Understanding Luxury Homes Features

Concrete pavers

"Concrete pavers are manufactured in a factory in specific shapes, sizes, textures, and colors. Pavers are most commonly installed over a compacted base of soil and sand." "Because there isn't any grout between the joints, concrete pavers offer a permeable surface that allows water to pass through. However, this also means that they may shift over time and that weeds could grow between the stones." "The use of concrete pavers is growing rapidly on both commercial and residential construction projects. Interlocking pavers form a patterned surface which can be put into service immediately. Pavers are manufactured in various textures and colors. A big benefit of pavers is that they can be removed and re-installed, which reduces future service interruptions."

Chimneys

"He'd slide down the chimney, a rather tight pinch. But if Santa could do it, then so could the Grinch" (How the Grinch Stole Christmas, Dr. Seuss). Other than a portal for delivering (or stealing) presents, chimneys are a functional requirement for wood-burning fireplaces or stoves. In spite of its functional purpose, chimneys are often adorned with decorative details in luxury home designs. When appraising luxury homes, don't forget to look at the chimney to fully comprehend and appreciate the quality and craftsmanship incorporated.

Guest House Considerations

A guest house's legal status must be considered as its contributory value and potential return on investment (ROI) depends on its legal status (fully permitted) and if it can legally be rented. A separate guest house is more expensive than an attached guest suite due to the additional cost to build a second structure and the cost of connecting plumbing, electricity, heating, and cooling to a separate structure.

Guest Houses (cont.)

Casita is used primarily in the southwest region. Casitas are usually detached from the main house and have a separate entrance. Casita is a Spanish word that means "little house". Casitas generally include their own bathroom, and they may have a small kitchen or kitchenette as well. Many luxury home buyers find a guest house to be a desirable amenity even if its contributory value is significantly less than its construction cost.

Additional Bathroom Features

Chromatherapy showers are showers that feature LED lighting that cycles through different colors. Towel warming drawers, a TV in the glass of the vanity mirror, waterproof speakers, and a coffee bar with a built-in mini fridge are just a few optional amenities found in some of these bathroom spas in luxury homes.

Ceiling Types (cont.)

Coffered ceilings have a dimensional appeal as it consists of varied geometrical insets and sunken panels. A coffered ceiling is basically a pattern of indentations or recesses in the overhead surface of an interior. In architecture, a "coffer" is a sunken panel in a ceiling, including the interiors of domes and vaults. Coffered ceilings often add a formal appearance to the room and can be made of a variety of materials with the pricier designs created with detailed millwork. Coffered ceilings are commonly used in living rooms, home offices, dining rooms, and libraries. If the preferred design is to show exposed wood in a vaulted ceiling then a post and beam ceiling is very likely to be used. A post and beam structure home has this feature automatically built-in and the wood is kept exposed to showcase the supporting framework of the home, while other vaulted ceilings require the addition of decorative beams to achieve this look. The best way to visualize a post and beam ceiling is to think of the upper section or loft of a timber frame barn, as this area exposes the skeleton (the framing) of the barn. This is the same look that is achieved with a post and beam ceiling. The ceiling may be fully exposed wood or a partially exposed wood ceiling consisting of exposed timbers and dry walled vaulted ceiling surface.

Convection Steam Oven

Convection steam ovens cook similar to cooking food in a saucepan, so these ovens are typically partnered with another oven and cooktop, usually installed as a wall unit. These ovens contain inlet ports that generate and release steam resulting in quicker warm-up times than using a saucepan on a cooktop. Similar to other ovens, a convection steam oven may be used for heating individual dishes, vegetables, or desserts; or to cook an entire meal. It is reported that a steam oven cooks more uniformly than a conventional oven.

Paver Driveways

Driveway pavers include concrete pavers, clay bricks, and cobblestones. The next few slides cover the benefits and limitations of these different types of pavers. The information presented is summarized from several sources. Brick pavers are fabricated by mixing clay and water and setting it in a rectangular cast, which is then hardened by drying with extreme high temperatures. Cobblestones are a natural stone that is cut into a paver shape. Concrete pavers are made from cement and aggregate and cast in forms and cured into a variety of shapes. Both cobblestones and concrete pavers are harder and more durable than clay brick pavers.

Technology

Electrical and HVAC Per NAHB, "a typical home has a 200 amp electrical service with 1 to 3 electrical panels. A luxury home can have between 400 and 2000 amp service, with more than 20 electrical panels and 200 electrical circuits." In regards to heating and cooling, per NAHB, "a typical home has 1 to 3 cooling & heating systems, while a large luxury home can have between 4 and 25 cooling & heat systems. These homes can have multi-zone volume control damper systems, which are typically used in commercial buildings, not residential homes." SMART home technologies monitor and manage the home's systems whether it is controlling the thermostat, the sprinklers, lighting, the major appliances, or other systems, SMART home technology is highly desired in luxury homes.

Is Residential Architecture Considered an Art?

Frank Lloyd Wright, perhaps one of the most recognized architects, said, "The mother art is architecture. Without an architecture of our own we have no soul of our own civilization." Aren't we touching on a creative process that an architect must undergo in an effort to create a visually aesthetic piece? If we stripped away a luxury home's decorative features, its unique amenities, and quality materials, what is left? The luxury home basically becomes a structure—an expertly engineered form to meet an occupant's shelter and protection needs. High-end and luxury home buyers purchase or build homes that showcase individuality and uniqueness; they want others to appreciate their home for its lavishness and exceptionalism similar to that of an art lover who displays a revered masterpiece for all to see. Appraisers are expected to translate this uniqueness into a value. Appraisers support these value opinions through research and analysis, but also by understanding the mindset of a high-end or luxury home buyer and by appreciating the architectural artistry and design of these distinctive homes. While residential architecture is not technically considered art since a home serves a function and art does not, it is not a stretch to state that a luxury home contains artistic features and components that need to be recognized. It is these amenities that give rise to a luxury home that is distinctive in comparison to other homes.

The Exterior's Story

Great style can come in many shapes and sizes in architecture. In the novel, The Great Gatsby, the author F. Scott Fitzgerald describes the home's design, features, and cladding to portray the personality of the person that lives in it. A luxury home may be complicated with sweeping curves, arches, dormers, and turrets or it may display the common geometric forms and linear elements associated with modern architecture. The common thread in luxury home design is it involves materials and design elements to create individual character and visual interest.

It's About the Details

Hubert de Givenchy said, "Luxury is in each detail." Another relevant quote (source unknown) is "the difference between good and great is attention to detail". Architectural details and high-grade improvements are what distinguish a luxury home from a standard home. When we talk about details in a home, we are referring to: the architectural design the features the craftsmanship and artistry, and the use of quality products and materials

Ceilings

Michelangelo was commissioned to paint a fresco on the ceiling of the Sistine Chapel in Vatican City. Clearly, even then, it was understood how the volume and space of a ceiling could be enriched to add a colossal impact to the cathedral. Luxury homeowners also understand how a ceiling can enrich the architectural interest of a room by using height, millwork, exposed rafters and beams, geometric designs, or volume. Some of the more high-end ceiling types include barrel vaulted ceilings, groin vaulted ceilings, dome vaulted ceilings, post and beam ceilings, and gambrel vaulted ceilings. Below is a summary of these types of ceilings with the descriptions summarized from archways and ceilings.com.

Hardscape Materials

Natural Stones Stone can be hand finished into precise shapes and sizes and treated to produce a wide range of finishes—tumbled, sandblasted, polished, antiqued, and chiseled; just to name a few of the several available finishes. The same type of stone may be used on different parts of a landscape by merely changing the finish. European or Mediterranean style homes may finish the stone to achieve an ancient look to the stone similar to the old cobblestone streets. On the other hand, larger and uniform stone pavers may be more desirable when used with modern architectural styles. Below is a brief summary of some of the more commonly used natural stones in landscaping. Limestone: is the hardest of all sedimentary stones and offers a unique patina. As it is not weather resistant, it requires regular sealing for longevity. Colors are limited to white and beige. Marble: is created from limestone and is appealing due to its impurities that create the swirls. Colors available include white, blue, and several earth tones. Granite: is durable and weather resistant in both extreme cold and hot climates. Travertine: is a natural non-slip material and is available in yellows, grey, silver, and red colors. It surface keeps relatively cool in extreme heat. Travertine is the most commonly used stone material around a swimming pool.

Pool Features

SMART Technology of remote automation through an app enables the user to control water temperature, lighting, spa jets, entertainment systems, and pool cleaning. LED and fiber optic lighting in and around the pool is an increasing trend as the lighting offers many color options and can be synchronized with music. You may observe a swim-up bar in which guests swim to the bar and sit on underwater barstools. Pool summary Swimming pools are a common feature in luxury and high-end homes. Those luxury homeowners that really want an awe inspiring pool will most likely seek a poolscape design to be reminiscent of a resort. The pool may be Olympic-sized, an infinity pool, and/or include several features as described in this course.

Specialty Rooms & Features

Specialty rooms are typically located in finished basements, lower levels, bonus rooms, finished attics, or possibly in a detached building or accessory dwelling. Finished lower levels offer privacy to guests or family members from the main living spaces, so many floor plans include a guest suite that features an en-suite bathroom in the finished lower level. As basements or lower levels are under grade which are naturally cooler, it is common to locate a wine cellar in these areas. Similarly, home theater rooms may be located in a finished lower level as these areas are more private and have less natural daylight.

Tennis Courts

Tennis courts are constructed for luxury homeowners for playing tennis and in some markets, a tennis court is as much sought after by the luxury homeowner as a swimming pool. Moreover, a tennis court can be used for other sports such as basketball, skateboarding, or as a playground area, or even as an entertaining space. The following tennis court information is from the 2014 Sports Contractors Association, Unlimited. A tennis court's playing surface is usually constructed from the following materials: Asphalt Concrete Clay Synthetic turf Clay is the cheapest option and concrete is the most commonly used material. All of these surfaces require ongoing maintenance over the lifetime of the tennis court. Additional features that may add cost to a tennis court include: The installation of basketball hoops Lighting A seating area Fencing A windscreen The cost of a tennis court is relatively comparable to the cost of a standard in-ground swimming pool.

Modular Appliance Designs

The modern personalized luxury kitchen may integrate a modular appliance family into its design. An oven may be aligned with a built-in coffee machine or an undercounter refrigerator is paired with a wine cooler. The individual appliance modules are equal in size and can be stacked vertically or horizontally—the design and appliance configurations are endless.

Trim and Decorative Moldings

Trim and decorative moldings may be used to create an added dimension to other moldings, function as an additional detail, or be used to cover up gaps and imperfections. Trim molding is a large category as it encompasses rope moldings, half and full round moldings, drawer pulls, accent moldings, bar rails, corbels, plinth blocks, and frame molding, to name just a few. This course highlights the more commonly used trim moldings. "Dentilmolding is a type of wooden trim that has blocks shaped like teeth. It is suitable for both interior and exterior uses." (Kitchencabinetkings.com/glossary) Another common decorative molding is egg and dart molding which is commonly used in mantels, cabinets, crown moldings, and paneling. The earliest examples of egg and dart molding were found in Ancient Greek architecture; it is comprised of an egg which represents a shield and a dart for the spear.

Undercounter Refrigeration

Undercounter refrigeration can be considered "anywhere refrigeration" as these units can be used to keep produce fresh in the kitchen, make ice by the pool, or keep beverages cool in the basement bar. Fisher and Paykel offers a CoolDrawer™ that can be placed anywhere in the kitchen cabinetry, even in an outdoor kitchen, and the temperature setting can be changed to freezer, chill, fridge, pantry, and wine modes, all with the touch of a button.

Hardscapes

What is meant by hardscapes? Per the Oxford Dictionary, "hardscaping is the man-made features used in landscape architecture, e.g. paths or walls, as contrasted with vegetation". These nonliving features consist of natural stones, concrete, pavers, timber, or other non-living products. Some possible hardscape features found in luxury homes include, but are not limited to: Outdoor patios - pavers, concrete, or natural stone Retaining walls Driveways, walkways & stepping stone pathways Water features and ponds Outdoor kitchens Stone fire pits and fireplaces Pavilions, pergolas, decks, and docks

Hardwood Flooring

"By far the clearest trend in hardwood flooring today is a move towards an authentic old-world look by using "vintage styles that reflect or imitate the traditional techniques and styles of the past." Distressed Wood Flooring - are hardwood floors that are intentionally distressed to create an aged and worn appearance. The distressed look is completed with various techniques including the use of embossing rolls, tool marking, liming, color washing and etching — are used to produce weathered and worn color effects, textures and subtle character marks like pits and nail holes. The end result is authentic looking rustic wood flooring. Hand Scraped Wood Flooring - The middle ground between authentic reclaimed timber and machine distressed wood flooring can be found in the popular trend of hand scraped wood floors. Again the result is a floor that looks old and worn, imitating the uneven marks and scrapes that were characteristic of traditional handcrafted wood planks."3 Wide Width Planks - The final piece in the vintage style jigsaw is the trend towards wider plank width in hardwood floors. Wider planks are defined as anything over the standard 5 inches."4 However, wider planks are more susceptible to changes in temperature and humidity. Reclaimed wood comes from old barns or buildings or other structures. Typically, the wood is reclaimed timber that needs to be custom milled and each plank is hand crafted. When you purchase previously used clothing or appliances, you are able to save money. Not so, with reclaimed wood. Reclaimed wood is costly due to the demand outstripping the supply of available reclaimed wood timbers and due to the labor-intensive process to create specific sizes and looks.

Warming Drawers

As the name implies, a warming drawer's purpose is to keep its contents warm. Usually, it is used to keep a meal warm for a family member that misses dinnertime or a dish warm while a meal is prepared; yet these drawers can also warm dinner plates, beverage mugs, or dishtowels. As can be seen in the warming drawer photo, these drawers can be fitted with accessories to deliver limitless uses.

Garages

A luxury home has an opulent kitchen, a bathroom spa, and exquisite living spaces. The garage seems to be one feature that would be given little attention in regards to adding finery and just left alone to serve its function. Not necessarily—it is an additional space that is given attention to complete the property's upscale design. After all, some of these garages store cars that are more costly than some starter homes. A key element in the design of a luxury garage is creating effective storage solutions that are visually appealing. Likewise, these garages regularly contain flooring that is more upgraded than a typical concrete or epoxy covered floor. The upgraded flooring is apt to be heat resistant, waterproof, and chemical resistant to gasoline, oil, brake fluids, and engine coolant. In warmer or colder climates, these garage spaces may be heated or air-conditioned. One of the main architectural features of a luxury home's garage is the garage door. These doors are commonly built from wood, possibly hand-crafted, and contain decorative glass lites and hardware. Often times, these garage doors are crafted to resemble carriage house doors, but the doors actually open as an overhead door. For car enthusiasts, these garages may feature: a mezzanine space for playing pool or lounging, a car lift, and/or an entertainment space with a built-in television and sound system. It is important to note that the garage, as with any amenity, may be superadequate and offer limited appeal to a typical luxury home buyer.

Panel Wainscoting (cont.)

A shaker style wainscoting, officially known as board and batten originated as a wainscot in arts and crafts homes. The term "batten" refers to the strip of molding placed across the joint between boards. This type of paneling creates dimension and texture with the finished geometrical design. Board and batten may also be used as an exterior cladding. It is most commonly found in dining rooms, mud rooms, and hallways in luxury homes, but it is not limited to these areas by any means. Shiplap paneling is horizontally laid and its panels overlap with grooved boards called "rabbets" that fit the boards together. Shiplap is no longer considered an informal paneling, so it is now used in more ways and in more home styles than the traditional beach, cottage, or country style homes or rooms.

Ceiling Types (cont.)

A tray ceiling is similar to a coffered ceiling, but it consists of only one geometric shape instead of a pattern of geometric shapes. The geometric shape may be an oval, a rectangle, an octagon, a hexagon, or any other geometric shape, in which part of the ceiling stands higher than the bordering sides and soffits of the geometric shape. A tray ceiling is less costly than a coffered ceiling as it does not require as much wood to construct; it is basically built by adding a soffit around the borders of the ceiling to create the shape. A tray ceiling may be found in almost any room in a luxury home, possibly even a master bathroom or a finished room in the basement. Gambrel vaulted ceilings do not require a gambrel roof on the house to create this ceiling design. These ceilings may be created in a single-story or two-story home from a triangular roofline. The triangular pitch is used to create the gambrel ceiling; a finished attic space may have such a roof that can easily be designed to incorporate a gambrel vaulted ceiling.

Cobblestone Pavers

Also known as Belgian block pavers make a durable driveway, and can last 100 years if installed properly. Cobblestone requires minimal maintenance—just a power washing once a year. Cobblestone is available in a variety of colors and its natural look and texture creates an attractive driveway. Installing a cobblestone paver driveway is labor intensive, the cobblestones may be laid dry or set in mortar. Cobblestone is expensive to install as the cost of the material is $10 per square foot, but the installation adds a hefty $20 per square foot totaling a cost of nearly $30 per square foot. To put this cost in perspective, a 29' x 36' area would cost $42,120. This area is ½ the size of a standard tennis court. It is easy to see how a long and winding cobblestone paver driveway can easily exceed $100,000 in cost.

Cost vs. Value (cont.)

Appraisers recognize that value (or worth) depends on several economic factors including, but not limited to: Physical, governmental, economic, and social changes Supply and demand Competition Substitution Conformity Externalities Return Opportunity cost Cost, on the other hand, is directly related: to the amount of time required, the level of skill and expertise—the labor costs, the amount paid to procure the materials, and any other supplementary expenses incurred to create, produce, or acquire. Value does not necessarily equal cost.

Zero Threshold Showers

As its name suggests, a zero threshold shower is a walk-in shower that has no threshold. A typical shower threshold is the ledge or sill that encases the shower and performs as a barrier to prevent water leakage. Typically, there is no shower door with zero threshold shower designs. Not only is the zero threshold shower design coveted for its clean, sleek, and modern look, but also for its practical solution for anyone experiencing limited mobility. Aging-in-place homes are gaining in popularity, so the zero threshold shower is considered a sensible amenity to include in a luxury home. In order to prevent water from overflowing into other parts of the bathroom, the length and depth of the shower must be greater than a standard shower and the shower floor area must properly slope to the drain. If doors are added to a zero threshold design, the doors sit directly on the floor so the door may need to be specially constructed to properly fit the design.

Ceiling Types

Barrel vaulted ceilings are ceilings that consist of one arch that is repeated the entire length of the room or hallway. They are often used in hallways to create a tunnel look, but may also be observed in entryways and media rooms. A groin vaulted ceiling, also known as a cross vault ceiling, is created by intersecting two barrel vaulted ceilings. These ceilings are impactful visually and are also used in hallways, kitchens, and master bedrooms, even though it is a complicated ceiling to build. A dome vaulted ceiling is a dome that is recessed into the ceiling and is most often seen in entryways, but may be used in other rooms especially libraries, dining rooms, and study rooms. The bigger the room and the dome, the more complicated it is to build.

Baseboard

Baseboards, also known as skirt boards, skirt the wall where it meets the floor. The purpose of baseboard is to cover any uneven edges where the wall and floor intersect and also to protect the walls from impact damage from furniture or the vacuum cleaner hitting the bottom wall edge. In standard homes, baseboard usually measures three to five inches, is kept simple, and is typically accented with quarter-round (shoe molding) trim. Luxury homes usually have more elaborate baseboards as a decorative accent in the room. The baseboards are usually taller (five to seven inches, or taller) and may consist of multiple pieces to create the baseboard. The style may be simple or elaborate depending on the house style. For example, the baseboard design may be kept simple in an arts and crafts style home or it may be ornate in a Victorian style home.

More Decorative Moldings

Brackets and corbels are typically used as decorative molding under kitchen islands, mantles, or shelves. A plinth block is the block at the base of where the baseboard and vertical casing/trim intersect around an opening in the wall or a door. A plinth block is not structural and is used as a decorative and finish carpentry piece to cover misaligned jambs and walls, as door jambs are rarely flush with the wall. The plinth block stands proud of the door trim and baseboard to account for the jamb and wall misalignment. In luxury homes, the plinth block is a common molding detail, possibly ornate by featuring a wood carved design. Rosettes A rosette is used as a decorative corner on doors, windows, mantles, and cabinetry. Although this molding piece is called a rosette, its design does not always mimic a rose or a similar circular design—the sky is the limit in regards to the actual design. Rosettes are practical in covering up any gaps caused by a 45-degree miter cut on trim, but it is more likely used for its appeal as a decorative feature.

Hardscape Materials (cont.)

Brick Brick offers a variety of different patterns for laying brick and the design can appear casual or formal. Brick is also appealing to many as brick may be recycled and it is not uncommon for luxury homeowners to seek salvaged brick to be used in their walkways, patios, or driveways. On average, brick paving installed runs between $10 and $25 per square foot depending on the type of brick, the design and pattern, and site conditions. Extensive brick cutting may be required for complex designs. Some of the benefits of brick include: Brick paving is fairly easy to repair Brick is durable Brick is a common material used in hardscapes and it has a timeless appeal A variety of patterns are available It is permeable if the brick is dry when it is installed

Exterior Details

The saying of don't judge a book by its cover, is just not applicable to a luxury home's facade. Honestly, luxury homes are regularly judged by the exterior. This video elaborates on several exterior details that define a luxury home's design and aesthetic appeal.

Brick Pavers

Brick pavers are smooth and solid unlike wall brick which has holes and small spaces. A paver that is rectangular in shape and red-brown in color is most common, but it is now possible to obtain other shapes and additional colors. Some advantages of a brick driveway include the following. Brick paver driveways last more than 25 years, possibly 100 years, in moderate climates and if properly installed. More color options are available and brick pavers can be tumbled to create an aged look. Bricks can be individually replaced when damaged Full brick driveways are considered a unique feature and add character to a home. Some of the disadvantages of a brick driveway include the following. A brick paver driveway needs to be sealed periodically, otherwise the brick will flake over time. Moisture and ultraviolet rays from the sun will weather the pavers over time. Similar to other pavers that are laid dry, weeds may grow between the pavers On average, the cost of brick paver runs about $18 per square foot installed (assuming no local laws that require the use of a licensed mason), although custom bricks or complex designs will cost more. (Cost source: Homewyse March, 2018) Luxury homes typically use concrete or pavers for the driveway and rarely use asphalt or gravel, unless the driveway is especially long.

Retreating Glass Walls

In climate zones where the outdoor season is not as long, folding and retreating glass walls are being used in luxury homes to enjoy nature longer than just during the warmer months. Retreating glass walls, also known as Nana walls (a trademark name, but also used in the building industry to indicate any retractable and foldable glass walls), provide an opportunity to directly enjoy the outdoors during the colder months.

Casings

Casings wrap around doors, windows, openings, and other architectural features. Casings cover gaps between the door jamb or window frame and the adjacent wall. The casing protects the walls from wear and tear, but it also adds an additional aesthetic feature to the home's design. Casings may be simple and low-profile for a modern contemporary home, or elaborate and high-profile for a classic style home. A common casing style is a fluted molding, most prevalent in Colonial style houses. Fluted molding is a trim that has ridges inside the board, which can be simple stripes or more complex such as rope carved lines.

Tiles

Ceramic and porcelain tiles are available in a variety of colors, sizes, textures, and shapes. Accordingly, the design possibilities with tile is infinite. A custom tile design can add a touch of classiness and refinement to a room, moreover, a tile floor or wall may be the focal point in a room, especially if it is designed with a pleasing mosaic or symmetrical pattern. Beyond its beauty, ceramic and porcelain tiles are durable, resistant to water damage, and nearly impervious to staining and chemicals. Additionally, tiles are easy to clean and keep germ-free, if glazed properly, which is why ceramic and porcelain tiles are generally preferred as the flooring or wall material in bathrooms.

Crown Moldings

Crown moldings skirt the wall where the wall meets the ceiling. It adds dimension and character to a room and softens the sharp angles and corners where the wall and ceiling meet. Crown moldings are also often used at the top of cabinetry, especially in high-end and custom cabinetry. More so than baseboard or chair rail, crown molding is typically more customized and elegant in luxury homes.

Art vs. Design

Custom high-end and luxury home buyers not only consider functionality and comfort, but they also consider whether the home is: Picturesque Extravagant Lavish Magnificent Impressive Unique Elegant Stylish These are just a few of the numerous adjectives that are used to describe a high-end or luxury home by those who market them. We often use these same adjectives to describe art.

Butler's Pantry

Entertaining is a major goal of luxury home buyers, so even if the homeowner does not cook, he or she may hire a chef or catering service. As a result, butler's pantries are popular in the luxury home market. A butler's pantry may also be called a secondary kitchen or a scullery, its main function is to handle the additional cooking and serving needs of catering a large party. However, it may also be used for daily kitchen activities in an effort to keep the main and larger kitchen clean and pristine. Typically, a butler's pantry is located in close proximity to the main kitchen or near the dining room for staging and serving meals. A butler's pantry in a luxury home commonly includes cabinetry, a countertop, storage area, a small refrigerator, a dishwasher, a sink, and possibly additional amenities such as a warming drawer, or a cooktop.

Heated Driveways

For those luxury homes located in the colder climates that experience heavy snow falls, a heated driveway and heated walkways is a luxurious convenience. Anyone who lives in colder climates knows how physically straining and burdensome it is to shovel snow and break up ice on a walkway or driveway. This burden is compounded if the driveway is large. Furthermore, plowing snow and breaking up ice, and adding a snowmelt compound or salt to melt the snow may damage the driveway's surface. A heated driveway not only reduces the physical strain, but can save costs in contracting with a snow removal company or in the cost of repairing a damaged driveway, Heated driveways use radiant heat to warm the driveway surface to melt ice and snow. Heated driveways are either electric or hydronic. Both systems use heating elements that are embedded in the concrete or asphalt or placed under pavers. Hydronic systems use flexible tubing in which hot water and an anti-freeze compound is mixed and pumped through the coils. The fluid mix is heated to temperatures of 140 to 180 degrees Fahrenheit by a boiler which is fueled by natural gas, propane, or oil. The tubing is designed to resist corrosion and withstand both high and low outdoor temperatures. Additionally, this tubing is extremely flexible to avoid kinking and to accommodate curved patterns as needed. A hydronic radiant heat system may use the home's existing boiler or water heater. A designated closet or small room is used to house the boiler, pumps, manifold valves, and controller of the hydronic snow melting system. Electric systems use twin conductor heat cable with a copper metal sheath and an insulated outer sheath, available in mats for large areas and in spools for custom layout designs. The heat cables are installed 2" below the driveway surface. This system consists of a contactor panel that controls the line and operating conductors and features manual override capability for handling heavy snow drifts or shade areas that freeze quicker than other areas. Both the hydronic and electric snowmelt systems use an in-ground or aerial mounted snow sensor to activate the system when needed without any manual intervention.

Quality Ratings

Fannie Mae and Freddie Mac realized that there needs to be a rating to categorize these type of luxury homes. Let's review Fannie Mae and Freddie Mac's description of a Q1-rated dwelling—the highest quality rating. "Q1—Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified use. Such residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are exceptionally high quality (emphasis added)." For a home to be rated as Q1 in quality per Fannie and Freddie's definition, it must feature exceptionally high-grade and high-quality amenities, materials, and details throughout the interior and exterior of the structure. Similarly, the Marshall Valuation Service Manual segregates luxury home cost data from the other single family residence cost data. The cost, on a per square footage basis, of these "high-value" residences fall between a base square footage cost of $205.00 to $493.00—quite a wide range. That is why it is important for an appraiser to closely examine the detail, the ornamentation, the complexity of the construction, and the materials. Unfortunately, some appraisers categorize all high-grade and high-quality amenities and features as equally comparable in the sales comparison approach.

Hardscape Materials (cont.)

Flagstone Flagstone is commonly used in patios, paths, walls, and outdoor seating areas. Flagstone is versatile as it is available in several different colors and shapes. Additionally, the stones vary in thickness. Per the Indiana Landscaping and Nursery Association, some of the benefits of flagstone include: Flagstone is durable Flagstone requires minimal upkeep and maintenance Flagstone can easily be repaired if a stone is damaged The surface of flagstone is permeable Grass turf or groundcover can be planted in between the stones to create a natural looking area. A variety of designs, colors, and shapes are possible. Exotic Woods Exotic woods are more expensive than common domestic or pressure treated lumber. The benefit of an exotic wood is that it is naturally resistant to rot and decay even after prolonged exposure to rain and snow. Additionally, maintenance is significantly less than domestic lumber materials. The more common South American hardwoods of Ipe, Cumaru, Tigerwood, and Garapa are some of the hardest and most dense wood species available. As a result, it is more difficult for wood-destroying insects to damage these exotic woods. Overall, the main advantage of an exotic wood is its longevity in comparison to domestic woods.

Window Types

Floor to ceiling windows also work the other way around and the interior of the home is more easily visible from the outside. Therefore, an architect considers the interior architectural details visible from the outside when designing the home. In order to protect privacy, floor to ceiling windows are not used where the interior is visible to the public from a heavily trafficked street or walkway. A transom window is a window that sits atop another window or a door. A transom window may be a fixed window or it may open as a hopper or an awning window. A transom window is usually a separate manufactured piece from the window or door it sits atop. While many transom windows are rectangular in shape, a window or a door may be enhanced with an arched transom window to add additional visual interest and light. Transom windows above doors require height to be visually pleasing, so they are best suited where the home has tall ceilings such as a luxury home. If an exterior transom window opens, a pole is required to manually open it. In a luxury home, it is most likely that if a transom window opens then it is motorized for convenience. The motorized window opens and closes via a control panel installed on the wall. It may also close automatically when it begins to rain, if a moisture sensor is installed on the window. Transom windows that are arched or that can be opened cost more than a standard or fixed transom window. Bay and bow windows are windows that project outward from a home. Space, light, and volume can be added to a home by incorporating a bay or bow window into the home. While bay and bow windows are found in many homes, a luxury home usually is designed to have a more gradual curve to the group of windows rather than the sharp angles typically found in standard homes. It may require additional windows and more area to create this gradual curve, which costs more to construct. Additionally, the bay or bow may integrate other quality features such as transom windows as part of the bow window which adds to the cost.

Wine Storage

In addition to a wine room or a wine cellar, you may find wine refrigeration and storage in a luxury or high-end home's kitchen. These storage units vary in capacity for the number of bottles that can be refrigerated, but most contain fully extendable bottle trays or racks for easy access. Likewise, most wine storage units feature independent climate zones for controlling temperatures and humidity levels. Low vibration motors and charcoal air filters protect the wine from unwanted aromas or unnecessary vibrations in these storage units.

Integrated Column Refrigerators and Freezers

Historically, Sub-Zero offered refrigerators with custom wood panels so that the refrigerator was a low-key design element in the kitchen rather than an obtrusive wall of stainless steel. Nonetheless, you could still see the telltale signs of a refrigerator by the ventilation grilles above the panels and the door hinges. Presently, a luxury home kitchen may contain integrated columns and drawers of refrigerators and freezers. These columns come in a variety of widths and heights and have less than 1/8" gaps around the columns. A homeowner may purchase these with stainless steel or black steel finishes or customize it with panels and handles that seamlessly blend with the cabinetry—Houdini could not disappear better. Additionally, each refrigerator column can be personalized with independent temperature zones for optimal food storage and energy efficiency.

Full Log vs. Half Log

If the home design uses full log construction, the interior and exterior walls require less material. Once the home is constructed, the full logs function as both the interior finished wall and the exterior cladding—there is no need to sheet or insulate. While a full log is more likely to twist, contract, and split than a half log, most logs are kiln dried to kill any insects, dry the sap, and to minimize shrinkage, splitting, and settlement. Half-log siding is more versatile than full logs and can be used for gables, porches or other structural elements. If the half-log siding is round and contoured properly, it can create the appearance and sought after ambiance of a full-log siding, without the weight of full logs. Full log homes are typically more expensive than half log homes based on the cost of the materials and the more labor-intensive installation process. Like all homes, the cost depends on the complexity of the design and the type of wood.

Major Appliances

In luxury homes, major appliances are built-in and integrated with the cabinetry and counter tops, so they are often considered fixtures and part of the real estate. Just a decade ago, the most prevalent high-end kitchen appliance manufacturers included Viking, Thermador, Wolf, Miele, Fisher & Paykel, and Jenn-Air. We could immediately recognize a high-end kitchen appliance by name recognition—who can forget identifying a Wolf range by the obvious red knobs on the stainless steel face? By the way, Wolf still uses red knobs on its ranges. Today, there are numerous manufacturers offering professional grade major appliances.

Why Consider Individual Features?

In this course, we introduce several design features, materials, and improvements found in high-end or luxury homes. Sometimes, we discuss the costs involved to create or acquire these upgrades to enhance understanding. When appraising luxury homes, a real estate appraiser does not necessarily consider the value of each individual amenity separately. Instead, the real estate appraiser may evaluate the general level of quality and condition of the total upgrade package offered in a luxury home. For example, an appraiser may individually adjust for differences between the subject and comparables for large items such as a swimming pool, a guest house, or a fireplace, but adjust for the differences in kitchen amenities as an entire package with that package including the kitchen's top-of-the line appliances (fixtures), cabinetry, countertops, and more. Whether an amenity is considered individually or as part of an upgrade group or category, it is imperative to have at least a basic understanding of the features and amenities most desired in luxury homes.

Architectural Millwork

Interestingly, there does not appear to be a universally standard definition for the term "millwork". In general, millwork indicates any type of woodwork that is produced commercially in a mill. Architectural millwork, also known as custom millwork, is more explicit in that it is "millwork especially fabricated to meet the specifications for a particular job, as distinguished from standard stock items or sizes" (McGraw-Hill Dictionary of Scientific & Technical Terms). Elaborate architectural millwork is a hallmark of a luxury home as it adds depth, definition, and character. Architectural millwork creates one-of-a-kind items, whether it is the kitchen cabinetry, the casings around the door and windows, decorative moldings, wood wainscoting, a fireplace mantel, or built-in bookcases. As the topic of millwork could be an entire course by itself, we'll focus on the main components. We'll first cover moldings which are the details that generate unique and noticeable millwork.

Cabinetry

Kitchen cabinetry in luxury homes is all about individual expression which includes drawer heights, access to a drawer or cabinet, the number of drawers, built-in features, and other specialized features. Kitchen Cabinetry Materials Sometimes, a luxury home's kitchen is comprised of exotic designs and materials that are too personalized and may negatively impact its appeal in the market. Appraisers must keep up to date with the current kitchen trends to fully understand if the kitchen is too personalized in its market. This is even more critical when appraising luxury homes. Most luxury home kitchens will use traditional materials such as woods (maple, cherry, ebony, or oak), stainless steel, or laminate materials for the cabinetry. The cabinetry will most likely feature customized and functional storage dividers and pull outs, and possibly custom lighting located directly in the cabinetry. Likewise, soft-close features that prevent drawers and doors from being slammed shut is a standardized feature in newer luxury home kitchen cabinetry. It is not unusual to find carved woodwork, customized millwork, and curved cabinets each built by hand that resemble fine furniture pieces.

Irrigation Systems

Many appraisers ignore a luxury home's lawn sprinkler system, partly because it is not easily visible and partly because its importance to a luxury homeowner is not fully understood by an appraiser. Yet, a luxury homeowner may have invested several thousands of dollars in the turf, trees, and other vegetation; therefore, a sprinkler system is critical to a luxury homeowner for properly maintaining this costly investment. Based on a 2016 survey completed by Realtors® when asked which outdoor projects produce the most substantial financial payouts at resale, Realtors® indicated that installing an irrigation system, recoups approximately 86% of its investment cost. This may vary depending on the region and climate, but this survey does indicate that irrigation systems should at least be considered as part of the home's upgrade package when appraising luxury homes, in which landscaping is intrinsically significant. Irrigation systems can be categorized as three types: overhead sprinklers, drip irrigation, and micro-spray irrigation. Overhead sprinklers are widely used for lawns while drip irrigation is best suited for small garden beds and trees. A drip system is more effective at limiting water usage than a sprinkler, but is not as effective for covering wide flat areas such as a lawn. Micro-spray is a cross between the spray and drip irrigation systems. It is similar to drip irrigation in that the micro-spray is a low pressure irrigation system and conserves water, but as it uses nozzles similar to a sprinkler system, it can water substantial areas such as larger flower beds or ground covers7. Landscape irrigation schedules can be controlled through integration with SMART devices that monitor the weather through a sensor, monitor soil moisture through soil sensors, or are customized to accommodate the most efficient watering schedules based on location, weather forecasts, and historical weather and water patterns for the region8. For example, the region may historically incur minimal rainfall during the month of July and the automated system adjusts to include more or longer scheduled watering cycles during July.

Sustainability of a Log Home

Log homes not only provide rustic and natural beauty aesthetics, but are naturally energy efficient; provided the logs are sealed properly. Logs naturally shrink over time thereby creating gaps between the logs which create air leaks. The best way to minimize this issue is for the logs to be adequately dried before the home is constructed, usually kiln-dried. In addition, most contractors will caulk and seal any gaps between the logs and continue to reseal over time as necessary (Source: loghome.com). Log homes lack the conventional wood-stud walls and insulation, so they don't fit the prescribed insulation R-values required in building code energy standards. Several states, however, exempt log walled homes from the normal energy compliance regulations in regards to meeting a specific R-value. The American Society of Heating, Refrigerating, and Air Conditioning Engineers (ASHRAE) developed a thermal mass provision to compare log walled homes to R-values. Per loghome.com, the logs offer thermal mass, which is a way of absorbing and storing energy from the furnace or air conditioner to help keep the inside at a comfortable temperature in all seasons. The log wall stores energy similar to a battery and then slowly radiates it back into the home, keeping the home at a consistent temperature. Per the Log and Timber Home Council, not all species of wood have the same energy efficiency; red and white pine are ranked the highest for thermal mass capabilities.

Milled vs. Handcrafted Logs

Logs are milled or handcrafted to a variety of sizes. A handcrafted log features a rustic hewn finish that showcases the natural beauty and character of the wood. The type chosen boils down to aesthetics and the preferred pattern that best complements the home's design and desired look. Milled logs: Are milled to a uniform shape and size Are interlocked by a beveled edge, tongue and groove, or through coping. Have the bark stripped off of each log Have corner lengths that are uniformly cut and same in diameter May have chinking, which is unnecessary, but may be aesthetically preferred Have a more modern machined and planed look While handcrafted logs: Are irregularly shaped and vary in size and diameter. Are cut to conform to the one beneath it (to ensure a good fit, handcrafters preassemble them in their log yard, then dismantle them for shipment to the site) Sometimes have some bark left on for color variation Typically show marks from the tools (adze and drawknives) that the craftsmen use. Have corner lengths that are usually not uniform to add character Are sealed with sealant or chinking that adheres the logs to each other and seals gaps to make the home weather tight

Kitchens

Luxury home kitchens come in a variety of styles—a formal and elegant kitchen, a rustic kitchen, a country kitchen, or a sleek modern kitchen. Whatever the style preference, a luxury home's kitchen is designed to be functional for a top chef to use yet awe inspiring in its design and features to guests. Let's face it, it is nearly impossible to keep guests out of the kitchen when entertaining as the kitchen has become a focal social gathering place in a home, so it is common for a luxury homeowner to want the kitchen to be impressive. To be a showstopper, a luxury home kitchen is likely to contain top-of-the line major appliances, customized cabinetry, high quality finishes, and the latest technology. Per the AIA (American Institute of Architects) 2016 survey of popular kitchen features in luxury homes, buyers are seeking an open layout, a butler's pantry, quality and high-end major appliances, smart-home technology in the kitchen, multiple dishwashers, refrigerator drawers, warming drawers, and wine refrigeration systems. AIA also reports that luxury homes include cabinets and islands that are built with stunning craftsmanship, typically have massive islands with a dining area as a focal point, several work areas, expansive storage space, double stove/oven placed in a cove-like area, and a customized vent hood.

Windows

Many articles and blogs state that a home's windows are the eyes to the soul of a home. This is certainly an appropriate metaphor to explain the significance of a home's windows. The moldings, shape, and size of a window may seem to be immaterial, but windows are a prominent feature that an architect designs in an effort to achieve harmony and aesthetic interest to the home. While the aesthetics of a window is important on the exterior design, the window also needs to create the proper visual interest and function on the inside of the home. The main purpose of any window is to offer natural light and ventilation to the home. Luxury homes usually have windows that go extensively beyond their function and many architects use floor to ceiling windows to take advantage of picturesque views and use a variety of shapes to achieve distinctiveness in design. Since the architectural design of a luxury home is unique, it makes sense that windows are distinctive as well. The size, shape, and details of the windows—even the mullion designs are frequently customized. Luxury homes that have spectacular views will take advantage of floor to ceiling windows or oversized windows. Floor to ceiling windows are commonly unadorned in an effort to maximize light and to ensure that there is an unobstructed view of the outdoor scene.

Swimming Pools

Many luxury custom homes contain a swimming pool whether it is an outdoor or an indoor pool. If it is an outdoor swimming pool, it may be one of the largest investments of the outdoor features, as many luxury homeowners want it to not only function as a swimming pool, but to also be a visually appealing feature. Often times the pool is part of a poolscape in which the pool is designed with a pool spa, a swim-up bar, other water features, lighting, audiovisual systems, fire features, and landscape—often involving architects, landscape architects and pool designers working together to create an elaborate poolscape. Pool spas are no longer just Jacuzzi or hot tubs, but fitness geared smaller pools such as an endless pool. An endless pool contains propeller driven swim-in-place technology. A frequently seen design now in pools is that of infinity pools. Infinity pools have a renovated pool design as these pools appear to have no defined surrounding edge. Also known as zero-edge pools, the water appears to be level with its surrounding surface which produces a unique visual effect. In reality, the water edge spills out into a trough, from which it is then pumped back into the pool. Infinity edges are typically used for pools with a great view or if the pool is located on an elevated area. "A zero-entry swimming pool, otherwise known as a beach entry pool, has an edge or entry that gradually slopes from the pool deck into the water, getting deeper with each step, much like a natural beach. These pools are more accessible for anyone with limited mobility due to the absence of any stairs."

Faucets

More faucets are not only activated by touch but also by motion. Likewise, faucets may now be foot controlled by tapping an activation plate near the toe kick on the cabinetry thereby enabling one to keep both hands on a water-filled pot when lifting it out of the sink. Ranges and Range Hoods With the recent movement of avoiding preserved foods, cooking has gained in popularity. This renewed interest in cooking has evolved the range and range hood to meet the homeowner's performance and culinary requirements. This used to mean that the range would be manufactured to a professional level and deliver a commercial look, yet many luxury homeowners want the range and hood to serve as a focal statement in the kitchen and want a colorful range or a range that simulates an antique range, but offers modern technology. Colorful European ranges paired with a matching hood has gained in popularity as a statement element in a luxury home. If a luxury homeowner does not want the typical wall hood, there are a variety of ventilation hoods available including pull out hoods, island hoods and retracting down draft hoods; some luxury home kitchens have multiple hoods.

Outdoor Features Introduction

Modern luxury home outdoor features may include an outdoor kitchen, an outdoor living space, an outdoor fireplace and water elements such as a pond or an infinity pool. The American Society of Landscape Architects estimates homeowners spend an average of 10 percent of their home's value on landscaping. According to this same group, 87 percent of people believe maintaining a beautiful yard is as important as keeping their house looking good. The percentage of home value spent on landscaping may possibly be even higher for a luxury home, depending on the site size and the market. Landscaping is indispensable to the attractiveness of a luxury home as the lawn is an extension of the home. Luxury homes with a large front yard will typically have a gated or defined entryway into the property to make a great first impression to those entering the property or viewing it from the street. The backyard is usually landscaped in an effort to create a sanctuary to enjoy nature and to create privacy, especially if it rears to other properties or a road. Luxury homes, especially those located in the western regions, are seeing a greater demand for sustainable landscaping designs that incorporate such elements as drought tolerant plants, LED lighting, drip irrigation systems, and the use of recycled materials. Luxury home yards characteristically contain pathways, custom patios and driveways, meticulously planned plantings and flower beds, and include some type of an irrigation system. These spaces are frequently complemented with lighting to soften the landscape and create an ambiance at night.

Molding and Paneling Summary

Molding and paneling can change the look of a room by creating interest, elegance, or character to a room. Moldings may be used to soften edges, cover gaps, and finish any visible imperfections or misalignments. We covered the basic components of molding and millwork in this course as a means to help you understand how significant these details are to creating a unique look to a room in a luxury home. Take a moment to study the photo on this slide of a built-in cabinet in a luxury home, you can see the corbels, the decorative and trim moldings, the crown molding, and the scroll work—all of the intricately detailed components to create this one piece. Likewise, the second photo shows a substantial use of panel wainscoting, raised panels, fluted casings, crown moldings, plinth blocks, and baseboards to create classic and formal rooms.

Moldings

Molding is similar to a necktie or jewelry as it is an accessory that makes a statement—it can transform a standard wall into an amazing wall. In any home, molding provides both a functional and a decorative function. In luxury homes, the molding conveys an ornamental testimonial to the home's individuality. A luxury home's molding is typically taller, is more customized, and is usually created from a high quality wood or possibly plaster; instead of less costly materials of fiberboard, plastic, or structural foam. In this section, we'll discuss the most common moldings found in luxury homes.

Fireplace Specifics

Natural Draft & Mechanically Drafted A chimney is required for natural draft venting to exhaust the smoke and may be used for wood-burning, gas-burning, or coal fireplaces. The chimney must also extend beyond the roof and is constructed as either a masonry chimney or by using a type B metal gas-vent enclosed in noncombustible material. A masonry fireplace is the most expensive fireplace to build. A mechanically drafted fireplace uses an exhaust fan attached at the top of the chimney to pull combustion gases up and out of the chimney while the fireplace is in use. Direct Vent While direct vent is cheaper it is limited to gas burning fireplaces as the exhaust is directed through an exterior wall using a short metal chimney. Vent-free Fireplace The following information regarding a vent-free fireplace is summarized from total home supply.com. A vent-free fireplace does not require any venting as the unit burns efficiently and the burning by-product is vented back into the room. This fireplace is also limited to gas-burning and the advantage is it can be placed anywhere in a room and installation is easiest since it does not require any renovation to the home's exterior. A major disadvantage of a vent-free fireplace is that it raises the humidity in the home, so it is best suited in arid regions. If the region is humid, the additional humidity created by the vent-free fireplace can cause expansion of wood doors, millwork, or flooring, and potentially generate mold or mildew issues. Additionally, the vent-free fireplace releases its soot and gas odor back into the room which can be unpleasant when the fireplace is used repeatedly. On the other hand, a vent-free model does not lose any heat up a chimney or flue so it is more efficient in heating a room than the direct vent or natural draft. Heat-ratings & Size Pre-fabricated fireplaces have a heat rating which is typically based on an 8-foot high ceiling6. Luxury homes usually have a 9' or 10' ceiling in most living rooms and more likely a ceiling height of 22- foot or higher in a great room. The size of the area to heat must be considered when choosing the appropriate fireplace size. The fireplace's heat rating is based on the cubic square footage of the room. As a rule, the size and opening of the fireplace and the corresponding cost is significantly greater when used for open, large entertaining rooms that are characteristically found in luxury homes.

Built-in coffee makers

Not to be outdone by other appliances, the coffee maker has now evolved from a counter top appliance into a built-in major appliance. These coffee makers allow personalization down to choosing the grinding degree, the water temperature, and the ratio of milk to coffee. Obviously, warming milk and heating water for other beverages is possible—just not as exciting. The personalized concoctions can be saved so that when you are sleepy in the morning, you just push one of your previously saved creations. Some built-in coffee makers have a scheduled cleaning program and are directly connected to a water supply, so really the only effort required is to periodically fill the coffee bean dispenser.

Flooring

Not to be outdone by other features, flooring in luxury homes is not only chosen for its durability, but as a means of adding style to the room and the house itself. In this section, we'll cover some of the more common flooring materials featured in high-end or luxury homes: travertine, marble, hardwood, and tile. Travertine vs. Marble Marble and travertine both originate from limestone1. Marble is hardy and has distinct veiny color patterns, although it may be a single solid color, it usually has streaks of another color running through it—common colors include black, gray, pink, blue, or green. Marble has a polished finish with a glittery sparkle. Travertine is visibly porous with a natural and textured look, but can be smooth for flooring or shower tiles when it is sanded and sealed. As travertine is soft and absorbent it requires sealant to prevent damage. Travertine's color palette includes warm colors such as white, cream, beige, gold, brown, and red. Travertine may be polished, tumbled, or come in a variety of other finishes. The cost of travertine and marble are similar depending on the finish and thickness, with marble typically costing a little more. Listello is a band of border tile that is used to add a decorative feature to a wall or floor of tile.

Outdoor Fireplaces

Outdoor fireplaces can create the same ambience as an indoor fireplace. An outdoor fireplace adds the length to the time that an outdoor living space can be enjoyed especially in colder climates. The main advantage of an outdoor fireplace to a fire pit is that it is protected from wind so that the wind does not redirect smoke and embers to the outside guests, the home, or other improvements. Similar to indoor fireplaces, an outdoor fireplace can be fueled by wood or connected to natural gas. The outdoor fireplace may be built with stone, brick, tile, or a variety of other materials and the style options are limitless including a modern, traditional, southwestern, or Mediterranean (Moroccan) to name a few. The variabilities of style, materials, size, and customization impact the cost of the outdoor fireplace. Outdoor fireplaces can be pre-fab, built from a kit, or custom built. A luxury home is more likely than a standard home to have a custom built outdoor fireplace.

Outdoor Kitchens

Outdoor living spaces, especially outdoor kitchens, are in high demand based on a 2017 trend survey completed by the American Institute of Architects. These spaces are more commonplace in luxury and high-end homes than in standard homes. Landscaping also plays an important role in creating outdoor living spaces. Some luxury homeowners incorporate multilevel terracing with steps, to create separate and private spaces similar to indoor living spaces. Similar to the indoor kitchen, an outdoor kitchen is the focal point of outdoor living and entertaining. Many of the functional outdoor kitchen amenities found in 5-star resorts such as pizza ovens, smokers, and outdoor ranges are also desired in the luxury home market. An outdoor kitchen is not just a built-in barbeque grill in luxury homes, but usually a fully equipped kitchen possibly including several features such as a built-in grill, countertop, sink, bar, refrigerator, and storage cabinets.

Superadequacy & Deficiency in a Luxury Home

Per the Appraisal Institute's Dictionary of Real Estate Appraisal, 6th Ed., superadequacy is defined as "an excess in the capacity or quality of a structure or structural component; determined by market standards." Superadequacy is a type of functional obsolescence as the structure or one of its components is at a greater capacity or quality level than a prudent buyer or owner would build or pay. Deficiency as it relates to a luxury home and its components is defined as: "an inadequacy in a structure or one of its components." (Source: Appraisal Institute, The Dictionary of Real Estate Appraisal, 6th Ed.) A deficiency can also be a type of functional obsolescence as it is essentially the lack of something or a lower quality level of what is considered generally typical or standard in the subject's luxury home market. Luxury homes similar to standard homes may suffer from superadequacy or a deficiency. As a luxury home becomes more unique, the costs will typically increase, which in turn shrinks the pool of available buyers. In this situation, an appraiser will most likely see a superadequacy. As an illustration of superadequacy, let's say that a luxury homeowner is a car enthusiast and builds a 12-car garage. However, a majority of the luxury homes in this market have 3 to 4 car garages. The additional car bays may offer no additional contributory value, or minimal contributory value, or may possibly even diminish the property's value as this space may have been used for an alternative purpose that is more desired in this market. It is not uncommon for a luxury home to have a deficiency that is incurable. For example, a luxury homeowner constructed a property on a steep lot which reduced the amount of tableland available for building improvements. The luxury homeowner has limited yard space and is not able to construct an in-ground swimming pool and outdoor kitchen. As this luxury home is located in a warm climate, both of these amenities are highly desired in luxury properties in this market. The lack of these two improvements in the subject property is considered a deficiency. Since there is no additional yard available, this deficiency is incurable, i.e., an incurable functional obsolescence. It is likely that an adjustment for this incurable deficiency is more than an adjustment applied for the same deficiency in a property, when it is curable.

Specialty Features

Pet Features: Built-in features for a dog or other pets such as a built-in pet bed, integrated crates, dog gates, built-in and hidden litter box compartments, and feeding stations are growing in popularity in standard homes, but have been in luxury homes for more than a decade. Usually these built-in pet features are integrated in the mud room or laundry area and may include a dog shower, costing upward of $5,000, depending on the design and quality of the shower's tile. Open floor-plans: a number of space-expanding, multi-functional rooms are designed today which combines living, dining, and cooking areas, often called a great room. These open-planned design areas eliminate unnecessary interior walls, so are a cost savings in construction. In luxury homes, these open-planned areas commonly have a vaulted ceiling and a prominent fireplace. Environmentally Friendly Materials: luxury homeowners similar to other homeowners are concerned about their environmental imprint and prefer to use reclaimed materials such as wood beams, wood flooring, pavers, and doors when possible. Per Sotheby's International Realty, "affluent buyers do not want eco at the expense of luxury, but if you can put them together, they'll pay a premium.

Single Dishwasher Drawers

Similar to a full luxury model dishwasher, these single drawers typically have a built-in water softener to reduce unwanted minerals. Depending on the model, they typically have various cycle options available such as a quick wash, rinse only, and an extra heat dry. Most also have flexible rack configurations to handle anything from utensils to large stock pots. It is not uncommon for a luxury home to have more than one single dishwasher drawer—possibly one in the kitchen, one in the butler's pantry, one in the built-in bar, or one in an outdoor kitchen.

Chair Rails

Similar to baseboards, chair rails protect the walls from chairs and other objects impacting the wall. Chair rails are commonly used as a cap on wainscot panels. Chair rail can provide an aesthetically pleasing and balanced look to a room by dividing the wall into proportions. Chair rail is also a good transitional piece from one wall covering material to another, such as paint below the chair rail and wall paper above the chair rail. As with any molding, a chair rail may be kept simple and classic or it may be elaborate and ornate, especially when a chair rail is coupled with wainscot panels.

Benefits and Disadvantages of a Concrete Driveway

Some benefits of a concrete driveway are listed below Concrete requires little maintenance Concrete slabs are very strong and durable, they will stand up to the heaviest vehicles a homeowner will likely drive Concrete is a good material for paving long driveways, it is more expensive than gravel and asphalt, but is considerably less expensive than brick, cobblestone, or concrete pavers Concrete typically outlasts other driveway materials, remaining functional for 25 to 50 years if properly maintained and not exposed to extremely cold weather Some disadvantages of a concrete driveway are listed below. Although concrete is long lasting, it can be adversely effected by extremely cold weather. Concrete is plain in appearance, so needs to be stained, stenciled, or stamped to create a more attractive driveway surface. These techniques can easily double the installation costs. Decorative treatments to concrete requires more maintenance and has a shorter life span than plain concrete. Oil and other fluids that leak from a vehicle can stain concrete and the stain is difficult to remove.

Specialty Rooms Summary

Specialty rooms need to be valued based on the appeal to the general luxury home market where the subject property is located and whether the room is actually multi-functional. For example, a poker room, a custom nursery, or a play room may be easily converted to a guest room, an office, or a guest bedroom, while an indoor basketball court, a customized theater room, or a cigar room with specialized ventilation may be difficult to convert to a different use. A current specialty room must be viewed as to whether it is marketable in its current state or will the room require significant renovations in order to not weaken its marketability or possibly diminish its market value.

Stairs

Stairs are the means to access multiple levels of a home. Beyond this purpose, a staircase can be a sculptural piece of art in a luxury home. Similar to other architectural features, the staircase design is customized to fit the home's architectural style—it can be contemporary in design such as a floating curved stairway or a dramatic showpiece as seen in expensive historic estate homes. Per https://www.thehousedesigners.com/articles/custom-stair-designs, "an extremely popular trend right now is crafting stairways from exotic wood species, like Brazilian Cherry, rich African Mahogany, wavy-textured Cumaru and dark opulent Bubinga. High-end deeper-hued domestic woods, like Walnut and American Cherry, are also very popular for homeowners who have a true affinity for tradition". Custom stairways made from wood may match hardwood used elsewhere in the home, especially the wood flooring. Curves, exquisite carving, and wrought-iron or wood baluster designs are just a few of the details sought after in high-end homes. These stairs are normally slightly wider in width and designed with higher quality and exotic materials more than the stairs contained in modest priced homes.

Patios, Driveways, Decks, and Pathways

The cost of a patio, driveway, and pathway is similar to other luxury home amenities in that the cost is impacted by more than the square footage of the area paved. The quality of the materials used and the complexity of the design increase the cost. For example, a square patio composed of poured concrete is at the low end in cost while a curvilinear or free-form shaped patio that is comprised of an elaborate pattern of stones or pavers is at the high end in cost.

Walk-in Luxury Closets

The current trend is for a walk-in closet to not just be a room for storing and organizing clothing, accessories, and jewelry, but to incorporate customized and compartmentalized cabinetry. Additionally, the walk-in closet has become more of a combination lounging and display room in luxury or high-end homes. It is not unusual to see lighted display cases, the use of exotic woods, automated revolving display fixtures, and a lounging or sitting area. Expensive jewelry and other valuables may be kept in a safe which is creatively disguised and/or the closet may contain security cameras to protect against theft. The possibilities are endless as these closets may feature skylights, windows, millwork, specialized lighting, a built-in dressing area, sound systems, audiovisual equipment, and more. These walk-in closets can be very large in size sometimes exceeding the size of a typical bedroom or office room. It is not uncommon to have multiple lavish walk-in closets in a luxury home for couples or other family members.

Driveways

The driveway can be considered the statement piece that leads guests to the home. Luxury homes may have long or circular driveways. Whatever the length and shape, it will most likely be elaborate in design and/or materials. Concrete Driveways Concrete, which is sometimes referred to as cement, is a favorite driveway material. Today, there is an astounding array of choices when it comes to concrete. Decorative concrete such as a painted, stained, etched, or stamped driveway can greatly enhance its appearance. The following information is from concrete.network.com. Stained Concrete Driveways "Chemical stains penetrate the concrete surface to create beautiful color tones in existing concrete. Stains react directly with the concrete's minerals and produce uneven, mottled, and variegated color effects. Chemical stains can be used for both interior and exterior applications and are often used on concrete that had already been colored integrally or with the dry shake method" (concrete.network.com). An acid stain produces a transparent and variegated finish while a water based stain produces a solid color, but is not as limited in color choices as the acid stains. Properly staining a concrete driveway requires the installer to be experienced and to prepare the concrete, which is time consuming. A grinding process removes the top layer of concrete paste to eliminate contamination and foreign material that may create a blemish on the stained concrete. This process also creates a more uniform surface that allows the installer to better control the staining process. Stamped Concrete By imprinting patterns in freshly placed concrete, it is possible to achieve the look of stone or brick pavement. Stamped concrete often called textured or imprinted concrete replicates stones, such as slate and flagstone, tile, brick, and even wood.

Wrought Iron or Steel Driveway Gates

The finishing touch of a luxury home's driveway is a wrought iron or steel driveway gate. As it is a luxury home, the gate will likely feature intricate patterns, finials, and technology. The more intricate patterns and customization will add to the price. Wrought iron gates are usually more detailed than a steel driveway gate. A standard design steel driveway gate with black powder coat finish (10' wide and 5' high on the ends and 6' high in the center) with a swing arm gate, photo eye, and transmitter starts at $3,600 (per 2018 costs from DuraGate.com). A similar wrought iron gate without the swing arm costs $4,000, so wrought iron is substantially higher in cost just for the material for the gate. Automatic driveway gates can be opened by a remote, a key pad, or through the phone. Most luxury homeowners will install a security system as an additional upgrade to an automated driveway gate. The alarm may be a pressure sensitive device placed underneath the driveway surface which is triggered by the vehicle's weight—an animal or pedestrian will not trip the alarm. An alternative security system is to use infrared sensors which are sometimes too sensitive as a small animal could potentially trip the sensor. However, infrared sensors are more effective for monitoring a large area, plus an infrared sensor is less costly than a pressure sensitive device. In both infrared and pressure sensor systems, an alarm is sounded or a message notification is sent to the homeowner's phone when the sensor is triggered. Many of these driveway security systems will also turn on an outdoor light to illuminate the driveway to stop an intrusion or to provide light for safety to the homeowner or invited guests. A full security and light system costs between $1,300 and $3,500

Wine Cellars

The following information is from the website, https://coldcraft.com/wine-cellars. "Fine wines can get better with age, but they need to be treated properly. There are six important factors for fine wine storage." Temperature: "The colder the wine cellar is, the slower the aging of the wine and the warmer it is, the faster it ages. If kept in your closet or on a shelf in the living room it will age much faster than in a refrigerated wine cellar." Stability of Temperature: "You've heard of set it and forget it. Well that's almost true with wine cellars; it is set it and maintain it. Fluctuations in temperature wreak havoc on wine. Wine is more like your retirement account, set it up and leave it alone." Humidity: "Wine cellar humidity is tricky. You need it humid enough as to not dry out the cork but dry enough not to have mold form in the wine cellar. Humidity between 60-80% should be a good balance." Ventilation: "It is important that other odorous items are not stored in the wine cellar and that it is free from odor. Sounds crazy but the cork is a breathable material and air can go into and out of the bottle making the wine pick up smells and tastes from these odors." Darkness: "Low-level lighting is ok for wine but the short wavelengths degrade the special flavors in a fine wine." Wine cannot be stored in direct sunlight. Security: "This can mean protection from theft, but it can also mean protection from breakage or even being disturbed too much." "Wine cellar cooling is a specialty that falls in a niche between refrigeration and air conditioning." When appraising a luxury home that has a wine cellar, keep in mind that larger wine cellars with a higher bottle count capacity impacts cost and potentially value. We covered the six factors for properly storing wine, so it is clearer how wine storage is multifaceted as it requires refrigeration, air conditioning, controlled lighting, and proper ventilation. In other words, a wine cellar should not be just a separate room with bottle racks. It's a specialty room and should have its own environmental systems and lighting.

Guest Houses or Guest Suites

There are many luxury homes that include a separate guest house or an attached/internal guest suite. The historic and primary purpose of the guest house is to provide a comfortable and private living space for visitors. Most guest houses have independent access to the outdoors. Below is a floor plan that includes a guest suite with its own private area including a kitchenette, bath, and guest bedroom/living area. Other Guest House Names There are numerous labels for a guest house including, but not limited to: Accessory Dwelling, Ancillary Unit, Carriage House, Casita, In-law unit, Sidekick, Laneway House, and Garden Suite.

Cost vs. Value

Throughout this course, we have embedded videos created by a custom home builder to describe the craftsmanship, key features, and details of luxury homes. Often, the builder uses the terms cost and value interchangeably in these videos. Within the non-appraiser community, value is habitually considered synonymous to cost. In appraising, value is defined in USPAP (2020-21) as "the monetary relationship between properties and those who buy, sell, or use those properties, expressed as an opinion of the worth of a property at a given time. Comment: In appraisal practice, value will always be qualified - for example, market value, liquidation value, or investment value." USPAP (2020-21) defines cost as "the amount required to create, produce, or obtain a property." Value is markedly different from cost, as value is an opinion and it signifies worth, while cost is a fact or an estimate of a fact and recognizes the expenses incurred or projected.

Pizza Ovens

Wood-burning pizza ovens are gaining popularity in high-end kitchens. These ovens can be used not only for pizzas, but for baking bread or cooking other foods. These ovens are required to be made of clay-fired bricks to withstand the high temperatures and to hold heat to produce the radiant heat needed for cooking food. The exterior of a pizza oven must be a fireproof material. A custom designed pizza oven is a costly investment depending on its design and customization. These pizza ovens can cost as much as a custom fireplace, but most wood-fired pizza ovens fall in the $6,500 to $13,000 price range with the kits falling at the lower end and customized ones at the higher end of this range (2017 prices reported by Houzz).

Fireplace Summary

Today, most fireplaces are used primarily for entertaining purposes, ambience, and as a supplementary heat source. Thus, the typical luxury home buyer evaluates the fireplace value not so much on its efficiency as a heat source, but on its appeal as a design element or as a status symbol. Real fieldstone surrounds on a fireplace are very costly due to the masonry work involved, but also due to the additional costs incurred during construction to support the heavy stones by installing additional footers required to support just the fireplace stone weight. While cost does not equal value, it is rare for a luxury home to not possess at least one masonry fireplace as a focal point in a room used for entertaining purposes even in hot climate regions, because of its aesthetic and entertaining appeal. Practicality put aside, it is common for luxury homes to incorporate a tall, dominant masonry fireplace with a large opening mostly for aesthetic reasons. A masonry fireplace can easily cost three to ten times the amount of a pre-fabricated fireplace. Adding custom glass doors, marble, fieldstone, or other high cost surrounds, customized mantels and the fireplace construction cost soars. A standard pre-fabricated fireplace, on average, falls between $3,000 and $6,000 (as calculated from the 2018 Marshall Valuation Service cost manual). Conversely, it is not a stretch for a custom 2-story masonry fireplace to exceed $50,000 (as calculated from the 2018 Marshall Valuation service cost manual).

Bathrooms

Today, the master bathroom is considered a "statement" room and indispensable in augmenting the home's overall character and marketability. Over the past decade, the luxury home bathroom has evolved from being a practical necessity into a day spa and a relaxation room. It is not unusual for these baths to contain a fireplace, a sitting area, or floor to ceiling windows for enjoying scenic views. Some of the more desired features include radiant floor heating, frameless or no-glass showers, and sleek modern bath tubs. High-tech elements including surround sound systems, built-in televisions, and remotes for controlling shower temperatures are practically expected in today's luxury home baths.

Additional Bathroom Features (cont.)

Toilets In an effort to prevent the spread of germs, several toilet designs now flush automatically and have toilet lids that open and close automatically. These toilets range in price between $3,000 and $10,000 (2016 cost figures—manufacturer Toto). More toilets are offering a self-cleaning mode in which the toilet cleans itself by using a liquid filled cartridge and its own agitation process for sanitizing the toilet bowl. Tankless water heaters are also known as on-demand or instantaneous water heaters that provide hot water when needed rather than a conventional water heater which has a tank. A disadvantage of a tankless water heater is that if it is being used by different sources simultaneously such as the dishwasher and a shower, the water flow may be restricted and the temperature may be cooler than the typical temperature setting. Therefore, "one point of use" tankless water heaters such as one for a showerhead and one for the kitchen faucet are becoming more common as a way to overcome the demand issue of single tankless systems. Another alternative to alleviate the demand issue is a condensing tankless unit that adds another heat exchanger that captures heat from the combustion gases as they exit the flue; it heats incoming water before it flows into the primary heat exchanger, per energy.gov. Radiant floor heating Although not limited to the bathroom, radiant floor heating is most desired in the bathroom and luxury homes are no exception. "Radiant floor heating does not require ductwork but relies instead on heated fluid circulated through tubes usually in concrete or wood floors. The fluid heats the floor, which in turn acts as a giant radiator. A heat source for a radiant floor system includes a high efficiency boiler, a geothermal heat pump, or a solar hot water heater."

Log Exteriors-Log Homes

You may think of a log home as a small cabin used as a weekend or vacation destination for the purpose to bond with nature. Or you may visualize a log home as a fairy-tale home situated deep in the woods, next to a lake, or high in the mountains. Log homes are usually designed to blend in with the surrounding natural beauty. When it comes to the luxury home market, some of the most stunning and expensive homes are log homes located in the most scenic vistas available, whether it is alongside a lake, buried deep in a forest, or nestled in the mountains. Just about more than any other house style, potential homeowners will either intensely like or dislike a log house. Regardless, these structures can certainly be eye-catching and impressive. Modern luxury log home designs are versatile and durable, including high-tech conveniences, energy efficient components, and extravagant interior and exterior living spaces. These log homes are sometimes referred to as "modern rustic homes" or "hybrid log homes" as the home blends the log home style with modern day amenities and elements. Due to technology, the design options possible with log homes is nearly endless.

Panel Wainscoting

Wainscoting is useful for protecting the lower portion of a wall in high-traffic areas such as staircases, mud rooms, hallways, and entryways. Wainscoting is typically the lower 1/3 of the wall, but it may be as tall as 2/3 of the wall height. Many are familiar with beadboard wainscoting, but luxury homes have customized wainscoting that cannot be purchased as stock panels from a big box store. For panel wainscoting, the rails are the horizontal flat pieces of the panel and the stiles are the vertical flat pieces. The panel molding is the piece that is inside the rails and stiles—commonly called picture frame molding. Traditional wainscoting has either a raised or a recessed panel, or the wall itself may function as the panel. Overlaid panels may be confused with raised panel wainscoting, but it is actually a more elaborate design. A solid wood overlay is centered between the rails and stiles of a flat panel to create a surrounding recess.

A Wood Bathtub?

We've heard of copper tubs, but wood? Bathtubs may now be designed to mimic fine furniture. The photo below is of a wood bathtub created by NK woodworking in Seattle; this bathtub is created from sustainable domestic and exotic hardwoods. While wood bathtubs are not common, we are showing this tub to demonstrate how technology advancements have changed the landscape of available materials that can be used for bathroom fixtures—the sky is the limit. Bathroom Summary There is an assortment of opulent finery that could be added to a luxury home's bathroom. Nonetheless, the contributory value of any element in the bathroom could be diminished if the bath is too personalized in design. The features should be universally appealing to most prospective luxury home buyers and preferably endure in taste for at least a few years.

Wood Countertops

What is old is new again, as the saying goes, and wood countertops are no exception as they have made a comeback in kitchens and especially in luxury kitchens. Wood countertops are now very popular on oversized kitchen islands. Natural-wood countertops are constructed from pieces of hardwood laminated together with glue for strength and stability. Some of the benefits of a wood countertop include the following. A variety of colors and wood species are available to meet different tastes. Similarly there is an assortment of grains for the different wood species. The cost of wood fits a range of different budgets as it ranges between $12 per square foot for birch wood and $200 per square foot for exotic woods. Wood is easier to install and to fit around sinks and other built-ins. It is easy to repair damage as wood can be refinished or resurfaced. Wood is a green material as most wood cabinetry companies use sustainably grown woods, including exotic woods. Additionally, wood is recyclable. Wood dampens noise from appliances such as blenders while stone and engineered materials tend to amplify loud noises. Wood countertops can last hundreds of years if is periodically resurfaced. Some of the disadvantages of a wood countertop include the following. Wood shrinks, warps, and swells from moisture and changes in temperature. Wood stains easily. Regular maintenance of oiling and periodically resurfacing the wood is required. Wood easily scorches from heat, so trivets must be used to protect it. Wood is not fireproof, so it may not be best to use it up against a range.

Countertops

What is popular in luxury home kitchens change year after year and kitchen countertop materials are no different. We'll cover some of the countertop materials currently gaining in popularity in high-end and luxury homes. Quartz or Quartzite Quartz and quartzite sound alike in name although these two countertop materials are markedly different. Per Consumer Reports, "Quartz [countertops] used to be known as engineered stone, because it's just that; [ . . . ] made in a factory out of stone chips, resins, and pigments. Quartzite, by comparison, is a metamorphic rock that originated as sandstone. It's extracted from a quarry and formed into finished slabs that become kitchen countertops, as well as tiles for floors, walls, and backsplashes." Quartzite displays swirls of white and gray similar to a marble pattern. Additionally, quartzite is durable and hardy similar to granite. It is this combination that makes it unique and attractive. As quartzite is a stone and is porous, it does need to be periodically sealed to protect it from acquiring stains. Conversely, quartz is non-porous and does not require to be sealed. The price of quartz and quartzite are both in the high range for countertop materials, but quartzite seems to be the more desired material—at least presently. End of Page

Stone Flooring

When you visit palaces, the flooring is lavish and rich. What is the flooring material? It is natural stone. The most expensive flooring material is stone as quarrying stone is expensive. Vivid colors and patterns in stone are rare and typically are found in stones below ground which drive the cost even higher to quarry. Additionally, the installation process is labor intensive thereby making some natural stones as flooring out of bounds as far as cost is concerned. If the stone comes in slabs, instead of tiles, and is a striking marble; the cost may surpass $50 per square foot in material cost alone (home.costhelper.com/marble-floor). Mosaic designs in flooring are possibly created from handmade tiles, designer Italian tiles, or antique reclaimed tiles, which are all expensive just for the material. Add the cost to design and install a custom pattern and the cost may be exorbitant.

Fireplaces

Whether highly ornate, simple and rustic, or modernized and sleek, a fireplace continues to be a desired element in a luxury home. A repetitive pattern throughout this course is that the character and look of a feature is dependent upon the luxury house's design and style. Towering stone chimneys, massive hearths, and rustic mantelpieces are commonplace in a log home design while an unassuming clean line fireplace may be preferred in a contemporary luxury home. While many luxury homes still feature masonry fireplaces, other alternative fireplace types are making a mark in luxury homes. In fact, "a popular solution is to place a fireplace on an inside wall as a divider between two rooms." (Sunlit Architecture) The placement of the fireplace and the cost to construct depends on the fuel used and the venting of the fireplace—natural draft, direct vent, and vent-free.

Widespread Range in Quality

With all of these unique and expensive features in a luxury home, it may seem unnecessary to closely observe and document the features at the time of the inspection. You may think that all luxury homes are appointed with exceptionally high-grade and high-quality features, so it is acceptable to categorize these properties with the highest quality rating and make no adjustments for quality in the sales comparison approach as long as the subject and comparable sales all are rated with the highest quality rating. You may include several photos in the appraisal report and decide that the report is suitable for the intended use and intended users, and that there is no reason to summarize the subject or comparable sale's features in the appraisal report since all have the highest quality rating.

Wood Shakes and Shingles

Wood roofing can be applied to provide a rustic or tailored look to the home's exterior. While most are familiar with the rectangular shapes, wood roofing also comes in a variety of shapes. Wood shingles lie flat on the roof, but have a textured appearance due to their three-dimensional shape. The terms wood shingles or shakes are often used interchangeably although shingles are always sawn while shakes are split, split and sawn, or simply sawn. Wood shakes are thicker than wood shingles. Shake roofing is more expensive than dimensional asphalt shingles due to the additional time and expertise required to install wood roofing materials. Let's cover the benefits and disadvantages of wood roofing as outlined by the Oregon State Extension Department. If maintained properly, cedar shakes (most durable of the woods used) can last 35-40 years. Some of the advantages of wood shake and shingle roofs: It is able to withstand humid conditions with minimal shrinkage. Wood is a natural insulator for both cooler and warmer temperatures. Wood shingles offer a tailored look while cedar shakes present a rustic, rough-hewn appearance. Do not rust when installed in moisture prone climates. Aesthetically pleasing—offer a unique look, many types of wood roofing will age to a silvery gray over time which some homeowners find to be visually appealing to an aging home. Wood shakes are a recyclable material, often recycled into wood chips. Some of the disadvantages of wood shake and shingle roofs: Require more maintenance upkeep compared to most other roofing materials Are more likely to incur an insect infestation. Are susceptible to ultraviolet sun damage, but also do not do well in heavily shaded areas as the wood must breathe and dry out. Are not recommended for climates that experience excessive humidity changes throughout the year as the wood will measurably contract and expand. Requires treatment with preservatives to reduce mold and moss growth, insect infestation, and to prevent curling and warping.

Quality on the Outside and Inside

You've probably heard of the term McMansion that is the nickname referring to homes that are large in size, located on a small yard with close-by neighboring properties, and have expensive front elevations of brick, stone, or stucco. But, when you tour the sides and rear of the home you find standard siding and less costly details in the rear. These homes often have high-grade interior finishes and features as a trade-off to a high-quality exterior and landscaped yard. Luxury homes, in contrast, are exceptional on both the exterior and interior. It would be an injustice to consider a McMansion that is high-end on the interior and front elevation only to be comparable to a luxury home that is superb in all its interior and exterior features.