video : postcard from west vancouver

short film by blake joseph sepsei entitled ‘what is west coast?’
starring kim smith & bo helliwell, brad lamoureux,

and a few wonderful houses from west vancouver (merrick residence)(anderson residence)(smith residence ii)(case residence)(sentinel hill house)(harbour house) and a few other surprises.

Houzz article : 11 things to expect with your remodel

written by

If you’ve never remodeled before or are taking on a big project, you may feel a little nervous.How much will it cost?How long will it take? Between the large expense and the excitement of anticipating your finished remodel, it’s hard not to feel a little apprehensive. Knowing what to expect can help allay your fears and make you better prepared for what’s to come.

by Ventana Construction LLC

by Ventana Construction LLC

1. Dust. Even with elaborate ZipWalls, a fine layer of dust can gather in parts of your home far from construction. There are a few ways to control it. If you can, close off the construction area from the rest of your house with a compression-fit temporary wall. Running air filtering systems called air handlers can also pull the dust from the air on the nonconstruction side of the house. Heat the house without your furnace if possible, or completely block the warm-air and cold-air returns in the construction area. If you don’t, you’ll just be pulling dust from that section of the house into the part where you’re living. Consult an HVAC company before blocking ducts to make sure your furnace will still work effectively.

2. Noise. It will be incessant. Whining saws, scratching Sheetrock sanders and thumping nail guns followed by bellowing compressors: in short, little peace or quiet. Find another place to nap and don’t count on working from home unless your home office is far away from the construction zone. If you’re sure it couldn’t possibly be that bad, visit someone else’s home under construction and you’ll see.

Traditional Kitchen by Mueller Nicholls Cabinets and Construction

by Mueller Nicholls Cabinets and Construction

3. Triumphant highs. For you it may be the demolition of the ugly vinyl floors in your kitchen. For others it may be the installation of the carefully selected backsplash tile. Others still may feel elated only when they see Sheetrock go in or get to relax when their project is completely done.

4. Multiple sighs. It may be that you just want to be done, or that you’re tired of answering so many questions and writing so many checks. Or you may just be tired of having so many people in your house. Hang in there — remodeling fatigue will be short lived when you get to move back into your newly remodeled space.

by Ventana Construction LLC

by Ventana Construction LLC

5. The unexpected. If you expect anything, expect this. Asbestos, irregular framing, jerry-rigged wiring, funny plumbing and more unexpected surprises are bound to arise. No, you won’t be laughing, and neither will your contractor. Count on finding something no one could have anticipated in your budget and your time frame, and you will be well prepared when it happens.

Rustic Bathroom by John K. Anderson Design

by John K. Anderson Design

6. Change orders. The unexpected’s cousin is the change order, by which any new and changed work is documented, along with added or reduced cost. Change orders can also be used to resolve allowances, which are placeholders in the budget for particular items. But most often change orders occur because of things that clients decide to add or change. When you absolutely positively have to have that Italian tile, you can bet a change order is on the way.

7. Cash concerns. Even if your project is right on budget, the sheer amount of money you are spending may cause a bit of a freakout. If you’re used to writing four-digit checks, you can easily be writing checks with one or two more zeros during a large remodel. If costs are increasing, along with change orders, it could increase your anxiety. Having cash on hand that’s a bare minimum of 10 percent above contract for contingencies will help alleviate that stress. Have 20 percent if you want to worry less.

8. Delays. Snow falls, people get sick, cars break down and sometimes faucets ordered from the factory take 10 weeks instead of six. You and your contractor will likely be working from a schedule that assumes the world is a perfect place. It’s not, and knowing that will allow you to be resilient when your schedule shifts a bit.

9. Decisions. Where should that outlet be? How high do you want the showerhead? Where do you want the cabinet hardware mounted? Oil-rubbed bronze or chrome or brushed nickel or satin nickel? Is your head spinning yet? Count on hundreds of questions that you’ll need to answer as your project proceeds, or select your architect as your proxy. Just know that your selection of a contractor is the first of many you will make.

10. Outliers. At the end of your project, expect one or two punch-list items that will take longer to resolve than anything else. It may be a light fixture that arrives broken or the very last two pieces of tile. The important thing is to get the final details right, even if they take a little longer.

11. A party! Expect that you will want to show off your newly remodeled kitchen, living room or addition. We have had clients throw parties and invite friends, along with us and our trade partners. It’s gratifying for everyone to see a beautifully finished home filled with people enjoying themselves.

Tell us: What have you learned from your latest remodel?

video : 2185 capilano road, north vancouver

nice and more lively promo realtor video with humans!

check out the listing here.

short blurb about the house from the realtor:

an architectural masterpiece thoughtfully situated amongst the north shore’s finest elements. experience the pleasures of an urban sanctuary within ten minutes proximity from one of the world’s most desirable cities. designed and constructed with the highest quality of execution, this home brings an avant-garde twist to west coast living. exuding luxury and fine taste, this true work of art features ten foot ceilings, commercial-grade curtain wall windows, a green roof and a miele appliance package. a plethora of natural light, exposed steel, polished concrete and brushed-oak flooring combine a multitude of nature’s resources creating a welcoming, west coast feel. the exceptional outdoor space is the ultimate escape from your daily woes and a meeting place with one’s mind. breathe in the river, the mountains, the trees, all from the comfort of your own home. live here.

goodie : 2705 west 30th avenue

2705 west 30th - frontdesigned by : henry + glegg
built in : 2013 by lane cove [2014 – listed for $7.8mil]

highlights of the house:

an extraordinary architectural home perched high atop one of vancouver’s most coveted streets. this sophisticated concrete and glass home offers stunning, unobstructed views of the pacific ocean, north shore mountains and downtown vancouver. the quality of construction is unsurpassed and the generous use of fine high end materials throughout makes this home truly a showpiece. from the large open kitchen to the impressive living room/dining room, beautiful master suite w/balcony, exceptionally finished lower level and serene outdoor spaces, no detail has been overlooked. a private elevator, oversized hot tub and heated three car garage completes this spectacular home.

2705 west 30th - floorplanthe floor plans.

check out the listing here and also here.

2705 west 30th - dining roomthe dining room is separated on one side by an alcove deck area and on the north side by a floor-to-ceiling sliding door to a sundeck.
2705 west 30th - bathtubthis is the way a freestanding bathtub should be done with full view from tub!
2705 west 30th - basement roomeven the basement rec room has a walkout patio
2705 west 30th - stairs and entrythe open tread stairs provide tons of natural light throughout the space.
hot  tubhot tub with a bit of mountain view but ample privacy.

check out jay mcinnes’s analysis of this modern home.

eyesores : who ya gonna call?

if there’s something strange in your neighborhood….


3857 west 35th – that steeple is a new home for frankenstein’s monster. seems like the tall front porch will suit him as well.

if there’s something weird and it don’t look good….


2285 west 16th – wow. this house is already wearing the witch’s hat! i wonder whats brewing in the cauldron.. eh. i mean kitchen.


6550 east boulevard – what happened here? a split personalty creature. it is tuscan? is it french ? is it greek revival?

busting makes me feel good!


4684 west 4th – let’s do the monster mash. i think this house is looking at me, and perhaps giving me a wink


1562 west 40th – even the hedges are trying to cover up this house that is hideous. crows are welcome here.


2592 edgar crescent – in my previous life, i was a train station…

goodie : 2063 parkside lane, north vancouver

2063 parkside lane

designed by : battersby howat
built in : 2013 by ? [2014-listed for 2.69mil]

a short blurb on the house by the realtor :

flawless semi-waterfront deep cove masterpiece designed by battersby howat architects. the open concept main floor boasts soaring vaulted ceilings with a wall of sliding doors opening up to a wonderfully private and tranquil patio. impeccable chef’s kitchen with miele appliances. spectacular upper floor master bedroom for complete privacy. 2 other large bedrooms as well as a legal, 1 bedroom suite. only the highest quality products and appliances were used in creating this warm, modern, hypoallergenic high efficiency home which even has a heated garage ready for an electric car charging station. perfect location for outdoor enthusiasts who enjoy the smell of fresh ocean air; and steps to trails, parks, boating, shopping and schools.

check out the photo gallery here.


WAN – houses of the year 2014 finalists

WAN (World Architecture News) has announced their finalist long list for the 2014 houses of the year awards.

here is a link to all the entries.

sadly, no houses from vancouver (let alone from bc) made it to the list.

Here are a few interesting contenders  :

4 Springs Lane


4 springs lane, rappahannock county, virginia, united states

designed by : robert m. gurney, faia architect






uphill house


uphill house, london, united kingdom

designed by : robert dye architects






kauhale kai residence


kauhale kai, south kohala coast, united states

designed by : de reus architects








limantos, são paulo, brazil

designed by : fernanda marques arquitetos associados






house for yachtsman


house for a yachtsman, isle of wight, united kingdom

designed by : the manser practice architects + designers