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I think you'd love the floor mini splits for your purpose. They are especially nice for bedrooms because they can be set to a very quiet level and still cool. I really hate the sound of forced air and these, when the fans are kept low, are nearly silent. I've turned them on a higher setting to cool the rooms fast, then lowered the fan to the lowest setting and it works great and quietly!
One way to improve the performance of an existing forced-air system is by reducing duct leakage. Doing so will put more of the air you're paying to heat/cool where it is intended to go, improve comfort and reduce heating/cooling costs. Ducts can be sealed from the exterior with mastic if they are accessible or sealed from the interior using a product like Aeroseal https://aeroseal.com/residential/
Your HVAC contractor should be able to perform a duct blaster test to assess the amount of leakage. I'd aim to get it down to 5% or so.
WestCoast Hopeful ... what you've experienced is the order-of-the-day in the HVAC forum. Houzz would do well to provide a "Beware: attacks and off-topic rants will occur" warning at top of the index page.
We have a very similar layout. This is our set up and we love our sectional. Our sectionals front legs are on the carpet but not the back legs. Our carpet is 9x12
Rugs are meant to be walked on. They are not coverings meant to expose only PATHS.
Your guests will find their beds: )
And you don't need the pigeon on a fence line up for friends. Two of you can cuddle on that couch and have a lot better looking room.
Swivel chairs at the kitchen end: )
I really appreciate your help. Thank you!
Before you cut the tree down please consult an arborist. People on the internet cannot possibly diagnose the safety of the tree by looking at a picture. If the tree is not any danger to the house, the arborist can advise you if your plan to remove lower branches is a reasonable course of action or a very bad idea. You can go from there.
Thank you everyone. I have consulted with an arborist already and the tree is very healthy and this style of tree has deep tap roots. This tree provides habitat for local birds so I am not wanting to remove it. Thank you for your feedback.
Virginia bluebells are not at all the same plant as the bluebells that inhabit gardens in the PNW. Those are bulbs in the genus Hyacinthoides and include Spanish bluebells (H. hispanica), English bluebells (H. non-scripta) and a hybrid between the two (H. massartiana). Massartiana is the one most often found here, it is extremely weedy and spreads both by seeds and by bulbs.
I've had to deal with it in all of my gardens and it is a major PITA!!
I don't love either /any of it : ). Can you go back and add the windows, doorways, and all dimensions to the full plan? With labels to the "other" rooms?
Here is my selection of Farmhouse homes I refer to for ideas and concepts.
Please note that this home created a much wider spacing on the board and batten that IMO is unique and attractive.
This is also another unique way to addressing board and batten siding. I have never seen this detail before or since.
If you go with shingles you might want to consider a soft gray instead of plain white. It really creates a lovely home.
Please note the way these windows are ganged instead of being trimmed out separately. There's something about your windows that bothers me. Can't quite put my finger on the problem yet. I do think they are too short overall.
I like the detailing on this farmhouse home. It's unique among a sea of homes looking the same all the time.
https://www.texasmodernfarmhouseplans.com/shop/p/the-willow-y35d8-4cerg-ycfz7-zme25
Those roof line details IMO should be simplified like you see in the above elevation.
By the time they are out of the house you will have changed decor three times. Let them pick a shower curtain ( I assume it's a tub bath,) and pick towel and rug color and a bit of "art" from the shower curtain.
Your bigger worry is decor "destroyed" with kid/teen bath and beauty junk on the counter, spots on the mirror, and damp towels on the floor. I'd hardly wring a hand on the decor. because it can get fairly hopeless in a hurry. I do know from one client whose girls are now grown and just married, that the KINDEST thing you can do for them or you, is teach them to clean it themselves every single week : ) along with their own bedrooms.
With all due respect, you may not have had a weed problem since you live in such a dry climate, it's difficult to get anything green to grow. Here in the northeast, we have lots of humidity and damp soil, so weeds grow everywhere.
My pavers were installed by a very reputable landscaper, so I doubt there was a problem with the installation.
"What did the drawings show?"
I've never seen a set of prints that had specific rise and run included. The architect/designer gives the stair builder a guesstimate at finished floor heights and hopefully enough space between walls to shoehorn everything in while still meeting code.
The way to reduce costs, is build smaller and simpler.
That means refine your needs.....go back to the architect. Whatever the estimated cost is now and it is TOO much? Plan on that to get worse by 20%. In fact, you can count on that. Before a scrap of landscaping or patio.
I think a balance of cedar/wood and large panels will be great. We have labels and love it but our accent is black. Our soffits are wood though.
We liked it on the soffits since it will be protected from the rain with our roof waves (reduce likelihood of damage) but we switched to real cedar on the bump out that is not protected.
What kind of engineered cedar is on the soffit? Which manufacturer? Does it look like real wood? Do you happen to have a close-up picture of it to share? Thanks!
Can you put it on the other side?
If someone needs every foot and inch in order to understand a space - and/or to offer some ideas - they basically have zero clue as to what they are doing.
Agree with freedomplace1. Some posts require good measurements to give useful advice, but this isn't one of them. The OP never asked about what size furniture would work, only the general arrangement. I already suggested one possible layout above, but Beth H has perhaps an even better idea.