Paint Finishes - Westlake Village Case Study
So you’ve chosen all of your paint colors but can’t decide which finishes to use...
Fear not, we’ve included our guide below for choosing the right paint finishes for every room as well as pros and cons of different paint finishes! There isn’t always one right answer for paint finishes, but this guide should give you a proper outline for some of our favorite finishes that we used at our recent Westlake Village renovation. Let’s get started!
In the main spaces, where we used the same wall and trim color, we like to always use a different finish so that the lines still read clean and crisp throughout the house. In this project, we used eggshell on the walls and s atin soft on the trim. The perks of using eggshell over flat on the walls is that it is easier to clean (a great choice if you have young kids!). The cons of using an eggshell finish as opposed to a flat finish, is that if the walls are in an older house and aren’t perfectly straight/square, you may notice lines when the light shines directly on it. This sometimes leads to our clients deciding what means more to them when choosing the final finish sheen.
For the shiplap, we choose a flat finish so that it would stand out from the walls instead of fall flat (pun intended!).
For the front door we chose a low sheen finish for durability and aesthetic, which turned out absolutely gorgeous.
On the ceilings throughout, we went with a flat finish. For the ceilings there should never be another paint finish option other than flat, you don’t want the light to catch on the gloss of ceiling paint and reflect.
Which paint finishes are your go-tos? We’d love to hear about it in the comments below!
Let's Talk Paint!
Let’s Talk paint! Our most frequently asked questions are all about which paint are our “go-tos”. As a design firm, we love color and absolutely LOVE to try new colors; however, it’s always good to have our classic go-to whites and greys for main spaces and use more “fun” colors in personal spaces such as nurseries, kids’ rooms, or powder baths.
We’re going to walk you through our newly completed Westlake Village Project to show which colors we used for this remodel. Can’t wait to hear which are your favorites and if you’ve used these colors yourselves!
XO,
Brittany
For the main space we chose to do the walls, trim, ceilings and doors in Benjamin Moore White Dove. This is one of our classic, go-to soft whites. Not too stark, not too yellow- it’s just right! It has just the perfect amount of warmth while still reading whiter and brighter than the infamous “Swiss Coffee.”
We wanted the shiplap to be a cleaner, crisper white than the walls so we decided to use Benjamin Moore OC-151 White. Yes, you read that right it’s just-white and it’s just the right white!
For the Dining Room, we wanted to use a cool neutral blue-grey. The client wanted the space to feel warm, inviting, and happy. We painted the walls Dunn Edwards Cold Wind and paired it with Benjamin Moore White Dove trim to create the perfect coastal-cool atmosphere!
We had a lot of fun with accent walls in the upstairs rooms. Our clients didn’t want to commit to a high end wallpaper so we decided that fun accent walls were a non-committal way to add a pop of color to their bedroom spaces.
In the master bedroom we accented the white by using Dunn Edwards Storm Cloud on the Bed Wall. It was the perfect charcoal tone we were looking for!
In the office, we painted the fireplace wall a gorgeous deep navy blue. Disclaimer: This paint color photographs significantly more blue than navy, but we definitely recommend pulling a color sample of this for your next “navy blue need.” This navy tone suits the masculine vibe that we’re going for in the office. The color we used was Dunn Edwards Good Night.
For the son’s room we choose to paint all of the walls in Dunn Edwards Cloud, a soft, sweet gray. Our goal was to create a scandanavian, modern farmhouse fusion and this color combination created a soft, cozy feeling that lent itself well to both design styles.
Last, but certainly not least was the nursery. We wanted this room to feel warm and earthy. We chose a subtle green, Sherwin Williams “Contented” for the main walls and chose Sherwin Williams “Jade Dragon” for the crib wall.
We hope you enjoy using these paint colors as much as we did! Looking forward to hearing your favorites in the comments below!
At Home Projects That Bring the Most Value to Your Property
With most of society being at home right now I wanted to talk about what at home projects can bring the most value back to your property. Below I have broken these projects into three categories; renovation projects,cosmetic changes and decluttering. All three of which you can do while in quarantine mode.
Renovation projects:
A renovation project can consist of anything from a master bath remodel to full kitchen gut job. Start the planning now! Planning the job of choice can actually be longer than the actual construction! You will want to start with what is your budget? From this number work backwards and allocate what money is spent where. This will also help you determine what materials you can and can not use for your renovation. Many people will start a remodel and think “ I don’t really have a budget”....lies! Everyone has a number in their mind that they “think” the project should or will cost..so start there! For example, if your number is $15,000 for a master bath renovation project, create a spreadsheet with this number at the top with sub categories on the side; material cost, labor, rough plumbing and finished plumbing fixtures. This strategy will help you stay on track with your designer and contractor throughout the project.
So the question now becomes how does a bath renovation or kitchen renovation bring me more money? Well they’re a couple different answers to this question. One is that everyone wants a turn key property. So when you go to either rent your home or sell that $15,000 you spent will actually turn into a $30,000 profit. Two, most people don’t want to deal with renovation projects. They either don’t have the time or the patience, which is why when you go to rent or sell you reap the benefits of the profit.
Cosmetic Changes:
Cosmetic changes include anything from repainting a bedroom to changing out your old kitchen sink to the barn style one you’ve always wanted! Cosmetic changes are one of the simplest items you can do to your home on a budget that still brings value back to your pocket. Consulting with a designer is always your best option since this is their field of expertise! Because cosmetic changes are “easy” many people try and venture out on their own by changing the paint color from a plain white wall to that happy yellow they always wanted. Issue here is while you may love the color yellow many potential renters or buyers do not. Always stick to neutral warm tones when bringing value back to your property. You want to pick finishes and color that will stand the test of time. This will also help you not have to re paint your home every year!
Decluttering:
Last but not least, declutter your property! With most people stuck at home this side project is one that many can accomplish on their own! If you need professional help they’re actually professional organization companies that can do it for you! First when I say I use the term “declutter” I don’t only mean the interior side of your property. I also am referring to your front and backyard areas! Make it fun for you and your kids by creating a friendly competition who can pull the most weeds from the yard the fastest! By cleaning up the exterior of your property this will help create a nice curb appeal which will bring money back to your bank account! Start getting bids now for repainting the outside of your home or re-landscaping your front yard! If you are feeling brave tackle these projects yourself! No matter if you choose to hire a professional or do it on your own these simple but effective projects bring a nice return on investment when it comes time to sell or rent!
LAS VEGAS MARKET FINDS FOR SPRING 2020!
To say the Las Vegas Market show of 2020 was a success is an understatement! This year's Market was better than ever! I saw so many trends when it came to furniture, lighting and accessories! What's even better is that 90% of the product that was shown is only available to Designers and Retailers! What does this mean?? It means that only designers or wholesalers can purchase these products for our clients! See below some of my favorite products!! When picking them I always try and keep in mind where the product is made, quality, price point and turn around time! See anything you like?!?
Contact me for special orders!
ACCENT CHAIRS
ACCESSORIES
LIGHTING
OUTDOOR FURNITURE
What can we expect for 2020!!
Happy New Year! As we kick off the new decade, I wanted to write my first blog of 2020 on what we can expect design and real estate wise this year. 2019 was a great year overall, but I believe 2020 will be even better! Read below to see design trends for the new decade as well as what we may see real estate wise!
Design:
When it comes to interior design for 2020 I think we can expect a lot more risks taken design wise. I mean wallpaper is definitely making a come back! I also see the use of color inside the home again vs all white interiors! Major color trends for this new year will be more neutral pastel colors...I mean even pink is making a come back! I see more and more clients starting to move away from the all white kitchens and add some nice neutral colors! Grey of course is going to be a major player for this next decade whether it be in furniture, paint color or even cabinets! From a financial perspective I am noticing that a lot of my clients are taking full advantage of the low interest rates banks are offering. They’re refinancing on their home to provide capital to redesign their space! This is a smart decision financially since you are putting your investment back into your property...which leads me to my next topic below.
The real estate market for 2020...
Real Estate:
As one door closes another one opens... I mean, thank goodness the economy has slowly climbed out of that last MAJOR recession! I foresee and hope that 2020 brings even more sales nationwide. Through my own experience and also speaking with other colleagues we believe 2020 will bring more inventory to the market as the house flipping business has become the “new” trend for private investors.
More and more people are buying up older inventory, remodeling the interior in less than 3 months and putting it back on the market...and people are loving it! It can be so rare to find a turn key ready home this day and age for less than a million, especially in the California market . The price point of $600,000-$900,000 has become so competitive! From an investor standpoint if you have the capital to invest in a single family home, flip it in 60 to 90 days its a no brainer.
I do, however, want people to realize that in order to flip a property as fast and efficient as possible you do want to seek the help of a professional like myself. Because I do this for a living I or anyone like my company has the contacts and resources to guide you through the process, which will help you make as much money as possible! Because I know the market as well as what my interior design clients wants are I can help ensure that you are designing your next flip to attract the masses!
Quick Recap for 2020:
To quickly recap of what's above: I believe 2020 is going to be a great year in design as
well as real estate! Of course you can never fully predict the new year especially with an election on the horizon, which is why the first 3 quarters of 2020 are going to be so crucial! Start planning now to maximize your next design or flip project! Always look at all avenues and contact me for any questions!
Remodel your kitchen in less than 6 weeks!
Currently I am working on a couple of kitchen remodels for clients and wanted to share some tips and tricks on how to get it done in the fastest time possible!
Tip 1: PLAN AHEAD!
Since no one wants to live in a kitchen remodel the best way to get this done with out wanting to kill yourself or your spouse is plan a head! To do this first lay out the entire floor plan with your design and kitchen fabricator. Then pick out and order all new finishes such as countertops, appliances, backsplashes and cabinets before starting construction. Since cabinets and countertops can take the longest if you can order in advance this will save you time when it comes to construction!
Tip 2: Pick out in stock items!
If you can it will save you a lot of time to pick out countertops, backsplashes, flooring and appliances that are in stock! If you don’t have to custom order anything then don’t! Cabinets of course will be a custom order, but other finishes you can find in stock can save you the headache of backorders as well as cost!
Tip 3: Find the right contractor!
Make sure when interviewing different contractors to always ask how many employees they have on their team, how many jobs they have going on and what their schedule is like. In order to get this remodel done the quickest you will want someone who has a crew of at least 4 to 6 guys that will be assigned to your job and your job only! Some contractors will say they have 20 guys but then never send you the same guy twice. By sticking to the same crew that knows your home from the beginning it will help save time and your sanity!
By using a designer such as MP James we always have our clients best interest! Since this is what we do we know the questions to ask, where to source the materials and who to hire!
The Pining Pinterest Problem
How to discover your design style while not being overwhelmed!
One of the most frequent questions I get asked by clients is how to use Pinterest as a tool for turning their design inspiration into real life results! Whether that be for remodeling their entire home, renovating their kitchen, or redesigning their backyard.
If you are like most people you use Pinterest as a tool for saving images you like to one day go back and use to redesign a certain space in your home. The only problem with this that I find with many people is that when it comes time to actually start the work you go back to your ”Home Inspo” board and realize you have been pining over a million different types of styles and materials to the same board! This then causes the panic to sink and internal debate with yourself to start flowing. For example, you may start to argue with yourself by saying; “ well one style cabinet I like are completely white shaker style and then over in this photo, which I love too are clean and sleek modern style cabinets!” All at the same time your contractor and husband are pressuring you to make a decision, so you basically throw a coin in the air and pick one hoping it works! This strategy is a disaster waiting to happen!! To avoid this all together I am going to give you three tips and tricks that will make the interior designer in you come to life!
Tip Number 1: Discovering your interior design style
The root of the triple P problem I like to call it “pinning pinterest problem” usually stems from clients not knowing what they actually want. Is your style contemporary farm house or chic modern? Many do not know the answer to this question. When I first sit down with my clients I always like to ask what design style are your trying to create in this space? The answer 9 times out of 10 is usually “I don’t know...I like cute things and want my house to look nice.” While this is a great description of your taste lol this is not a style! How to discover your style is actually very simple. First think about all the homes, restaurants, hotels that you have been in that you like. I guarantee they all have some common theme to them that you never realized you liked but just thought looked cute or felt right. Start to jot down what it is you actually liked about the spaces. Was it the hard wood flooring, the subway tile, the color of the paint. All of these items will lead you to your style. If you like white subway tile with white oak hardwood flooring 9 times out of 10 I would describe this as contemporary. If you like marble with glass doors and all white walls I would say that this is more of a modern style. Secondly look back at all
hundreds of items that you pinned to your board and ask yourself “ why did I pin this photo?”. What exactly in that image made you choose to save it to your board. This will help you slowly start breaking down your style, as well as materials choices. I guarantee you will find common themes within each pin such as; wall color, textures, tones of the room or lighting that made you stop and say ’’hmmm I really like that and would live there!”.
Tip 2: Organization, Organization and again...Organization!
This can be one of the most important tricks you can use on a daily basis! Most people use and create one board for all their home inspiring images. This has to stop!! By doing this you are creating one mismatch of a board that becomes overwhelming with bathroom photos, master bedroom, living room, outdoor, etc. By creating one board for each room of the home you will save yourself time in the long run when it comes down to redesigning that certain part of your home! Another MAJOR way this will help save time, money and stress will come into play the next time you are shopping at Home Goods or Pier One and see over a million choices where you then forget why you even came to the store in the first place! You can now reference back to your ”master bath” board while shopping! This will also help you not overspend and buy the items you actually need because you are staying on task! Again by breaking down your boards room by room you will become organized and actually create the dream space you desired with fewer headaches and in faster time!
Tip 3: Follow up...Editing the Boards...
Last but not least always remember to edit your boards! As time goes on you will start to slowly save over 100 photos to one board. This is great and what Pinterest was intended for ,but always remember to go back into each board about every three to four months and trim away what has outgrown you! For example, six months ago you may have loved marble countertops with all white cabinets, but today you have moved onto a dark stone with a light grey shaker style obeaunce. This will in the long run help you minimize the internal debate with yourself when it comes time to remodel the kitchen you have always wanted! Just like everything else in life your style and taste changing with time so you need to make sure your boards reflect todays you!
By following these three tips, you will find yourself becoming more efficient with your time and discovering your own personal interior design style!