Emily Henderson's Blog, page 204

Want To Start A Reno But Not Sure HOW??? Contractor 101: Tips, Tricks and Actual Matchmaking With Jean Brownhill

Ok, there are few things more intimidating (in the design world) than the planning stages of a reno… especially if it’s your first time. It’s basically like having a baby. You dream of happy days, plan how you will raise them right, and check to see if having one will put you into financial ruin. Ha. It’s wonderful and terrifying. However, the good thing about a renovation is that you have help. You don’t have to “raise” your new little bathroom on your own because your wonderful contractor will help make sure everything is done just right so that your bathroom will one day become a doctor, noble peace prize winner, or even President. THE DREAM. But finding this magical contractor that you can trust can be difficult if you don’t know where to start.

We get A TON of renovation/contractor questions which makes sense because like I said it can be intimidating. So to alleviate all (or hopefully many) of your burning questions we decided to turn to the contractor finding pro, Jean Brownhill. Jean is the founder/CEO of Sweeten which is basically a matchmaking service for people who need to find awesome, trusted contractors. Later in the post, she talks about her story and why she started this GENIUS company but first let’s dive into all of the contractor questions.

WAIT one more thing! The fun doesn’t stop with this post. For even more answers (and a chance to ask your own) on this super cool topic, head to Instagram for my first EVER IG Live. I avoided doing one as long as I could because, well, it scared me but this is too important/useful not to give as much info as possible. It’s going to so fun and informative and it starts at 12 PST. Ok now we can actually get started…

Where should someone start when attempting a renovation?

There are many reasons to renovate—a growing family, work transitions, your space needs a refresh (or a full gut…)—whatever the motivation, the first step is to identify the “must-have” elements for your space. Have an idea of what’s definitively required, then make a second wishlist of “nice-to-haves.” This includes all of the changes you’d like to see but might be willing to forgo as you consider your budget. Once you have your lists, you’ll have a better understanding of whether you need an architect and/or a designer, and you’ll, of course, need a general contractor to execute the renovation. 

Your wishlists and your financial resources need to be realistic. Sweeten’s cost guides are a good starting point to get a handle on your budget. The costs go up based on the price point of materials you choose. 

What are the top things to look for in a contractor and what questions should you ask?

Contractors aren’t necessarily hard to find; the tricky part is finding the right one for your renovation based on location, budget, scope, and the intangibles that create a positive working relationship. The top of the list is whether both parties share a compatible communication style. Do you prefer phone calls or emails? Do you expect daily updates or will you defer to your contractor to set a cadence? Are you comfortable with your contractor’s plans for keeping you updated? Contractors should also be licensed and insured in states that require these credentials, but that is just a basic starting point. Tuning in to fit will help ensure that you can work together through challenges that come up. 

What are the credentials a contractor should have?

Home improvement credentials vary incredibly widely by state and municipality! Many states require a registration or license which can involve a series of documents and checks and is regularly renewed, some counties have their own process for authorizing work on a company or per-project basis, and some towns and municipalities require steps to register or obtain certain licenses. You should feel welcome to ask your contractor about what is required at each of these levels and get a feel for how they uphold these standards. You should also ask about their insurance coverage and ask that they add you and your residence as an additional insured on their coverage policy. It’s important that this research is done so that your project is covered should an issue arise. Sweeten has already done the legwork and the vetting for every one of their general contractors that a homeowner will be matched with.

What are the red flags? Any cautionary tales?

It’s so tempting to jump at the lowest bid, but contractors are not interchangeable. They offer different services, supports, and have varied portfolios and team structures that can contribute to differences in cost. Bids that are significantly lower can mean that a contractor has low overhead costs (which can signal less comprehensive insurance coverage or a lack of back-office support) or can highlight that a contractor isn’t complying with licensing standards or fair pay for workers. However, if estimates are all within close range, and you like the person who bid the lowest, you communicate well, and love the team’s work, it can be a recipe for a good fit.

How do you feel about day rates versus a total estimate?

We would typically expect to see a full estimate focused on labor and materials. Day rates can contribute to the way that labor costs are calculated but it would be unusual to undertake a major renovation on a day rate basis. And more importantly, your contract is probably going to be derived directly from the estimate that you receive, so a detailed estimate is valuable because it will lead to more specific and accurate contract terms.

Are there general ways to save money during a renovation?

The most direct way to minimize cost is to leave walls and major fixtures where they are. Moving walls, electrical, plumbing, and gas lines puts your project in a more transformative category that typically comes with additional costs for permits and specialized labor. Not that you shouldn’t think big! Just that you should be prepared for the grittier and more expensive behind-the-scenes steps that come along with major work. 

Reader Question: How do you minimize lead time and waiting around for materials to arrive? 

Lead times vary widely by vendor, manufacturing location, and stock availability. If you have your heart set on a specific handmade tile or showpiece appliance, contact the vendor directly and ask about lead time so that your process accounts for what can be a full 12 weeks or more for a specialty item. This is an eternity in renovation time when you don’t, say, have a working bathroom…!

The ideal scenario is to have everything selected and ordered before the renovation begins, but early delivery of some materials and fixtures might be impractical (no one wants to live with a giant fridge in the living room for months), so track lead times and work with your contractor to ensure that your plan generally accommodates availability, delivery, and installation sequence.

final photo by sara ligorria-tramp | from: portland project: the entry & staircase reveal



Reader Question: What are some mistakes that really cost you – like say a large gap between stove & counter??

Changing your mind on a feature that has already been fabricated or installed can have costly implications, so you really have to understand what you are agreeing to before work kicks off, or be prepared to adjust and work with your contractor to problem solve.

Even small details can have a domino effect on work that has already been done: case in point — we changed the hinges on a bathroom door in our office because we wanted more privacy near the door. This small adjustment meant that the light switch was now out of reach, and moving the light switch disconnected the trigger to the bathroom’s vent. That’s a lot of headache for something as simple as a door flip! It’s not always possible to forecast every single consequence, so be gracious about working with your contractor to understand the implications of your decisions.

Reader Question: 6 weeks from kitchen demo day? What do I need to have done, or do, so it goes so smoothly? 

Exciting! At this stage, you and your contractor should be aligned or in progress on several key points: 

Documentation is in place (do you have a signed contract that clearly outlines the game plan?)Project scope and budget are clearly defined (do you know what you want to do and what you can spend to achieve it?)Work will be allowed to kick off (do you need local permits or approval from a building management or board?)Materials are in the pipeline (do you know what you’re buying and who is handling order and delivery?)Day-to-day access is clear (do you have a plan for preparing food for you and any family members while your kitchen basics are offline and do you have what you need to steer clear of the space as much as possible?)



Reader Question: How do you know that a quote is a fair price and timeline? 

Not only is every project different, but labor costs and local requirements vary widely in different neighborhoods and regions, so it is really challenging to set a “fair” price. This is why it’s critical to get multiple estimates so you can understand how crews in your neighborhood value the work. 

Timelines also have many dependencies and project progress doesn’t always look linear. Your contractor should generally schedule the crew to maximize progress, but may also have to balance availability of materials, condo building work-day rules, logical work sequencing, natural pauses in work while materials cure or set, individual crew member health and family issues, and commitments on other projects. These are all moving pieces. 

Larger, more established teams may be able to manage these components seamlessly while smaller teams may have to incorporate gaps in crew schedules in order to run their businesses — and you may see associated costs or savings in accordance with different levels of service. We don’t want to see unplanned or unexplained work stoppages but don’t be surprised if a crew is not onsite from 9am to 5pm, 5 days a week.

We know every project is different but is there a minimum cost for say a full bathroom or kitchen reno?

Again, labor costs and local requirements vary widely in different neighborhoods and regions, so it is really challenging to set a minimum cost across the country. This is why it’s critical to get multiple estimates.

You can do some advance prep on the materials side because products like sinks and stoves generally have prices set nationally, and because you have more control over material costs than you do over labor costs. Start your research by looking at the major fixtures in the space and decide where you’d like to be on the cost range available. Do you want a $50 utility faucet or a $2,000 showpiece? Do you want a $400 electric stove or a $6,000 Italian gas range? Establish where you stand on the pieces you have control over and this will help illustrate your starting point before you account for labor.

photo by sara ligorria-tramp | from: portland master bedroom reveal (and how to pull together your own dreamy suite)



What advice can you give people who are in the process of picking back up their reno plans now that we are slowly getting back to business?

We’re looking for three levels of consensus right now: is your state and municipality allowing work to resume? Are you comfortable having a team in your space? And is your contractor ready to resume work as safely as possible? If all of those factors are aligned, get started with a virtual site visit and confirm that any estimates you have already received are still relevant because contractors may need to account for additional safety equipment and precautions that could affect their offer. Right now, many contractors have openings in their schedules and may be eager to jump-start a project. As regions re-open, we expect to see increased demand and a squeeze on contractor availability, so this is a great time to plan and prep if you can get going.

Reader Question: Tips for advocating for yourself/speaking up if you aren’t happy when you hate confrontation? 

Always give your contractor an opportunity to address a concern you have. This is communication — not confrontation! They are invested in having a happy client and a future referral, so if you aren’t speaking up because you want to avoid confrontation, you are doing a disservice both to yourself and to your team!

Stay invested in the relationship and nurture it just as you would any professional partnership. If you see an issue, describe it in a neutral way: focus on what you observe and avoid side commentary about unrelated things. For example, tell your GC that you notice that the grout lines on the backsplash are not equal in size and let them suggest an improvement, rather than complaining that you don’t like the backsplash and of course they must not have measured correctly…! 

Finally, I would love to hear about your business and why you started it!

Sweeten is a platform that matches home renovation projects with vetted general contractors, offering advice, support, and financial protection until the end of the project—at no cost to the homeowner. We know our contractors well and build relationships with them over the long term — these partnerships are vital in maintaining trust on projects over time. We take all that into consideration when matching homeowners and contractors.

I graduated from Cooper Union with a degree in architecture and went the traditional route of working for a well-known firm in New York City. After 6 years at 2 different firms, I made the jump in-house to Coach, working on their real estate development team handling global architecture for the next 4 years. After working hard and saving, I purchased my first home in Brooklyn’s Bed-Stuy neighborhood. Having spent a lot of time in the construction/design industry, I felt confident about starting my own remodel. However, I wasn’t prepared for what became a terrible experience. Despite my insider knowledge and also as a trained architect, I still wound up hiring the wrong general contractor. This showed me that there is a huge gap between what homeowners know and what they actually need to know in order to renovate. 

Out of my painful experience, combined with my passion for problem-solving, I created Sweeten. With Sweeten, homeowners can enter the details of their renovation project and be matched with a shortlist of fully vetted, licensed, and insured general contractors, while having access to expert-level support to help bridge the gaps in knowledge and trust, plus peace of mind that Sweeten is here to help until the project is completed.

It’s me again. Some of this I knew and totally agree with and some I hadn’t thought of but WOW is so incredibly helpful. I can’t thank Jean enough for taking the time to answer these questions and being my first IG Live guest (remember it’s at noon PST). Let me know if you have any other general, general contractor questions, tips from your own experience, or even horror stories. Are any of you about to start a project? Let’s talk all about them in the comments xx

Final Opening Photo Credit: Photo by Sara Ligorria-Tramp | From:  It’s Finally Here: The Reveal of the Mountain House Kitchen

The post Want To Start A Reno But Not Sure HOW??? Contractor 101: Tips, Tricks and Actual Matchmaking With Jean Brownhill appeared first on Emily Henderson.

Budget Rooms Are BACK! With A Very Colorful Nursery (Per Your Requests)

I was truly shocked when I did a deep dive into our archives to find out that it’s been over TWO YEARS since we have done an actual Budget Room Design: 1 design at 3 different price points. First off, wow, time has flown by since I did my very first budget boho bedroom. And not gonna lie, I am a little embarrassed to share it with you all. I can officially say that my style has drastically changed over the past 3 years. Secondly, the Budget Room posts were one of my personal favorites as a reader prior to working at EHD so I am excited to bring it back today in a very bold way.

Last week, Caitlin pointed out a very fun observation, there are a lot of women who are a few months out from their due date. And now I can’t stop noticing it, it’s like when you finally watch a movie and then it feels like everyone is suddenly talking about it. A lot of friends, family members, and even some of you readers have shared over on our EHD Insider Community that you are preggers and are quite far along now. Thanks quarantine.

The Pink Dining Room Erik Designed BEFORE He Found His Apartment

Dear Distinguished Guest, At the request of Erik Kenneth Staalberg (that’s me), you are cordially invited to dine (virtually) in the Pink Parlor, upstairs at Suite 4, for an evening of unapologetic prissy fabulousness.

Hi yall! Charmed to have you back in my home for another room tour! Today we find ourselves in my scrumptious teeny tiny formal dining room. Doused in Benjamin Moore “Unspoken Love” and dripping in brass accessories, this room is the flashy one of the bunch.

Unlike my lime living room, which was an organic process that developed naturally, my dining room had been a twinkle in my eye for some years. Before I had my own apartment I had this style vision that now has become a design prophecy fulfilled. As any good glamour girl knows, pink and blue, especially in pastels, are a winning pair and to have that daintiness in what is usually the most formal and stiff room of any house provides a happy alternative to something typically moody. So with frothy pink walls, a good dose of ’60s chic, and lots of dutch blue delft porcelain that I inherited from my little dutch grandmother, I created my Pink Palace. My little slice of Barbie’s dream house.

This was the first room I tackled when I moved into my 1930s 1 bedroom apartment. Originally the room was painted a dingy taupe that made the room incredibly dark. Obviously with some new paint came a changed energy and the room quickly fell into place. I scored the Mid-century chandelier from an estate sale website for a record 30 BUCKS! The natural jute round rug at Target for 60 BUCKS! And the mirrored bar cart that my mother spotted on triple sale at Pottery Barn for 100 BUCKS! You could almost say this room was fate. Do you have chills yet?

As a prop stylist, I have a soft spot (read: unhealthy obsession) with beautiful decor accessories that serve no purpose which is why I had to put up shelving immediately. Not wanting to spend a ton of money, I got the cheapest wall mounted shelving from Lowe’s. To make it feel more glitzy I spray painted the hardware and brackets an antiqued brass. With the heights of the shelves being adjustable, this has become my favorite place to STYLE, PLAY, EVERYDAY! Emily has taught me well! I have an ever-expanding collection of blue and white porcelain and brightly hued colored glass objects, and the shelving is the perfect way to enjoy them over my morning cup of espresso.

My latest purchase was the white Saarinen tulip table that I bought off of a friend who was moving. Pro tip: Always have your radar on friends hand-me-downs – that’s how you can score the best deals! I originally bought the Ikea version when I first moved in but I always knew it was a place holder for the real thing. After several years of covering it with a vintage table cloth when I had company over, I finally leveled up! Now it stands proudly bare in the center of all my soirees.

I adore hosting tasteful, sexy, little dinner parties (well not of recently) and this small intimate place is the perfect setting. Dressing the table is my love language and it really shows who you are dining with how important that time together is. If you come over for dinner at my place and there are paper napkins and no candlelight, you better eat and run because clearly I’m not your fan. Take the time, especially for supper, and dust off your grandmother’s china and use the nice crystal serving ware. Life is too short to not use your very best stuff. You are worth it. 

Since this is a space for fabulous city gals, I had to represent my nerdy fixation with the iconic Sex and the City series. After my dear friend Cait Raft @caitraft gifted me an illustration of my muse, the character Samantha Jones, I had the idea to commission the other three characters from three different artists. Sometimes finding art you connect with isn’t always easy, but a great way to change that is to approach artists you admire about collaborating on a commission. I adore how each artist has their own style and yet framed identically, they still feel like a set. These four ladies will live many lives in my future homes, but for now they watch over the bar, blessing the martinis. 

My Pink Parlor has been a dream to make a reality. An enchanting place to break bread and pop champagne with loved ones. That has always been the goal for this room. Anyone who has dined here can attest to its infectious magic. Or maybe that’s just the champagne talking…Cheers! 

And because who doesn’t love a before and after…

Design by Erik Staalberg | Photos by Sara Ligorria-Tramp

The post The Pink Dining Room Erik Designed BEFORE He Found His Apartment appeared first on Emily Henderson.

The Link Up: Ryann’s New Favorite Denim Shorts, Jess’ Go-To Good Mood Song & Sara’s MUST HAVE Skin Serum

design by roman alonso | photo by stephen kent johnson | via architectural digest

Hello friends. We hope you had a lovely weekend and are staying safe and healthy. In case you missed it, this week we hosted our very first Zoom Happy Hour Q&A with Emily on the EHD Insider Community and it was so. fun. Thank you to all who attended and submitted questions. If you want to attend the next one and have a little cocktail (or mocktail) with us, sign up! Now, here is what team EHD is into right this week:

This week’s featured home tour isn’t so much a tour but an appreciation of Hans Wegner’s Iconic Wishbone Chair and one of its greatest admirers is Roman Alonso of Commune Design (an EHD design firm favorite). He says he has 24 in his home because they are so comfortable. Y’all 24!! We have to say that we love the red one he is showing off in this shot but also THE READING NOOK. Everything about it is just wonderful. Can you pick a favorite detail? Is it the wallpaper accent? The patterns on the chaise? Tell us in the comments:)

From Jess: Last week I discovered musician Tommy WA (via Shoppe Black) and I love everything about his smooth folk style. Listening to his music will make your body involuntarily (but joyously) sway and immediately smile. He only has a few songs on Spotify (Riverbank is my favorite) but his Instagram has more. Check out his song/video and make your Sunday much much better:)

From Ryann: Let’s talk denim SHORTS!! I love denim shorts as I am sure I have previously mentioned here and I recently found my new favorite pair. They are roomy and have just the right amount of stretch. They are called The Perfect Jean Short for a reason (and right now they are 40% off!).

From Sara: This upcoming election is gonna be a BIG one, and if you don’t live in a battleground state you might be feeling a little helpless as to how you can make a bigger impact. Well now, via Vote Save America, you can adopt a battleground state. Choose between “adopting” Arizona, Florida, Michigan, Pennsylvania, North Carolina, and Wisconsin, then get emailed a tool kit for exactly how you can support organizers and volunteers on the ground in those states (and I promise it’s not just donating money). You can also make sure you’re registered to vote or register to vote if you need to!

Also from Sara: I got this vitamin c serum a few weeks ago and have really liked it. I feel like it’s super skin brightening so far! Velinda once told me that vitamin C is the second most important thing you can put on your skin (first being SPF) and I’ve used a vitamin c serum every since.

From: Julie: When you are trying to design your own ‘purple moment’ in your bathroom and come across this all out purple tile design by Ayromloo Design. speechless.

From Caitlin: Okay, I have about a million money management apps on my phone and I always burn out on them, but I FINALLY found one that I really, really like! It’s called Albert, I’ve had it for a little over a month and it does a ton of standard budgeting stuff, but my favorite feature is that it can auto-save funds for you. I’m notoriously not great at remembering to “pay myself first,” but Albert analyzes my checking account and automatically pulls nominal amounts into a savings account. I’ve already saved 70 dollars without doing anything! (I know it’s not a fortune, but it’s A START, okay?!) It also told me how much I was spending on subscriptions ($121! Was I accidentally subsidizing all of America’s Netflix accounts?! No more!) and it was able to negotiate me a lower rate on my internet bill! The best part is that IT’S FREE but they also have a pay-what-you-want tier where you can text experts for real-time advice on your own finances. (I decided to pay $7/month because I love the app and sometimes I need help from someone smarter than me.) PS. I’m still a Robinhood loyalist for stocks…but Team Albert for everything else.

From Mallory: Been looking for a snakeskin summer sandal to replace my snakeskin winter boots and OH BOY I found her (and she’s only $60, originally $138!!) You guys know how I feel about a deal.

That is all we have for you today. Have a lovely Sunday and come back tomorrow for a REALLY fun reveal. xx

Opener Image Credit: Design by Roman Alonso | Photo by Stephen Kent Johnson | via Architectural Digest

The post The Link Up: Ryann’s New Favorite Denim Shorts, Jess’ Go-To Good Mood Song & Sara’s MUST HAVE Skin Serum appeared first on Emily Henderson.

Mirrors are Better Than Art… Caitlin’s CONTROVERSIAL Hot Take (And 81 of Our New Favorites)

If you’re a design blog reader, I’m sure you’ve heard the standard spiel for mirrors — they make a room look bigger. They bounce light around. They can trick the eye. They add style. ETCETERA ETCETERA. You get it. But today, I’m here with a new, quarantine-inspired argument for mirrors. I’m about to make a bold statement, so get ready: if you’re designing a space and you love to switch things up, mirrors may be a better investment than art. (At least to start.)

I KNOW. That’s a big claim. And I’m not like Narcissus over here, or trying to create my own personal Versailles, or building my own DIY infinity room…but y’all, mirrors are like the dress of the decor world. They’re one and done. A mirror makes your space look like you’ve put a ton of effort in, when in reality, you’ve just hung one thing. Say goodbye to your gallery wall stress! Just put a mirror there. It’s easy! Wanna get really fancy? Two mirrors!

photo by sara-ligorria-tramp | from: moto reveal: emily bowser’s bedroom “after” is unrecognizable from the “before”

Let me sing some more praises: A few years back, I bought *the* round Target mirror (does everyone own this, or does it just feel that way?) and it’s since hung everywhere in my home — in my living room, in the space next to my front door, in my hallway, in my bedroom…the list goes on. It’s a WORKHORSE. And since it’s reflective (breaking science news: mirrors reflect!), it always looks good. I never have to worry about colors clashing or about art just seeming a little ~off~. 

I feel the same way about my full-length mirror — I’ve hung it horizontally over a sofa, used it on a north-facing wall to reflect my afternoon sun in my living room, and propped it up in my bedroom to help me get ready in the morning. Here’s the reality: when it comes to flexibility and bang for your buck, mirrors are just a more cost-efficient option. Even the most expensive floor mirrors are often cheaper than *just the frame* of a similarly-sized art piece! ARE YOU STARTING TO AGREE?

photos by sara ligorria-tramp | from: (left) julie’s huge (and diy packed) bedroom upgrade, (right) jess’ long awaited (small space) living room reveal

Julie’s bedroom and Jess’ entry are perfect examples. Both spaces called for something a bit larger, but a big piece of art in either of these spots would have overwhelmed that room and fallen a bit flat. Sure, these mirrors are bouncing light around — both are across from windows — but more importantly, they’re also sculptural and interesting. IT’S BETTER THAN ART, Y’ALL. And you know what else? Both these mirrors will continue to look good, wherever they are placed, FOREVER. That’s a worthwhile investment in my book! ARE YOU FULLY CONVERTED NOW?

Hopefully, the answer is yes because I’ve rounded up a ton of our new favorite wall, floor, and mantel mirrors. We have ones for every budget and price point so you’re guaranteed to find something that works for your space! I looked at about one million mirrors for this post (and then Jess helped me vet about a million more), so I can pretty definitively say that this is the best roundup of good-looking mirrors for good-looking people out there.

photos by sara ligorria-tramp | from: scott’s bathroom makeover with parachute

And while I’m personally rocking Target and Ikea in my home, the more expensive options included are actually thicker or made from a better grade of glass which means that they’ll last longer, won’t make you look wonky, and they’ll still reflect evenly when hung on uneven walls (because, as I learned, sometimes it’s not the mirror that’s the problem — it’s where you hang it!).

We’ve arranged by shape (and one by type) but keep in mind that there’s a ton of flexibility here! Hang a pair of two next to each other over your vanity instead of a big builder-grade option. Flip a floor-length mirror on its side and hang horizontally in a hallway. Throw up a million mirrors so your room looks like an Instagram exhibit. THE WORLD IS YOUR OYSTER. Let’s kick it off with the classic rectangle, yeah?

PS. At the time I’m linking these up, A WHOLE BUNCH are on sale — like, 20-40% off (the prices on the roundup are full price, so a lot will be cheaper if you click through). Apparently this is a good weekend for mirror shopping. What lucky timing for me! And maybe for you?

1. Rectangular Mirror with Rounded Corners | 2. Kai Mirror | 3. Metal Beveled Venetian Wall Mirror | 4. Bar Harbor Bone Inlay Mirror | 5. Horizontal Yaquina Mirror | 6. Vintage Brass Mirror | 7. Ruban Mirror Rectangle |8. Rounded Rectangle Framed Mirror | 9. Studio McGee Mirror

There’s a great customer shot on the Target site of #1 being used as a vanity mirror, but I’m really partial to #6, which is vintage and nearly 4′ tall. It’s a perfect statement piece for an entry or powder room!

1. Arc Mirror | 2. Glen Ellen Mantel Mirror | 3. Conner Entryway Mirror with Hooks | 4. Tulca Mirror | 5. Over the Mantel Mirror | 6. Half Round Mirror with Shelf | 7. Daisy Black Metal Wall Mirror | 8. Arch Shaped Mirror | 9. Arched Mantel Metal Framed Mirror

The classic arch. Most of these are perfect for mantels (you can see #9 in action in Sara’s house!), but there’s something to be said for the storage options like #3 and #6, which can pull double-duty in a small entry space. Also, can you spot #8 in this shoot?

1. Hub Floor Mirror | 2. Grace Bone Inlay Floor Mirror |3. Yosemite Falls Floor Mirror | 4. Wood Wall Leaner Mirror | 5. Walnut Acorn Mirror | 6. Tall Wall Mirror | 7. Wood Leaner Mirror With Live Edge | 8. Georg Mirror | 9. Nissedal Mirror | 10. Leni Leaning Mirror | 11. Hovet Mirror | 12. Safi Floor Mirror | 13. Salvaged Door Mirror | 14. Gleaming Primrose Mirror |15. Penarth Walnut Floor Mirror | 16. Bogart Oval Floor Mirror | 17. Deco Oversized Mirror |18. Folded Ellipse Standing Mirror | 19. Hovet Mirror | 20. Floor Mirror | 21. Obregon Beveled Accent Mirror | 22. Paul McCobb Wall Mirror | 23. Temescal White Oak Floor Mirror | 24. Narrow Full Length Metal Mirror

We’ve hit the true motherlode here, folks. My hands-down favorite here is #17 — it’s oversized (almost 4′ wide!) and perfect for the problem corner in my living room. I also love the super modern and organic shape of #12! And #1, #10, #20, and #22 are perfect for bringing a little extra style-able storage to your bedroom.

1. Round Decorative Wall Mirror | 2. Embroidered Fringe Mirror | 3. Lucrezia Accent Mirror | 4. Mira Mirror |5. Amber Circum Mirror | 6. Black Bamboo Flower Mirror | 7. Cuzcaja Round Mirror | 8. Rockton Modern Mirror | 9. Eclisse Double Mirror | 10. Groovy Velvet Mirror | 11. Large Ella Mirror | 12. Wall Mirror | 13. Brass Handcrafted Mirror | 14. Round Metal Framed Mirror | 15. Fabric Wrapped Mirror

Round mirrors are a timeless classic — they look great in every room. The leather hang detail on #3 is so special (and potentially DIY-able, for my crafty pals out there!) and I’m really taken with the amber tint of #5. #8 is also ENORMOUS and a great deal for its size.

1. Bangles Mirror | 2. Capsule Framed Wall Mirror | 3. Rogue Small Oval Mirror | 4. Angui Mirror | 5. Oval Acrylic Mirror | 6. Poise Mirror | 7. Lindbyn Mirror | 8. Narrow Tall Wall Mirror | 9. Stamped Metal Mirror

Y’ALL. Pill-shaped mirrors are SO MODERN and wonderful. Be sure to check the dimensions on some of these, as they can pull double-duty as a full-body mirror (looking at you, #7). The Peruvian artist behind #8 also has a ton of options and shapes available!

1. Woven Mirror Artwork | 2. Scalloped Wall Mirror | 3. Round Gold Mirror | 4. Oval Evan Mirror | 5. Rise & Shine Wall Mirror | 6. Tufa Wall Mirror | 7. Pinched Rounded Corner Mirror | 8. Kacey Monogram Wall Mirror | 9. Teardrop Gold Mirror | 10. Leslie Beveled Wall Mirror | 11. Brass & Lucite Shield | 12. Saylor Wall Mirror | 13. Suva Rough Cast Mirror | 14. Abate Slatted Mirror | 15. Pond Mirror

My favorite section! I’ve written about my love of #1 before and nothing’s changed. It’s so versatile! I’m obsessed with the scallops on #2 (especially when hung horizontally) and so delighted that #5 is basically the mirror equivalent of a bolo tie. I also have to call out #13, which is aluminum but almost looks like plaster (worth a zoom in!) and #15, which was the impetus behind writing an entire post about mirrors.

AND OKAY, HIT THE BRAKES. We’re done here. WOW. That’s a whole lotta glass and a whole lotta links, right? With all this said, when it comes to mirrors, it’s always worth checking Craigslist, your local thrift store, or your nearby flea market (if any of those are an option for you right now). You can find some really special vintage pieces at really special prices!

But in the interim, did I miss any favorites? Have I convinced you to swap out some art for a mirror? (You’re the real work of art, anyway!) (I’m not sure if I’m allowed to hit on the readers in our posts but I’m giving it a shot.) HAPPY FRIDAY. Can’t wait to chat with ya

A Case For The “Forgotten” Floor Lamp + 39 of Our Favorite Picks

***Join us over on the EHD Insider Community at 4 pm pst/7 pm est for a Happy Hour Zoom chat with Emily and the EHD team. We’ll be answering your questions (personal, business, and the like) and enjoying each other’s company. RSVP here!***

“The Case of the Forgotten Floor Lamp”…that’s what I really wanted this post to be titled (and then Jess changed the title…haha). It sounds like a Nancy Drew Mystery novel or The Boxcar Children book that I for sure would’ve begged my mom to buy at my elementary school’s book fair. Because, a mystery about interior design??? I. Am. There. So when Emily casually brought up in our Zoom meeting the other day that we should, “make a case for the floor lamp” I was ready. For the past couple of years sconces are what everyone, including us at EHD, have been talking about. From the micro bubble sconce trend to the large swing arm ones that replaced the traditional chandelier, they have been popping up everywhere in interior design. This may be because there are more plug-in and affordable sconce options than ever before. So, did the sconce replace the floor lamp? Well, I am here today to tell you why it has not.

One of the first things you learn in school for Interior Design is the importance of good lighting, natural and artificial kinds alike. If you are a renter or looking to revamp the design of your home I’d always say to first invest in quality window treatments and light fixtures that will enhance not only the style but lighting of your space. Good lighting means that you have two or more light sources at varying heights in your space, these can include a ceiling light, sconce, table lamp, & last but not least a floor lamp.

Here’s why you shouldn’t forget the floor lamp…

Makes a Room Feel Balanced & Adds Architectural Interest



photo by sara ligorria-tramp | from: new moto reveal: emily bowser’s “refreshed for function” small living room makeover

In Emily Bowser’s living room above, you can see she was an overachiever and has included all 4 light sources.

Have An Unused Nook Begging For Some Attention?? Make It A Beautiful At Home Office

We get the “what do I do with this awkward/unused space” question A LOT. And we totally get it because designing even a normal laid out space is hard enough. But today we have a GREAT solution that I think most of us in desperate need of. I am extremely excited to formally introduce blogger, DIYer, and designer, Tiffany of Pretty Real (check out her patio in yesterday’s post). When I came across her Instagram I was immediately taken with her joyful and approachable aesthetic. And then when I saw her One Room Challenge I knew that so many of you would both relate and be inspired by her warm but minimal (drumroll please)… office nook. I mean look at it! Tiffany is a mother of 3, with a husband who also works from home. So with everyone needing a place to work, she decided to give her dining room a break and really utilize an underused area.

I also wanted this reveal to be part getting to know Tiffany and part getting into the nitty-gritty of how she created this space. So grab a cup of coffee (or wine depending on the time of day…or not;)) and let’s have a blog chat.

“Mercer” Print | Frame | “Moth ii” Print | Frame | Rattan Pot | Brown Planter | Wonders of Man Book Set | Brackets | Coil Basket | Hanging file Holder (Spray Painted) | Folders | Pencil Sharpener | “Here With You” Print | Gold Desk Organizer | White + Brass Stapler | Chairs

What prompted you to start blogging and when did you start? 

I started blogging over 10 years ago. Of course, it’s completely different today than it was then so please don’t look back at my old posts! A friend and I started it together- it was called Taste{FULL} and primarily focused on fashion, parties, and food- much different than my focus now. The blog was initially my friend’s idea, but I quickly came to see it as a creative outlet and a fun way to express myself. It continues to be that and combines my love of writing, photography, and inspiring others to celebrate their families and create a home they love.

How would you describe your style? (Sorry it’s such a hard question!)

This always stumps me. I’m a sucker for trends which does me no favors in figuring out what’s really my jam. I think at my core I’m vintage/modern which I know sounds like a rug category but I can literally start planning a room and before I know it I have one vintage-inspired design board, and another that’s completely mod. I try to mix the two (I love the tip that you should have something old in every room- wait, did I learn that here?- and find that I do that naturally) while also creating a cozy and comfortable vibe. I love clean lines and try as I might, I just don’t love pattern outside of geometric/ethnic varieties.

anyone recognize that wall notepad from this post?



Emily has little ones, but your kids seem to be a bit older thus making actual school a non-negotiable. That must be a bit of a challenge (understatement??) under quarantine. Was this what prompted your ORC idea?

My kiddos are 10, 8, and 5 and yes, yes, yes. They were 100% the inspiration for the ORC project although somewhere along the way I realized that I too, need a workspace. It began with my daughter asking for a family computer for gaming (how am I even old enough to have a kid into gaming??) and we thought it would be a great idea to have a centrally located place for a computer- screen facing out if you know what I mean. And then Covid-19 happened and we realized it would also come in handy for remote learning. Unfortunately, we are slow with home projects, so we didn’t make the cut there, but we’ll be ready if remote learning is required come fall.

What was the biggest challenge of designing/installing the space?

Hands down it was budget (it’s always budget!) and sourcing the wood. We really wanted cabinetry but just couldn’t make the investment work so we decided to splurge on white oak and attempt a built-in look so that it would look substantial without cabinetry. 

Speaking of budget, do you mind sharing yours?

Here’s a breakdown (estimate but close):
Wood: $500
Hardware: $160
Chairs: $200
Wall Treatment: $200
Paint: $20
Accessories/office supplies/decorative: $300
TOTAL: $1,380

yikes that wood is stunning!



Any “fun” hiccups where you had to adjust the design?

I mentioned the wood- we must have gone to the lumber yard 10 times. It was difficult to find wood in the species and size we wanted. In the end, the shelves aren’t wall to wall nor floating- both part of the original plan- but I’m really happy with what we ended up with.

Where did you source the pretty wood you used? Was that a hard process?

A local lumber yard and yes. I don’t know if white oak is hard to find everywhere or just here (North Carolina) but it required lots of visits to the lumber yard (of course the first few don’t count when we were showing up at 2 pm and expecting the good stuff to still be there!). In the end, we settled for a narrower desk (even after joining two pieces together) and shelves that didn’t quite go wall to wall (we joined two pieces together for those too!). We also used brackets rather than float them since we were having a hard time finding 8/4 wood in the length we needed.

Jess here! I can attest to the wood finding process to be A PROCESS (and good wood isn’t cheap). Just be patient and keep an open mind.

Do you have a favorite detail?

The brass sconces are my favorite. I found one on clearance and then a couple months later another one appeared at the store. This was probably a year ago but I kept the faith and had been saving them for forever, waiting for the perfect place. 

Hot Tip

If you love the exposed bulb look like Tiffany's beautiful sconces but want them at eye level then make sure to go for an opaque bulb like she did. This way it can have the exposed look without going blind. THE DREAM.

Any tips or tricks for installing a baseboard after you put up the paneling?

We reused the baseboard that was there. After carefully prying them off, we removed the nails, cleaned them up and repainted them before nailing them back on with a finish nailer. No adjustments were needed for the back wall. The side baseboards had to be cut shorter to account for the thickness of the paneling.

How did you adjust the outlets to account for the paneling on the back wall?

My husband used electrical box extenders (make sure to do this prior to attaching the paneling). We learned that the hard way for the shiplap in our kids’ bath.

Is the desk secured to the wood supports or is it sitting on top?

It sits on top but was also glued. The process is on the blog. My husband plans to attach small L brackets for extra support. But you’ve heard of the 90% club, right? Cause we’re in that.

Sara’s Main Closet Makeover – A Story Of Four Wallpapers

A lot of projects have been slow moving, or even have come to a grinding halt recently. My primary closet is not one of them. We are moving full steam ahead on this project, and I am GIDDY about it because we’ve been living off a metal garment rack, and a too small front closet for a year and a half. But even that is a big improvement over what used to be in the primary bedroom, which was an added on box that used to be where our new bedroom door entrance is:

that closet is now a flat wall and the entrance to our primary bedroom from the TV room

The space that is now the closet used to be a strange square space “through room,” that connected the kitchen to the primary bedroom, and also housed the primary bathroom entrance. Here is the floorplan so you can see what I mean:

Here’s what it looks likes right now:

really cool shoe storage solution | at least the garment rack has a “closet” to live in

Is it ideal? No, but it hasn’t been AWFUL. When we first moved in I was actually living out of a single suitcase, and it really proved to me how FEW clothes I actually need to dress myself. So, I’ve been able to whittle my wardrobe down significantly.

This is great for three reasons: First, my clothing just takes up less space. I still need a little bit more room than Mac, but overall, we’re pretty evenly split. Secondly, I actually wear more of what I own. I used to horde so many pieces, but the truth is I’m not a fashion risk-taker and I end up wearing the same pieces over and over. And lastly, already having a small wardrobe helps me keep my wardrobe small.

a trip down memory lane, back to when the closet was just a box of dry wall . . .

But now we’re super lucky to be working on designing a primary closet that really functions for what we want and need! I think the best part about this closet is that, since we designed it from the ground up, we were able to add in a Velux sun tunnel in the ceiling, and a small window on the right-hand wall. These two things bring in SO much natural light, which is rare in a closet. And they make the closet feel more like a “room” than a “closet.”

The other detail in here that makes this space feel super special is that custom, vintage-inspired, brass sconce over the window from Light Work Design Co., an independent lighting shop on Etsy that created for me my DREAM sconce after I wasn’t able to find exactly what I was looking for anywhere online. Seriously, if you want something special and want to support a talented independent maker please check Light Works Co.!

The closet really is almost done, it just needs the actual CLOSET system to complete it.

We worked with The Container Store to design a custom closet plan using their Elfa Decor line, and even though we haven’t installed it yet, I’m already in love with it. The design process was wildly easy and Barb, our designer, literally pulled together the closet of my dreams right before our eyes over a video conference call. In full transparency, I was totally blown away by how easy and happy I was with the design process. Here’s where we landed:

left & right side of the closet, the back wall in between them will have a full length mirror

There are enough hangers, hooks, and drawers to satisfy both Mac and I. And there’s the sweetest little vanity moment happening under the window and dream sconce. My vision for that area is displaying all of my perfumes there, along with a little vintage piece of art, and a view to our newly stuccoed back wall that will be soon covered in climbing greenery.

We could stop there. The closet, with the sun tunnel, window, dream sconce, and perfect closet system would all make for an awesome closet. But . . . what is a closet without a minor existential design crisis? I mean, truly. So, I’m having a bit of a traditional maximal moment right now. What does that mean? I’m still working that out, but essentially I’m really missing some bold risks in our house. A few exciting moments, like our TV room. At the same time, I want those bolder moments to feel period and natural in our home. So I’m thinking wallpaper, moody paints, and more color.

this is how you sample wallpaper, right?

That’s why I want to wallpaper our bedroom closet from top to bottom. All four walls, and the ceiling too. We wallpapered our vanity nook at our old apartment, and it was my favorite moment in the whole space. I truly feel, at my core, I’m a wallpaper person. And our house needs more wallpaper in it (help me convince Mac that we need to wallpaper the ceiling in our TV room with this). The only question is WHICH WALLPAPER? After hours of looking online, and staring at 20-30 samples, I narrowed it down to TWO options. Willow in Japser Green from Bradbury & Bradbury or Bachelor’s Button in Ecru from Morris & Co. Both wallpapers were actually designed by Victorian-era textile design icon William Morris, who had a big thing for medieval motifs. He’s a favorite designer of mine, and his work just happens to fit perfectly into a Craftsman home.

But then PLOT TWIST. After talking about my deep desire for a bold wallpaper moment in my closet, the EHD team told me that the ones I had picked out were ummm… not very bold and I might be sad that I didn’t take a bigger risk. Fine. They might be right. So here are my new top four “bolder” contenders.

OPTION 1 – Strawberry Thief

This is SUCH A SWEET WALLPAPER. I’m in love with these little bird friends. This pattern was designed by Victorian-era textile design icon William Morris, who had a big thing for medieval motifs. He’s a favorite designer of mine, and his work just happens to fit perfectly into a Craftsman home. My only quandary is if this paper is a touch too whimsical and playful, and difficult to design around with the master bedroom.

OPTION 2 – Pimpernell

Another William Morris design, and this one he actually used himself in his own dining room. COMPELLING. I love the earthy colors and the super classic design. It feels a little more “refined” than his Strawberry Thief motif above. But is it snoozy?

OPTION 3 – Chiavi Segrete

Another green option, this one covered in a pretty green foliage with hidden keys throughout. I really like this one, and feel like it’s a touch whimsical, a touch refined, and all green which is just my eternal favorite color. I also think this design could transition with a lot of design directions we take for the main bedroom. Mac likes the pattern as a concept, but isn’t sure he likes it as a whole.

OPTION 4 – HONEYSUCKLE & TULIP

One more William Morris paper to round out the options – but this one is all light, neutral, and very subtle. I like that it still has a lot going on in the design, but maybe doesn’t scream “LOOK AT ME!” It’s definitely not bold though . . .

So what do you think friends – whimsical and fun, traditional and refined, bold and green, or neutral and subtle? Help me, please.

And if you too are in need of some wallpaper boldness in your life head to our online wallpaper resource post.

The post Sara’s Main Closet Makeover – A Story Of Four Wallpapers appeared first on Emily Henderson.

The Fresh #ShowEmYourDIY: 15 DIY Ideas to Transform Your Sad Backyard

Welcome to new and improved #ShowEmYourDIY: Outdoor edition. The feeling about these seem to still be mutual: we love seeing/showing off all of our readers’ amazing work and homes, and you guys seem to be loving reading all about it, so we’re back with a no-brainer topic that means more this year than ever! Our backyards have become our safe havens, so sprucing up our outdoor spaces is pretty imminent (heck it’s already July 15th). I know it can seem daunting to look out into a yard that is crying out for help and not know what to do /think it’s going to cost a fortune or need a professional. BUT if these now 15 projects are any indication, it’s very doable, I promise. Get ready to sit back, sip a cold drink and let that charred smell of grilled sausages all up into your nostrils.

A Stunning (User-Friendly) Pergola

First, let me start with a very exciting DIY… That incredible pergola!

Last summer, Tiffany of Pretty Real, decided it was time to tackle her backyard and create a dream lounge/entertaining area. She started with extending her concrete slab (the more budget-friendly option to a floating deck at $2,500) to fit her soon to be DIY’d awesome pergola. The idea of building a pergola has always been intimidating to me. I mean what if it came crashing down because I didn’t support it correctly?! Luckily Tiffany found Toja Grid. It’s a company that sells those black brackets you see above. This way you can confidently DIY a pergola without any fear of it “unexpectedly falling down.” Tiffany wrote a whole post on it here but the dollar breakdown was around $800 for the Toja Grid hardware and about $300 for the lumber. So for $1,100, her whole family can enjoy endless summer nights in their backyard under that pretty epic pergola.

Two updates in one post? Yep! Tiffany said that staining the pergola black was always the plan but you know… life happened so they waited a year to finish their project. Both versions look great but I LOVE the black stained version. If you are thinking about staining your current pergola for a needed facelift or plan on DIYing one after seeing this, here is the stain she used. However, if you want some more info check out her post about the whole process here. Also yesterday Tiffany wrote a post about her DIY outdoor movie theatre (What can’t this pergola do?)

The Perfect Sunroom

Now let’s head back inside, we’re just dipping our toes into “outdoor” but it’s actually a sunroom because that’s kinda outside, right?

Fun fact, we actually have already showcased Avery’s handwork in the DIY kitchen post where she transformed her kitchen for $250. But when she heard about our DIY outdoor space callout, she emailed us this room and it was too good to pass up. We play by our own rules and definitions here. This awesome transformation took six weeks and cost $650 (minus the rug and curtain dye). She first painted the space with Sherwin Williams’ Extra White, the accent wall with Aubusson Blue from Annie Sloan and the floors with gray epoxy paint. She then, with the help of her brother-in-law, built a bed swing, transformed free tree stumps into coffee tables, and then made custom olive drapes by dying basic white IKEA curtains. For the rest of the pieces, she either owned them or thrifted. My biggest question to her was how did she feel secure about the swing and her advice was to just make sure that “you screw your eye hooks into ceiling joists.” Noted for the future. It looks awesome and if you want more info go here and for the swing DIY go here.

Shall we officially head outside again?

Stenciled Concrete (YES it’s painted)

I mean this entire transformation is insane but likely the most impressive part of Kristin’s outdoor space is her DIY concrete stencil. Ya’ll (I’m stealing “ya’ll” from Caitlin:)) the total cost was $90. Yes, your eyes don’t deceive you! So for under $100 you too could make your bland gray concrete into something so fun and special. Kristin has a whole highlight on her Instagram for you to look at and learn all of her tips and tricks.

The Gravel Marvel

When Melissa and her husband bought their 90+-year-old home they knew a lot of love was needed for their backyard. So over 2.5 years, their yard went from falling apart to looking brand new. The first thing they did was tear down the old fence. Instead of rebuilding it, they repurposed some of the pavers from the ground and created a small retaining wall (needed due to the sloping of their yard). They then dug out all of the grass and built those great garden beds and added pea-sized stone all over. The last DIY was that awesome cedar walkway. Since the rest of the yard had gotten a facelift, they decided to say goodbye to the cement walkway because it looked out of place. It was definitely the right call and the whole space looks fantastic. Like I said before, this project took them about 2.5 years and a rough total of $2,700. Well worth the wait!

The Modern Wall Disguise

Now I’m pretty excited to show you this next DIY because I feel that A LOT of people deal with similar less-than-ideal backyard plaster walls. This is how Anita made her’s nearly disappear.

Anita decided she was tired of looking at her old plaster walls so she and her husband DIYed these very cool modern wall panels to help disguise them. They started by digging holes for the posts followed by pouring a bit of cement into the holes to create a foundation. Next, they sanded the posts down, set them into the holes and finished by securing them with filling the holes with gravel. Once the posts were all set, Anita and her husband painstakingly sanded the rest of the slats with an electric sander and then decided to leave them natural instead of painting which was the original plan. Once the slats were up, she added the flower boxes to add some more visual interest. They also wanted to give their cement pad a fresh look so they painted it with a soft grey. In addition to that, Anita learned how to limewash brick so the previous 90s red bricks that would have been in front of the wall now look brand new! Now for the grand total…the fence (all materials included) was $244 and the plants/planters came out to $481. Anita said that weather prolonged the process but that someone could easily do this over two weekends or even a long one (weather permitted). This is really such a clever and budget-friendly DIY.

Want another killer wall idea but for a patio??

The (Faux) Green Wall of Privacy

Bev is one of the lucky few in New York (Brooklyn specifically) to have outdoor space (especially now). But as expected in a big city, it lacked privacy. In a stroke of genius, she decided to figure out a way to create a green wall and I think it’s safe to say she nailed it. With a bamboo fence, a faux trellis, and zip ties, her patio looks like a slice of serene outdoor heaven. She calls it “The Easiest DIY Green Wall Ever” but it’s also the smartest. Since NY experiences all of the seasons, her bamboo and faux greenery should hold up beautifully. This is incredibly renter-friendly (no tools needed), small space friendly and for a rough total of $500, you can make one yourself. She wanted to point out that the $500 is for two panels so if you need only one panel then slash that price in half.

Renters, Do You Ask For Forgiveness or Permission When Making Design Changes?

HI, BUDS. In case it wasn’t clear from the headline, I’m experiencing a universal renter dilemma and I’m hoping you can weigh in and help me out. When you’re personalizing your home, is it better to ask for forgiveness or permission? 

Here’s my current situation: I, like most people, have always lived in rental units with pretty strict “no alteration” leases. And true to form for someone who works at a design blog, I’ve ignored parts of these — my walls are dotted with nail holes (like Jess’ living room above) and your girl has hung her fair share of shelves. 

But now, I’m DEEP in the throes of my own MOTO (pro tip: don’t try to take on 3 rooms at once! What was I thinking?!) and I’m running into one tiny problem. My landlord won’t let me touch the trim, cabinets, or doors. I’ve been verbally cleared to paint walls, add wallpaper (as long as I remove it), and make holes…but basically, anything painted with a semi-gloss is off-limits.

And y’all. This is driving me NUTS. My apartment, though filled with 1930s charm, is also filled with cracked and chipped paint on my windows, doors, and baseboards. Beyond just aesthetics (and an interest in not living in an apartment with window frames that make me feel like Miss Havisham), I love a bright space and would love to do some accent trim, like Sara wrote about in this post and Julie did below. If I’m in here for the long haul, is it worth just fixing now and asking forgiveness later? 

look at how good that trim looks!

I spent about 4 years in my old place and felt pretty cavalier with my minor alterations as I figured my holes and changes would be written off as “normal wear and tear” after I’d moved out of the unit. And for what it’s worth, I was right — I received my security deposit returned in full, though I imagine some landlords may not be so kind.

So THIS is where I need your help. Have you altered an apartment and gotten backlash from your landlord? How did you manage? Did you agree to change everything back upon move out? (And if you’re a landlord, how do you feel about tenants taking it on themselves to make their apartment their own?)

When I looked back at our MOTO archives, I was pretty surprised to learn that a majority of us hadn’t cleared our plans with our landlords (with the exception of , who is obviously an angel) — but in a nice twist, our property managers often loved the changes we made. One of our landlords even used photos from a MOTO project with an unapproved paint job to secure a new loan for the building.

this paint color and lighting switches were landlord approved!

But we’re still just talking about paint here — what about the other shifts? Where do you draw the line? Is painting okay, but wallpaper too much? Is switching out lighting fixtures or ceiling fans okay, but only if done by a trained electrician? Is it worth it to swap vertical blinds for curtains if it means drilling into the wall? Can I store my screen patio door in my garage and swap out my shower door for a curtain? I DON’T KNOW. PLEASE HELP. 

I’m really struggling because I don’t want to create a design plan, get my hopes up, ask for permission, and get rejected. And for what it’s worth, even when we do ask for permission, sometimes plans for collaboration go awry — remember Orlando’s kitchen? He had come to his landlord with an incredible reno plan, she had approved, and then he was left paying for the whole thing out of pocket. How far would you go to make a rental your own? 

I guess a lot of this really comes down to how often your landlord is in your apartment, right? Kinda like if a tree falls in the forest, except “if your landlord never sees your changes and you switch things back before moving out, did it ever happen?” Does your own level of responsibility factor into this? Do you think my landlord, knowing I work this job and have access to my incredible team, would be a little more flexible? (Is that even a fair card to pull?) What about the “I’ve lived here for a year, paid rent on time, and never broken anything, and so you can logically assume I’d probably do a good job and leave this place better than I found it?” card?

ANYWAY, I know people have real problems and that me not being allowed to touch the semi-gloss paint in my apartment is not ACTUALLY important, but now that we’re home so much (or, at least, I’m still home a lot…I don’t know what y’all are up to, but hopefully you’re home and safe, too!), these are the little tweaks that would make living and working here SO MUCH more enjoyable. So PLEASE — I’m throwing out the SOS here. Tell me about your rental tweaks that went great AND tell me about your horror stories. (Mom, if you’re reading, feel free to chime in too.) Give me all of your tips, tricks, advice, and things you would do (or wouldn’t do) again.

Do you ask for permission sometimes for the big tweaks, and plan for forgiveness for the little ones (a girl’s gotta hang that art somewhere, right?!). Or are you the type to just install a new sink and toilet (…like a certain EHD alum) and hope for the best? HELP ME. THANKS. 

Opening Photo Credits: Photos by Sara Ligorria-Tramp | From: Makeover Takeover: Jess’ Long Awaited (Small Space) Living Room Reveal + Jess’ MOTO: You Have To See How She Hacked Her Rental Kitchen With DIYs

The post Renters, Do You Ask For Forgiveness or Permission When Making Design Changes? appeared first on Emily Henderson.