Suebot - don't think i'm going to tell you anything that somebody else hasn't said, but since i've had too much experience with deer & rabbits, i figured i'd concur with the remedies that worked for me. i used to live/learned to garden on nantucket and martha's vineyard, where the deer are at least as unreasonably tame and probably more abundant than they are in ct. i've heard stories of people standing 10 ft away from them yelling at them while they chomp on their hydrangea flower buds. one woman i was talking to claimed she saw the deer attacking her dalmation!! anyway, my first thought about your original message was are you sure all damage is due to deer and not rabbits? - when they stand on their hind legs, they can eat quite high - on a couple of my client's properties on the islands, i had more problems with bunnies than deer, especially with my daylilies & echinacea. so, i also found success with the deer away spray products; i can't remember which one i used, but i believe it had garlic & mint in it and i actually liked the way it smelled. the directions said to spray every couple of weeks (??), but i found that i had to spray every couple of days or so & definitely after a rain. it was pretty time consuming. unfortunately, my other success was fencing in the gardens. i just tried to be decorative about it - i used nice cedar posts with caps, bird netting @ 4' high (you can't really see it, so the garden still looks nice), i hung rope along the top of the netting (for a nautical look...). I did throw netting on top of the gardens in the spring until things grew too tall, but i have to admit, the deer hopped in a couple of times (- that would've been a mess i kind of would have liked to see). i now live in maine and have a large cutting garden in my back yard, a good distance from my house and i use the bird netting as the fencing (simply because it was the only fencing i could find that would be high enough in one piece) and it works (doesn't handle snow load, though). i see deer in the back and they walk right around the garden. chipmunks are now my problem. unfortunately, my true feeling is that if the deer want to get to something, they will. sorry to be so lengthy, good luck. just out of curiosity, do you have phlox and is it being eaten - that always gets destroyed the worst for me. -mara

We bought our land 4 years before we built our home. We wanted to build our dream home and were not in a hurry to rush into it and then regret decisions made too quickly. I was the designer on the project and honestly enjoyed all that it entailed. We also had a wonderful builder that made the whole process go seamlessly and stress free. After we chose a house plan and had it updated to include the must-haves on our list, I poured over those plans for hours and hours making sure each room was as ideal as possible. Now is the time to decide if you want an HVAC duct in that place or a light switch or outlet in that spot. Decide if you want floor outlets, special outlets in pantries or cleaning closets. Are the rooms the right size? Could a couple feet make a difference anywhere? I sure wish we had made our laundry room 3 feet wider. Choose as many products as you can before your builder gives you his estimate. If you want granite and he's giving you laminate pricing the cost will be more. Also, painting the interior all one color is less expensive than having several rooms painted differently. Are you going with pre-painted siding or having the exterior custom painted? Are you using brick, cultured stone or natural stone? Huge difference between brick and natural stone. Plumbing fixtures vary in price as do lighting and appliances. Make sure he's taking your choices into account with his bottom line. Think about any upgrades in insulation, soundproofing, radiant heating, etc. The best advice I can give from someone who's been there, done that, is to sit down and really think about how you want the house to look, function and feel....and cost. Are there things you can't do without? For us it was a 3rd garage, his & hers master's closets, a computer space off the kitchen area where we can monitor our son, and a particular type of kitchen layout. Break the house plan down room by room if it's overwhelming but KNOW WHAT YOU WANT. If you're unsure of that then you can be talked into a lot of stuff you will find out later you really didn't need or want. Almost all of us have to stick to a budget so the trick is getting what you want overall at a price you can afford. This website is a treasure trove of information that I'm sure will benefit you in the days to come. Good luck on your build and keep your chin up.

There are many things far more important than the SEER Rating! The cost effective move would be to do everything possible to reduce the 2nd floor heat-gain. There is no way that it should take 5-ton to cool that square footage. Do to lack of airflow, chances are that a 5ton won't be delivering anywhere near 5-ton! Additionally, They probably only have enough airflow for 3.5-ton. The airflow determines the tonnage it gets. Put lots of large Air Returns on the 2nd floor. Check to see if the 2nd floor ducts & registers are properly sized! If possible, have dampers installed in the ducts so you an balance the airflow to the rooms. Do what ought to be done & I'm betting a 3.5-ton system will cool your home. Have an accurate manual J done. I would NOT go above a 15-SEER unit. - udarrell Here is a link that might be useful: Air Conditioning System Sizing for Optimal EER & SEER Efficiency

"Looks like you did it without spending anything too." Bingo! The only thing we bought was the fireplace screen, about $35 at Lowes. [sidenote: how impossible is it to find these thing in stores these days! catalog only, almost. Home Depot doesn't even carry them anymore. I didn't like the ones at Target. I never made it to a fireplace shop, but I didn't want a nice (ie expensive) one anyway. ] Oh, and the tree, but we would have bought one anyway. The good thing is that we have a 9-month-old puppy who will eat the tree and everything on it if given the chance, so being able to shut the French doors is necessary -- but we can still see the tree. The rest of the house is much less decorated (due to dog), but at least we have a riot of crap in one room! ;-)