Yeah, I thought about some kind of pressure test, but from what I could tell, it would have taken some extensive repair work just to put the system back to a loop of some kind worthy of being tested. So, it's too late now anyway. The Base Board is gone. It really was a mess, and if I ever want to, I could always add some clean new radiators or base boards to the rooms that need it. That being said, I have a decision to make: Option #1 - Variable Speed Air Handler Model#FE4ANF003Twith a 3-Ton, 16 SEER 2 Stage Heat Pump with Air Conditioneing Unit Model#286BNA036. Option #2 - Variable Speed Air Handler Model#FE4ANF005Twith a 3-Ton,20 SEER Inverter Heat Pump with Air Conditioneing Unit Model#280ANV036 Both Systems Equiped with Evolution Zone Controls for 2-Zone Heating and Cooling System. 15 KW Heat Strip ect. Option to add Humidifier and Media Filter +$1,000. The installer did an operating cost analysis and it showed the Extreme System (20 SEER) being just a bit better in cooling, but $900/year less in heating. Which to I pick?

Our house had a bathroom in a space like that when we bought it. It was (a) not to code, and (b) not useful for my tall husband. We lived with it for 2 years and then demolished everything (not just down to studs - it was re-framed in a totally different configuration that allowed for actual habitable space). You really need more than 3' of width to accommodate the toilet and sink plus a pathway to the shower. The only other option I can think of would be to bump the wall into the bedroom by 2-3' to achieve that width. Or add a dormer to raise the ceiling. I usually advocate for creative solutions, but I don't think I'd spend time or $ to make a bathroom work in that space as it is.

Your house is not Cape Cod. You would either have a full Cape with a center chimney, or a three quarter Cape or a half Cape…where the fireplace(s) would heat the abutting rooms. No Cape has a front door which, directly, enters into a main room. I know the 1950’s house such as yours, built after WW II. it has possibilities, but you need the best advice from someone who knows that era of building. Post war homes shot up all over the country. Loans were abundant for the veterans and building was fast and cheap. That is not to say your house was built sub par, but, at the time, no one imagined the house would need additions. A good builder will appreciate your home and advise you.

Since our design dilemma has changed since I started this post, I’m going to start a new thread to keep us organized. Hope you both will hop to the new thread so we can continue the conversation! I think you could still continue here, to keep everything in the same place. But if you want to start a new thread, please post the link here for us to follow : ) . You asked what the primary dilemma is. The house is a 1920s horse barn that was renovated in 2017. Made to be open floor plan and owner’s vision was to be “Ralph Lauren” however this home is also ON the water. So it feels a bit like we’re mixing styles that are not...complementary. What we need help with is picking specific pieces of furniture/decor. Aha : ) . When you say "owner's vision", are the owners your friends? Or was this the previous owner? Do your friends have the same vision -- Ralph Lauren on the Water? I know I've sounded like a broken record, but asking questions helps to figure out what your friends need, esp since someone they hired wasn't successful.. So I'll continue to ask, what color is the kitchen island? And is it staying that color? That directly affects the color of all the other furnishings in the room. I think it would be very helpful if you and they start an ideabook in your account with inspiration pictures they love. Things that say "Ralph Lauren" to them, or "Ralph Lauren on the Water". Google the designers Diana and I have mentioned and see if anything in those pictures inspires them. If so, add them to the ideabooks. What specific sectional would you choose for the living area (love the idea of facing the doors for the view!) Facing the doors was an idea I took from what you/they wrote -- "The living area is where couch / chairs should be as the view out the french doors is a beautiful bay" You'll need to post a layout of the house with measurements, including all of the windows and doors and existing/fixed items. But even with that, I will tell you that I'm not a design professional -- just a multitasking farmer -- so I can give you a list of sofas and other pieces that I think fit your friends' aesthetic, but it will be up to someone else to determine *exactly* what fits : ) . And what furniture would you use in the room that currently has the round dining table? It depends what they want to do there. Do they want to use it as a space to read and watch TV? Sew, play games, put together puzzles, go through stamp collecting albums, etc?? And if they want to watch TV, what's the TV situation now -- it's hard for me to tell from the photos. Is it just attached to the wall? BTW, homeowners love the photo you sent from Serena and Lily’s website! I just did what came naturally when you wrote that "They love Serena and Lily furniture" lol. It's literally the first/main picture on the S&L website. This is where they have to start doing homework to get the look they love and want in their own house. Start looking for inspiration pictures of general looks and specific pieces they like. Look at Ralph Lauren pictures, Serena and Lily, the various designers mentioned above. And if the top of their budget is $20,000, I would start looking through Chairish and other similar sources as well. New rugs are fair game. What do they see for rugs? Persian? Natural fibers like jute or seagrass? Dash & Albert style? I would probably go for jute because it's practical and inexpensive and definitely says on the water : ) . I have to do some farm chores but I'll be back!