them.
Accent Walls: Do you know which walls should be accented? Where should the accent color start and stop? An accent wall can create or enhance a focal point or it can highlight architectural interest. It might be the wall with the fireplace, built in shelving, or the wall that soars up two stories. Selecting the wrong wall for your accent can pull focus away from important features of your house or even make a room feel unbalanced, which most people sense as a vague feeling of discomfort in the room, even if they can't put their finger on why it feels that way.
Red Walls: I'm afraid that the news here is you need to paint those out! Although many people like to paint dining rooms red, and I see them all the time, red walls stop most buyers in their tracks. Any broker will tell you ... well, they'll tell you if they aren't afraid of losing your listing by offending you ... that they get negative feedback when showing properties that have bold red walls of any shade. Red is a tough sell. Why leave something in your home that has the potential to turn off so many people? A good stager can mitigate some of that impact through the use of art and accessories ... but doing both the painting and the staging will give you the most attractive results. The same goes for any bright, bold or "too deep" colors. If the color names "sunny yellow" "hunter green" "peach" "federal blue" "maroon" or "burgundy" can be used to describe any of your rooms, then a paint color consultation is in your future. Don't take it personally, and don't fool yourself, into thinking the colors can stay because guests in your home over the years "always say they love my: bright yellow kitchen, red dining room, hunter green family room, _________________ "(fill in the blank with your personal boldly colored room). The problem here is that when guests come over they aren't thinking of living in your house! And I too, would have to paint out my own accent walls if I put my house on the market. It has nothing to do with having good or bad taste. It's all about wide appeal. The "Right" Colors: If I could tell you here the exact colors to use, I would do it ... but it isn't that simple. When I choose paint colors for a property going on the market, I look at the wood tones in floors, doors & moldings, and also consider any finishes such as granite colors, fireplace stones, carpeting, tiles, amount of light and exterior house colors as well. The colors of the house should flow from the outside to the inside and the colors in all rooms should work well enough together (not change radically) so that as you walk through the property, you always feel you are in the same house. Colors that are soft and a little "smoky" or "creamy" work better than very pure colors. Think of colors like toast - caramel - taupe - sage & muted water colors.
Finishes: The right finish - satin - eggshell - flat - will make a difference too. In general flat, or matte finishes are very forgiving if your walls are not in perfect condition. They also look the most "true" to color because they don't reflect a lot of light. Satin or eggshell finish paints have a little more of a sheen to them. They show imperfections in the walls so you need to prep your walls more carefully. They are very good for kitchen & baths where the walls may need to be cleaned more often. Use semi-gloss for moldings. High Gloss paint is generally best for painting cabinetry.
Sustainable: Remember to select paints that are "Green" --- no I don't mean the color! There's just no excuse not to use paints with zero or low VOC's. They are readily available and only run about $5 mor per gallon than the ones with the nasty chemicals. Your prospective buyers will be happy that they don't smell your new paint, and most of them will consider it a positive point about your property. Devine Colorand Yolo Colorhouse are two locally produced, eco-friendly paint lines and I recommend them both! The paint color samples at the top of this post are from Devine Color. Both brands are sold at Powell Paint Center in Portland.
If you are in the Portland area and are getting ready to sell, call for your professional paint color consultation! Or, if you just want to freshen up your home, then a paint color consultation can help you select the right colors for your personal taste and style.
Portland Interior Designer, Pangaea, shares tips on choosing sustainable wood flooring for your home.
Whether you love the rich reds of mahogany and cherry, the pale brightness of maple, hickory and birch, or the deep and dark loveliness of walnut, there is a wood floor for you! Living in Oregon, I have a real appreciation for trees and the fabulous resource they are when managed well. Yesterday I attended the monthly meeting of theInterior Design Society, Portland chapter. We were hosted by Tualatin's Treadline Construction, specializing in hardwood flooring. I'd like to share just a few tips on choosing hardwood flooring and some very nice sustainable options.
photos courtesy of US Floors
1. The color, grain, size of planks, and character of wood can set the tone for the look of your home just as effectively as your furnishings. So, choose a look that will work with the style of your home's architecture and furnishings. Wide planks of reclaimed wood with the patina of years of use fit beautifully in a casual style, traditional home. In a contemporary space, I love the look of narrow strips of palest birch or maple, or the deepest color of "ebonized" ash. Rich mahogany or cherry seem to evoke a feel of rich elegance.
photos courtesy of Stone River Hardwoods
2. Select wood not only by it's color and grain, but by the area and use for which it is intended. All trees are not created equal. Some are much harder than others. If you have a high traffic area, children or pets, you'll be better off with a wood which has a higher rating for "hardness". They will all scratch & scuff with enough abuse ... high heels and dog's claws are no friends of wood ... but the harder the wood, the better it will hold up. Brazilian Cherry is one of the hardest woods which is readily available in flooring. The experts at Treadline have a chart that compares all the types of wood and can give great advice on the most suitable wood for your application.
3. Wood is generally considered to be a "green" option because it is renewable. To be sustainable though, be sure the wood you are buying is certified as being sustainably harvested. There are a number of certifications out there, but at the moment, the only one that will get you LEED points (Leadership in Energy and Environmental Design) is the FSC (Forest Stewardship Council) certification. Other sustainable practices include harvesting dead or dying trees, sunken logs, or using reclaimed or recycled wood from old buildings.
A couple of particularly notable options in sustainable wood flooring are:
Cork: Cork flooring is made by taking bark from trees without killing the tree. The bark grows back and can be harvested repeatedly ... a little bit like shearing a sheep for wool. Aside from being a wonderful sustainable option, cork is beautiful and is extra cushiony under your feet. It comes in quite an array of colors and with a range of looks from very fine grains to large inlaid pieces which are very striking.
photos courtesy of US Floors
Bamboo: If it has been awhile since you looked at Bamboo flooring, check it out again. There are several new looks on the market including very narrow strips which look quite contemporary and also an end-cut mosaic pattern of tiny rectangles. Bamboo is rapidly renewable, but some manufacturers use formaldehyde in the process, so look for bamboo flooring that is formaldehyde free.
photos courtesy of Allwood Flooring
Wood is a beautiful flooring option that feels great under your feet and adds value to your home. With proper care it will last a very long time. For help with choosing flooring or anything else for your home, please contact me at 503.816.4394, or email me at design@pangaea-id.com. You can see my portfolio online at Pangaea Interior Design.
My favorite work is Home Staging in Portland Oregon's Pearl District & South Waterfront. I love these condos and lofts for their floor to ceiling windows and open floor plans. If you saw my post about "Little Boxes on the Hillside", then you already know that one of the challenges to selling these lofts and condos is making them stand out from their competition.
When you are ready to list your loft or condo in the Pearl District or South Waterfront, look at the other listings already in your building.
Are they vacant or occupied?
Are they re-sales or still new?
How do they compare in amenities? Floor plan? Upgrades to finishes? Their view?
This is your competition. All of the buyers wanting to buy a loft or condo in the Pearl District or South Waterfront know that there are many to choose from and they are comparing your listing with all the others available. Did you know that over 84% of people looking for homes will look at properties on the internet before they ever call their broker to go look? They have a list of properties they want to see ready before they ever get in their car --- or on the MAX --- to go look. If you are in a high-rise condo, there are no "FOR SALE" signs outside your place attracting interest, so what is going to get them to come look in the first place? It's your listing photos. It is essential to professionally stage your condo or loft in the Pearl District and South Waterfront and have professional quality photos taken in order to stand out from all the other condos on the market in your area. In these two sets of before & after photos, taken at The Vaux on NW Savier and at The Elizabeth on NW 9th, which condo would you take the time to go see if you were shopping?
Speak with your broker and find out who is in your "target market".
Are they younger and single?
First time buyers?
Do they work out of their homes?
Have children?
Older and more established?
Is this likely to be a second vacation home?
Hire a home stager who offers the right look and feel for the Pearl District or South Waterfront. A stager who understands the tastes and needs of your target market will do a better job of tailoring the staging to appeal to potential buyers. They will determine if the condo or loft needs a fresh contemporary look for younger buyers with an office set up for live/work, or a more transitional and upscale look for buyers who are more established. In the photos below, the first before and after are of a studio condo in the Portland South Park Blocks staged to appeal to young, first time buyers. The second before and after photos are of a professionally staged, Pearl District penthouse loft appealing to high-end buyers and it fits the upscale, contemporary architecture of the property. The third set of before & after photos is of a high-end studio loft in Portland's South Waterfront John Ross Condominiums with home staging geared toward buyers of vacation or second homes.
Finally, hire a professional stager who is familiar with the special rules and regulations for staging work in condos. Parking and elevator use restrictions require knowledge and careful planning.
Pangaea Interior Design specializes in home staging for Portland's Pearl District, Downtown, Cultural District, South Waterfront and North Waterfront Condos, Lofts and Penthouses. For expert help with vacant and occupied properties, call today for your free, no-obligation home staging proposal. 503.816.4394OR, visit us online at Pangaea Interior Design. We look forward to helping you!
Portland Oregon Interior Designer, Redesign and Home Staging professional, Pangaea, shares tips on preparing a home for sale, interior design ideas for lofts & contemporary architecture, and home improvement projects.
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
I could hardly believe my eyes today when I saw that Metropolitan Home Magazine is being discontinued. It knocked the wind out of me! Being an interior designer, you might think I subscribe to dozens of magazines, but I don't. I subscribe to just three ... Metropolitan Home, Dwell Magazine, and Interior Design Magazine. For years I have loved Met Home for it's elegantly sophisticated interiors. My day would brighten each time I found the latest copy in my mailbox. Their style has been characterized by modern interior design that is warm and graceful. Exactly the type of warm contemporary interior decor that most informs my own aesthetic. The first time I hired a professional photographer for one of my completed design jobs, I said, "make it look like it came out of Metropolitan Home".
It took me a long time to get started blogging. I kept thinking I didn't have anything to say! But my mentors kept telling me I needed to get started, so I asked my husband what I should talk about. He said "what do your clients want to know? Okay, so I'm slapping my forehead. It all seems so simple now! Can't imagine why it took me over a year to figure that out!
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