Yay! The ordeal is over. We have signed the offer. Apparently the buyers wanted the HUD because they wanted "proof" that our boat dock would convey with the house. When we bought the house 15 years ago, the docks weren't built which meant the deed was recorded on a different page. The whole HUD thing was an attempt to verify the dock ownership. Funny thing is, it wouldn't have been on our closing papers anyway since we didn't close on the dock until a year later.

Vinyl, fiberglass, wood, or metal can all hold up swimmingly in that climate. What will not is a poor quality product regardless of material. I'd recommend heeding the recommendation from Ultra Windows above as he's located in your region. I'd also reinforce the quality aspect, and quality/performance often go hand in hand. Lastly, if you are worried about sweating, look at the condensation resistance ratings (CR) as they will tell that story specifically. A surface 4 interior low e coating would be something to avoid if that is an issue for you in the colder months.

Thanks so much! I was really hoping to replace the rug, coffee table and leather chairs. We have had them for about 5 years. They were major scores at the pottery barn outlet and table was custom, so I am not too worried about the waste in money. We will try to sell for a little but on craigslist since they are in good condition but SO SO ready to lighten up the room and get away from the huge dark coffee table and dark big leather chairs

Thank you!! I actually thought that 10 inches may be too small, but this is good to hear. One website said to go with the width of the island (44) - 12 to determine max diameter of pendant. That would imply 32 inches! And our house is northwest/lodge style- we want to modernize it, but we can’t make it TOO modern or it won’t go with the rest of the interior.