Since I started this post, I thought I'd update this to let you all know what we're doing. We found an HVAC guy who is familiar with the make-up air issue. He said that the common thing to do is to pull it through the furnace system. I talked to him at length this morning. He is going to put in an external vent at the furnace which feedds into the intake air system. This air will go through a filter, then through the air cleaner we installed at the furnace. The range hood will then pull the make-up air through the heating/ac ducts in the house. He said that there is an optional heat exchange system that can condition the make-up air. So that's what we're going to do. I didn't catch all the details. He seemed like he knew what he was talking about, so we're going to trust him to do the right thing for us!! What a relief. Our range hood vent is 10" diameter, he said that the make-up air vent will probably be ~9" diameter. Oh, also he is hooking it up so when we switch on the hood range, the same switch will enable the make-up air vent to open. He also said that we can program the fresh air system to pump fresh air through the house periodically. Apparently this it is (new?) code in Washington state to require 3 hours of fresh air per day due to the air-tightness of modern homes. Since it's programmable, you can adjust how much/when you want the fresh air. He can also install a sensor so that if the outside temperature falls below a certain temperature or above a certain temperature the fresh-air system doesn't turn on to preserve heat. Of course, you can add the system that conditions the fresh air through heat exchange. Cost for this conditioning system is $1500 he said. He will get me an exact quote and brochure tomorrow, but we're not sure we need it in the Pacific NorthWest region here. He said we can always add that later if we want to.

Thanks Pharaoh, and everyone. Prill, I had to go into the big city to get it. Natick Tile Showcase, to be exact. I tried to buy local, but just couldn't manage. Tonight, I have the feeling that I don't like the color of the counter with the tile. I have read about that initial shock response here so many times. I tell my clients to give it a few days when a new color goes on the walls. Intellectually, I know it will get better when everything is put back together. Right now, I am just tired and kind of sad. Everything was bliss with the last kitchen. Sometimes I feel like nothing has gone right with this one. Off to a hot bath...

I've both sold and bought FSBO. And I prefer it that way since the principals must work out the details, or there is no deal. Well-intentioned adults can solve anything if they've a mind to. I agree on the pricing strategy, your FSBO buyers (if they aren't represented by a buyers' agent) will be expecting a share of the "saved" commission. You should decide if you are willing to pay a buyers' agent's portion of a commission should a BA bring you a buyer. Not likely, but it may happen and you should think that out ahead of time. And for the buyer a full FSBO is a somewhat more work than having an agent working for them so that's why they may feel entitled to a bit of a price break. Of course you need an experienced real estate attorney to make sure you comply with all local laws about sales and to review any contract offered by the buyers. Indeed, the buyers may not even know how to get a contract drawn up, so you should be prepared to do that, too. The one piece of advice that I would offer is that you will have to gird yourself to ask a lot of questions of your potential buyers that in other contexts would be rude or intrusive; namely about their finances and ability to obtain financing. If you were using realtors all around these questions would be passing through the professionals so you wouldn't be dealing with them directly, but if you're FSBO then they'll be squarely on your plate. Your attorney can advise you about what sorts of things are customary, then just have at it. I actually advised one of my potential buyers not to go forward since it was clear what they were proposing wouldn't work. One other thing, I think FSBOs can attract buyers who feel intimidated by realtors and so you may have above average number of looky-loos who would have been screened out by professionals. They can be tedious, but not the end of the world and you'll get better over time in weeding them out from the start. If you're showing the house by yourself for some reason, always have your cell at hand and have an "escape plan" if things go badly - even if it's just to your neighbor's house. Don't let your interest in selling over-ride your natural sense of danger, even if you think it may look foolish. I wish you good luck; I personally would always start with a FSBO since economics aside, I think it's a better way to sell and buy real estate. Molly~

OMG, BEDBUGS!!! Well, they had a Hoarders show where they had to clean out the whole house because of infestation of those. The family lived in tents out in the yard, up in Massachusetts, and it was getting to be late September, with first frost coming around mid October. The house had to be cleared out so exterminators could tackle the problem. But Mart, I like BOTH tan chairs. Maybe you can get him to lower the price a little by buying both chairs. And PAINTING the fabric would be easier on the lighter colored chairs. I think you will discover everything dark is not a good idea. Keep the space evenly balanced. Naturally the loveseat is a good option for a smaller space. And by having two chairs alike, you open up more possibilities with arrangements in the future. Get them both. Don't sweat the color of the sofa or the chairs. You can get yourself some painter drop cloth canvas which is heavy duty and cheap, and then with a GLUE GUN and fabric glue sticks, can make some washable slip covers. Or just throw them over the furniture and pin them in place. The reason I have simple loose cushions on my living room furniture is so I can strip off the dirty covers and wash them easily. Two little dogs and parrots take a toll on furniture and tidiness! Such slip covers will look very casual and comfy and BEACHY most of the year. Lose them in the winter when dark colors is good. But I like the way your fireplace goes up up, quite modern. The pair of chairs facing it, even from across the room, is a classic setup. They will help direct traffic AROUND and not through the middle of the room. To combat the "dark hole" look of the wood blinds, I'd think about a swing arm drape on each window. The whole wall is so symmetrical that treating them as a single unit, one left one right, with the drapes tied back low left and right, would further call attention to the symmetry. The dark blinds would make it possible to keep down glare from the windows should you one day choose to mount your TV above the fireplace. Yeah, you can put a flat panel up there and build a sort of furniture box with folding doors to cover it when not in use, I suppose. But the box even if left open could give you a way to hide wires, you will also need a DVD unit there, or a cable box whatever. Unless you have what they are calling a MAN CAVE space. I think that is ridiculous term myself. What happened to COUCH POTATO? Oh well, that just slipped out. Sorry. :) Been watching DIY channel, and it is heavy with testosterone and a lot of hollering, not at all laid back, like being at boot camp.