5575 Moraga Ave, Oakland, CA

Posted on by DCL

Pre-Sale Recommendations

Landscape

  • Add four planter boxes under railings on front balcony and fill with white annuals or perennials…whatever is in bloom and will spill through the railings. OSH $54.99 each.
  • Power wash balcony tile and remove everything but new planter boxes.
  • Ensure all exterior lights are working and that same color bulbs are used.



  • Prune, weed and mulch both side of driveway.


  • Keep rubbish bins in garage.
  • Soften long run of front steps with 3 clusters of potted of grass. 9 pots OSH $14.99 ea.
  • Buy larger pot in same color for right of front door and fill with white annuals.
  • Add bench to left of front door (max 15″x48″).



  • Freshen up panting beds with ¼ yard of new bark – “Fir Bark ¾-inch Clean” American Soil Products 510-292-3000.

Private Patio

  • Power wash paving stones, weed, and mulch.
  • Add fountain on house wall. Fountain featured below is at OSH for $249.99 and provides for enough water drop to offset some traffic noise.
  • Area needs a larger table and 4 chairs.



  • Power wash all hard surfaces.


  • Add wall art opposite slider off Family Room. Luxedecore.com $217.80.


Foyer/Powder Room

  • Use console table from bedroom down here.
  • Replace burned out bulbs in entry can lights.
  • Add small potted orchid to powder room.
  • Remember to vacuum out exhaust fan.

Main Staircase

  • Install shade on lower window to match bedroom shade with linen ticking.
  • Add chandelier to this space. I don’t love this chandelier but it’s a huge cost-effective improvement as it fills the space and sort of ties in with the dining room fixture.


Torino Bronze 3Lt. Chandelier w/Inverted Bowl $242.10 4houselighting.com.

Lower Staircase/Laundry

  • Large scale art on cement wall with runner below.

Kitchen

  • Thorough cleaning inside cabinets and appliances.
  • Remove décor and add potted herbs to atrium window.
  • Island could really use a dramatic potted orchid.


Family Room

  • Area rug and smaller scale furniture to make room feel larger and warmer.

Living Room

  • This room needs to be elegant. The comparable house had a very elegant living room. Plush area carpet, large scale art, and seating oriented to outside as there isn’t a fireplace in this room.


Upstairs Bathroom

  • Replace bulbs so all light is the same and warmer.
  • Add potted orchid and fluffy new white towels.
  • Vacuum exhausted vent.
  • Remove shower curtain and make sure cabinets are cleaned.

Bedroom #1

  • Remove console, add potted ivy, and decorative throw pillows for bed.

Bedroom #2

  • Replace center blind and adjust furniture closer to closet leaving more room by window.
  • Add greenery (potted ivy) and decorative pillows for bed.

Bedroom #3

  • Stage as bedroom/office.
  • Move desk from master in to this room.
  • Add greenery.
  • Use area rug to help define this large space.

Upper Landing

  • Add arm chair and small table.

Master Bedroom

  • Remove dresser and mirror from room.
  • Add decorative pillows for bed.
  • Add greenery.
  • Replace bulbs in master closet.

Master Bath

  • Clean exhaust vent and remove sticker from replaced toilet.
  • Add potted orchid and fluffy new white towels stacked next to spa bath.
  • Thoroughly wash glass shower doors to remove any hard water scale.
  • Replace light bulbs so all match.

General Notes

  • All windows need to be cleaned inside and out.
  • Exterior hard surfaces should be power washed.
  • Interior wood surfaces (floors and cabinets) to be washed down with Murphy’s Oil Soap
  • Front door and threshold need to be washed down with Murphy’s.
  • Replace bulbs throughout with warm LED’s. Agent will be leaving lights while on the market to best showcase this home.
  • Rub a white candle on the upper furnace closet door edge so it doesn’t stick.
  • Entry closet rubs against floor tile. Place a small piece of cardboard behind the lower hinge to push out slightly and eliminate the scrape.
  • A thorough cleaning and high dusting will make this home appear new.
Posted in PAST PROJECTS, SELLING Tagged with: , , , , , , , , ,

871 24th St, Richmond, CA

Posted on by DCL

This is a nice home with lots of space both inside and out.

I recommend making it as nuetral as possible to appeal the largest number of buyers. Fresh paint throught will help the home feel and very clean.

Whether the buyer be a first time home buyer or another investor like you they will expect the home to be move-in ready with nothing to do. Finishing the gutters and downspouts will help the home look well maintained.

CURB APPEAL :


Repaint trim, gutters, and porch ceiling in Sanderling (SW 7513)




Repaint columns, shutters, and boarder bricks at front steps in Foothills (SW 7514)

Repaint porch floor and steps Gray Area (SW 7052) PORCH AND PATIO PAINT. VERY IMPORTANT TO USE PORCH RATED PAINT.

Leave house body color as is and touch up where needed. Back of house, garage conversion, and shed should match the house colors.



Iron fencing, iron railings at steps and security door – Kilz primer gray then spray with Rust-Oleum DARK BRONZE HAMMERED finish.


Fresh house numbers mounted on top riser of the front steps. KBAUTHORITY.COM $11.81 5 ½” Aged Bronze.


Vaxcel Lighting OD21506BBZ Burnished Bronze Harwich 1 Light Nautical Outdoor Small Pendant

Item #: BCI917760 LightinDirect.com $ 86.00

Replace the entry light with bronze hanging fixture. This one compliments the bronze and helps tie in the fence.


Fill in front garden with drought tolerant, mostly native species, and repeated on both sides of front.

I recommend using gold pathway fines (crushed limestone) from American Soil Products (510-292-3000) to dress the bed in front of the dining room. A bag of this filled in around the planting beds and stepping stones will help pull the entire look together.

REAR PATIO & GARDEN :

Tidy up the chicken coop and spread fresh straw.

Lay sod in far back flat area.

Clean out storage shed (make spotless) so buyers can see opportunities for alternate uses.

Stage with round patio table and cluster potted plants.

Power wash all exterior hard surfaces.

INTERIOR PAINT:



Drift of Mist on walls and Pure White Eggshell Finish on walls.

Pure White Flat on ceilings.

Pure White Satin on trim and in bathrooms.

KITCHEN:

Repair/touch up kitchen cabinetry.

Buyers want move in ready. We are lacking a dishwasher so definitely need to add a refrigerator. Sears Outlet in San Leandro has great deals on refurbished…this one is $699. Find a unit that is counter depth.


INTERIOR LIGHTING:


Albion Off-white Drum Shade 20-inch Lighting Fixture overstock.com for around $150 each. Use the same fixture in both the living and dining rooms. Dining hangs lower and living room close to ceiling.


Replace bathroom vanity lighting with fixtures that doesn’t have exposed bulbs. This is a $75 option from overstock.com. Anything in chrome without an exposed bulb is OK.

BONUS ROOM GARAGE CONVERSION:

Recarpet this area in a neutral greige. Brian and the Floor Store in Richmond will give you a good deal on good quality. I can help select the color befor installed.

Once the tenants have moved out I will come over and walk through the project. I stay available throughout the process via email, text, and phone. If you are not sure about a color, style, or choice…just ask!

Posted in COLOR, INTERIOR DESIGN, PAST PROJECTS, SELLING Tagged with: , , , , , ,

Deco Greige

Posted on by DCL

A single auction find like this plated Deco mirror from Christie’s Auction House can provide for an entire room inspiration.

A little can go a long way. Instead of going full-blown Deco, find elements from the period in contemporary pieces like this Holly Hunt sofa in mushroom hued mohair.


The best way to stay on color track when redoing a room is to carry swatches, photos, samples, and a floor plan with you when you are on the hunt. This helps keep purchases in perfect color and scale while creating a completely unique space.

It can take months to find all right pieces. Custom ordered pieces can take several weeks or several months but it is often those pieces that finish off your perfect design.

D.

Rupec Carpet – Wayfare.com; Joshua Marshall Pewter Lamp – Rakuten.com; Arne Jacobsen Swan Chair, Ted Boerner Nesting Table, Emporium Home Chest, Holly Hunt Mohair Sofa – all from Viyet.com

Posted in COLOR, INSPIRATIONS, INTERIOR DESIGN Tagged with: , , , , , , , , , , ,

5710 Moraga Ave, Oakland, CA

Posted on by DCL

Pre-Sale Recommendations


Curb Appeal

  • Clear ivy off of tree trunks and limbs as well as low deadwood branches. We don’t want to lose any privacy but the street view should look more inviting.
  • Ideally the crumbled edge of the asphalt would be patched but
  • Power wash front steps and driveway.
  • Remove dead plants from elevated planting bed and replant with ornamental and drought tolerant grasses.
  • Dress elevated planting bed with new mulch. “Forest Floor” from American Soil products works well but anything dark that doesn’t look like bark will be fine.
  • The large panted retaining wall at the top of driveway needs a focal point. Two tall planters will do the trick.
  • Freshen up the cushion on the front porch bench.

Belham Living Valencia 16 x 16 in. Tall Planter

Item # HN-MMI104 $119.99 Hayneedle.com

Mulch:

American Soil Products
2121 San Joaquin Street, Bldg. A
Richmond, CA 94804
(510) 292-3000

Grasses:

East Bay Nursery

2332 San Pablo Ave, Berkeley, CA 94702

510.845.6490

American Asphalt
24200 Clawiter Road
Hayward, CA 94545
510-723-0280

Foyer

  • Clean carpet in entry closet.
  • Replace missing baseboard in laundry and touch up paint.

Living Room/Dining Room

  • Clean carpet (living) and wash windows.

Mudroom/Garage

  • Touch up cubbies with paint and freshen up bench cushion.
  • It’s OK to keep some storage on the fantastic shelves in the garage. Cluster stored items so that almost all shelves are clear.

Kitchen

  • There is spot on hardwood next to the refrigerator that should be addressed.

Family Room

  • Recommendations for stager include adding an area rug for warmth and creating an outdoor seating area that feels like a continuation of the space.

Guest Room

  • Patch and paint inside the closet.
  • Remove shower curtain.

Bedroom

  • Repair baseboard on accent wall and touch up paint throughout room.
  • Remove extension cord and light from closet.
  • Clean carpet.

Master Bedroom

  • Touch up paint and clean carpet.

Master Bath

  • Clean skylight.
  • Repair flooring in closet and touch up paint.

Back Patio

  • Power wash patio and steps.

Selling Tips

  • If needed, use bankers boxes to put stow small/loose items away in the garage.
  • Buyers will open top drawers in the bathrooms and kitchen. Triple check that these are all clean.
  • The less buyers perceive “needs to be done” the more buyers better selling price. The touch ups and maintenance needed to prepare this home for the market are minimal.
Posted in PAST PROJECTS, SELLING Tagged with: , , , , , , , , ,

5922 Acacia Ave, Oakland, CA

Posted on by DCL

Pre-Sale Recommendations


Curb Appeal

Replace missing coach light.

Add mulch to planting beds and continue drought tolerate plants (same combination of grasses) around the side of the property along Quail Lane.

Removed raised veggie bed, repair fountain, and add mulch to planting beds.

If your gardener can’t do the work try Ko Tanahashi, Greencity Landscapes 510-206-4594. It can be hard to get on Ko’s calendar but his esthetic is spot on and he doesn’t require loads of guidance.

Forest Floor Bark from American Soil Products in Richmond $48.00 – cubic yard. This ground cover is dark and reads more like loam than bark but will help dress up all planting beds.

Touch up exterior trim especially on the front and rear facades.

Rear Garden

This area needs some rehab. Pathways should be highlighted with gold pathway fines (crushed limestone) to make useable and better to tie in with the Saltillo tiled patio.

Reseed turf area and add mulch and ground cover to perimeter beds. The beds are shady and ideal spots for hostas and impatients.

Ask stager to add a couple garden benches to create more outdoor living space.



Add Gold Pathway Fines from American Soil Products $85.00 – cubic yard.

Other Exterior

Repair broken roof tile outside dining room.

Power wash roof deck.

Garage

I didn’t see the garage. This should be nearly if not entirely empty for open houses.

Living Room

Remove side chair and end table and tighten up the seating arrangement. Prospective buyers should be able to easily navigate around the perimeter of the seating arrangement.

Stagers to make recommendations for all interior spaces.

Dining

Hang the landscapes flanking the front window.

Move the bright abstract piece to the lower level guest room.

Kitchen

It’s about as perfect as they come.

All the appliances should look brand new. If the oven cannot be cleaned, replace it. If the manufacturer doesn’t want to replace it try working the supplier to get a replacement cost.

Family Room

This space is quite comfortable.

It looks like carpet needs a little attention near the blue bedroom door.

Ask the stagger to fluff it up a bit as she sees fit.

Blue Bedroom

Replace smoke detector.

Remove loveseat.

Storage Closet

I like the idea of this space being lightly staged with party wear leaving ½ of the shelves empty.

Guestroom

Stagger to brighten this space with bedding keyed of the abstract from the dining room.

Lower Office

Leave the desk and seating arrangement.

Remove the bookcase.

Master Retreat

Clear this floor and have it staged. It should feel high end a luxurious with a seating arrangement next to the window.

I see the office as an extension of the master…more reading/meditation space than office.


Master Bath needs solid greige area carpets that blend in with the wall color and help tone down the pink/busy marble. Use a runner between tub and shower and area rug between the vanities.


Have steps screened and recoated. I would use Tulip (510-558-2030) as this is a fairly detailed job.

The carpet needs to be replaced on this level.

Karastan , Treasured Heirloom in Coronation should work. It’s important to keep it bright while tieing in the wall colors. I have made arrangements for you to receive my trade discount regardless of product. This is around $6.25 per foot installed…$5 to the trade. Call Brian to schedule the measuring and I can triple check color prior to your ordering.

Brian Martin, Floor Store, Richmond 510-527-3203 x237

General

It is best that you are completely moved out prior to going on the market.

This is the time to purge to those items that are not wanted at Glenbook or the Broadway Grand.

Posted in COLOR, PAST PROJECTS, SELLING Tagged with: , , , , , , , , , , , , , ,

Creston Road, Berkeley, CA

Posted on by DCL

Pre-Sale Recommendations


Landscape (Garden To-Do’s)

  • Power wash front steps, walkway, and driveway.
  • Plant Japanese Feather Grass along the first set of steps to hide the exposed juniper branches. Plant 9 of these (ASAP so they have time to fill in) from the coach lamp to the asphalt. Plants should be tucked ½ under the juniper overhang.


  • Add some color spots like impatiens to this front bed.


  • Repair asphalt from road to base of steps.
  • Prune the cherry tree, plum tree and camellia bushes.
  • Dress beds with new mulch. “Forest Floor” from American Soil products works well but anything dark and not “beauty bark” looking will reinforce this park-like setting.

American Soil Products (mulch)
2121 San Joaquin Street, Bldg. A
Richmond, CA 94804
(510) 292-3000

East Bay Nursery (grasses)

2332 San Pablo Ave, Berkeley, CA 94702

510.845.6490

Bill Milligan Asphalt

510-652-4248

-or-

American Asphalt
24200 Clawiter Road
Hayward, CA 94545
510-723-0280

Rail and Entry

  • Spray out railing with a Dark Bronze Hammered finish paint. This will add some pop and help freshen up the approach.

    Home Depot

  • Replace door mat with jute runner. This creates a more dramatic approach AND a much needed walk-off zone for the open house.


Checkered Field Black Cocoa with Dark Brown Frame Indoor/Outdoor Area Rug by Couristan 2’3″x 7’10” $60.03 Wayfair.com

Rear Garden

This is a private sanctuary and additional living space. The custom retaining walls and lighting are lovely features that will be noticed by buyers.

  • Move the Brown Jordan set out from under the overhang and add a low pot of flowers.
  • Power wash the patio, table and chairs
  • Dress flower beds with fresh layer of mulch.
  • Prune magnolia.

Foyer

  • Remove all but one or two collectibles in clock vitrine.

Living Room

  • Move loveseat to family room.
  • Remove runner.
  • Reduce collectibles by ½ leaving ½ of shelf space open.
  • Remove all highly valuable/valued collectibles.
  • Collectibles and books that remain should be monochromatic and very neutral. You want the home to stand out and not the contents.
  • Tighten up seating area by pulling sofa out from wall 6-8″.
  • Remove all but one ornament from the hearth. If the fireplace is in good working order, it is recommended that it be lit with a Duraflame log (less smoke and not sparking) during the open house.

Dining Room

  • Remove carpet and side chairs.

Kitchen

Buyers open cupboards and drawers but often just the top drawers. Make sure that top drawers are tidy and ½ empty. Upper cupboards should be tidy. This is a good time to clear out items you no longer want or need.

I recommend keeping the blinds pulled completely up and adding a garden wall plaque of some sort hung on the fence. This creates a focal point and helps to expand the space.



Family Room

  • Replace sofa bed with loveseat from living room and tighten up seating area by pulling loveseat out from wall so buyers can walk behind.
  • Remove personal items and photos.
  • Keep the built in office space as is…just leave shelves and desk top ½ (or more) open/empty.
  • Keep sewing station as is and about ½ (or more) of the surfaces clear.
  • Remove extra bedding from closet as well as all paperwork/files.

Hall/Hall Closet

  • Clear ½ and organize remaining contents.

Guest Room

  • Remove personal items and photos.
  • Clear out ½ of the closet so it feels more spacious.

Den Office

  • Pack away personal items and leave some empty space on the book shelves.
  • Remove books and book case from under window. Exposing more floor will help to make the room feel larger.
  • Desk should be mostly clear and items on top of the built-in removed.
  • Add an orchid or potted plant near computer monitor.

Master Bedroom

  • Remove personal items and photos.
  • Clear ½ of the bookcase or remove entirely.

Master Bathroom/Closets

  • Thin out your closets as much as possible. If you must have items on the floor, put them in banker’s boxes as this will make the closets look more spacious.
  • Add a touch of greenery like small pots of ivy to the vanity and edge of the Jacuzzi. This will add a little life and soften the tile.

Lower Office/Rumpus Room

  • Clear personal items and leave open space on the book shelves.
  • Desk top should be mostly clear.
  • Floor area should be mostly clear.

Selling Tips

  • Use bankers boxes to put stow items away. Filled bankers boxes neatly stacked inside closets give the illusion of more space. The garage also has plenty of space to stack banker’s boxes.
  • Buyers open top drawers in the bathrooms and kitchens. Keep these orderly and mostly empty. Personal items and medications should be put away.
  • Serious buyers will come back to tour your home with their agents. It’s important to keep your home ‘show’ ready.
  • Keep window coverings open during the day and during showings.

It is very difficult for any seller to see their home through the eyes of a new buyer. The more you can disassociate yourself from your home the better.

The number one feature buyers are looking for is space and they will pay for it. Keep as much open floor space (including inside closets) as possible.

The rear garden in this home is quite beautiful and well proportioned. Think of and treat your outdoor space and living space.

This home is very well maintained and it will show beautifully.

Posted in COLOR, PAST PROJECTS Tagged with: , , , , , , ,

Beekman 1802 Style: The Attraction of Opposites

Posted on by DCL

I just received my copy of Beekman 1802 Style: The Attraction of Opposites. After months of anticipation I knew exactly what was in that box left on my doorstep from Sharon Springs, New York. I sat down and gave it the cover-to cover treatment.

The images are, of course, quite lovely but I impressed by the layout and the straight forward text as well. It reads beautifully with a clear definition of each aptly named chapter. The authors, Josh Kilmer-Purcell and Brent Ridge (a.k.a The Beekman Boys) have become lifestyle gurus with a distinct sense of style. That said, this book goes far beyond their style by sharing design techniques that can be applied (and should) be applied to any design style.

There are numerous references to current easy to find resources making it easy for the reader to go out and get the look. Along with nods to the national furniture/home fashion outlets, the book includes a number of unique resources; Megaprints.com for blowing up photographs, Bradfordwoodworking.com for unique handcrafted wood furniture, and take a look at this one of a kind zinc wrapped table from scarlettscales.com.


The book also has several crafty do it yourself projects. Although I am not interested in any of those projects specifically, they did get my creative juices flowing. What’s not to love about a 3-tiered Radio Flyer bar cart for the patio?

Perhaps the most useful pieces of advice surrounded the proper methods for displaying collections, art, books, photos, and antiques. Josh and Brent are master blenders with a perfect sense of space and scale. No one should live in a theme house and/or “clutterville” and I believe most readers will be able to take away more than a few pearls of wisdom from this book.

Great book guys… please keep them coming!

D.

Posted in INSPIRATIONS, INTERIOR DESIGN Tagged with: , , , , , , , , ,

Grasscloth Glitch ‘n Fix

Posted on by DCL

 Florence Knoll Rosewood Credenza, 1st dibs.com

Hanging grasscloth wallpaper can be a little tricky. Wallpaper paste cannot be allowed to seep out between joints because it cannot be wiped off like typical wallpaper. Cutting corners is challenge because heavier grasscloth doesn’t like to bend or mold easily. For all these reasons, it is best to call in a pro…which I never want to do!

This was the case on a recent kitchen/den remodel that called for a grasscloth feature wall. The wallpaper looked great. The same could not be said about the top edge and sides which were uneven at best. The home is contemporary/modern in design so crown and adding trim would have been out of place.

To finish the wall, we trimmed out the top and sides using a fabric bias tape in a darker complimentary color. The end result is a wall that looks upholstered with perfect edges and stunning!

D.

Posted in COLOR, INSPIRATIONS, INTERIOR DESIGN Tagged with: , , , , , ,

Brookpark Road, Oakland, CA

Posted on by DCL

Pre-Sale Recommendations

Curb Appeal

Remove television antenna from roof.

Power wash front walkway and driveway.

Remove hose from front of house and add bench/cushions.

Replace door hardware (Home Depot, Kwikset $46)

Add color spots (white creeping Phlox) to palm planters.

Garage

Clear the garage as much as possible. Use totes and banker’s boxes to store items. All should be neatly stacked. All garage cabinets should be well organized and orderly. Buyers open doors.

Rear Garden

There is a lot of cement out there and this will require some softening. We will need to assess furniture arrangement and need to cushions, etc.

Power Room AND Entry

Touch-up paint on wrought iron railing.

Keep vanity powder room mostly clear.

Kitchen

Edit China cabinet to about ½ full so buyers see more open space.

Remove gold chair as discussed.

Glass front cabinets should have minimal contents and counter tops mostly clear.

Remove kitchen table. It’s very useful but I need buyers to see more square footage and the kitchen will feel huge without the table.

Upper drawers will get pulled open by buyers. It’s the first thing they do! All top drawers should be well organized and not over flowing. When in doubt, move items down to lower drawers.

Clear out the refrigerator so it looks nearly unused and ½ full.

Living Room

Remove one sofa to lighten up the room and allow for rearrangement.

Remove drapery panels but OK to leave rods in place. This helps to open up the space and allow for buyers to image their own décor and furnishings.

China cabinet should be minimally filled. Good rule is ½ full or at least looking ½ full.

Put away family photos, personal mementos and highly valuable items here and throughout the home.

Dining

Remove leaf from dining table to help the room feel larger.

Media Room (top of stairs)

Clear/store away personal items.

Closet should be cleared out as much as possible. Closet floor should be clear.

Twin Guest Room AND Guest Room

Clear and store personal items to help make this room feel larger. There are great storage solutions for under the beds and buyers don’t normally look under beds. (Home Depot, Sterile $86 for 4 pack)

Closet should be cleared out as much as possible. Closet floor should be clear.

Hall Bath

Organize and remove none essential personal belongings. What must be stored in the vanity should be moved to lower drawer or under sink.

Replace vanity light (Home Depot, Hampton Bay 4-light $65)

Master Bedroom and Bath

Remove extra storage fixtures and personal items.

Vanity drawers should be clean and well organized or empty. Buyers open drawers that are built in but typically only the top drawers. When in doubt, move items down into lower drawers or cabinets.

Master closet needs to look huge so it should be cleared out by ½ and the floor should be clear.

We will address bedding, etc. prior to open house events. Overall the room needs to feel spacious and important.

Posted in INTERIOR DESIGN, PAST PROJECTS, SELLING Tagged with: , , , , , ,

Elements Chandelier

Posted on by DCL

This jaw dropping chandelier (Elements) was created Corbett Lighting. The piece is designed as thoughtfully as a precious jewel and the perfect balance of whimsy and sophistication.

I’m a mixed metal nut and the jacks-like playfulness of this piece really delivers.

D.

Posted in COLOR, INSPIRATIONS, INTERIOR DESIGN Tagged with: , , , , , ,
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