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Allowance opinions on an 850K home?
We were aiming for an 800K home with 50K added for a pool/landscaped backyard. Total: 850K. Our builder has come back (after assuring us he could do it) saying our price is now a 844K with nO pool. Erg. We live in the midwest. Got any opinions on our allowance list? House is 4100 sq ft. High end finishes was part of the deal. Thoughts where we might save money or where we might be low? I was concerned about the fence allowance. It's a 1/2 acre lot. Thanks!
# Item Bid
10 Lot 164,950 Done
15 Silt Fence 800 Done price will vary depending on footage
20 Plans 0 ? not sure if to include or not
30 Eng./Arch review 0 Done
35 Permit Fees 4,500 ? need to call Leawood on
45 Waste Water Conn./Permit 4,030 Done standard sewer permit
50 Water Meter & Tap 5,750 Done standard water permit
60 Utility Usage 1,500 Done price will vary depending on weather
65 Development Cleaning 0 Done
70 Construction Facilities 640 Done $80 per month for 8 months
75 Survey and Engineering 1,000 ? Not sure on pricing with re-staking
80 Engineer Consulting 0 Done
85 Temp. Electric Meter 325 Done standard temp meter from KCPL
90 Gas Riser and Trenching 700 Done standard gas trenching, depends on length
95 Excavation 5500 Done THH standard , may vary with soil conditions
100 Dirt Hauling 0 Done included in line 95
105 Lot Conditions 0 Done included in line 95
110 Foundation 25613.93 Done have bid , may very depending on soil
115 Foundation Rebar 0 Done included in line 110
120 Concrete Flatwork Material 26,000 Done may vary depending on concrete locations
140 Form Lumber Ft./Found. 0 Done included in line 120
145 Steel I-Beams & Posts 8,018.05 Done have bid, Option B
150 Damp proofing & Drain tile 1300 Done average, depend on foundation walls
155 Sump Pump 250 Done standard sump pump
160 wrought iron egress ladder 200 Done 1 ladder
165 Gravel 2,000 Done may vary with soil conditions
175 Framing Lumber 113,500 Done have bid
185 "z" Flashing 0 Done N/A
190 Framing Labor 0 Done included in line 175
195 Windows 30,481.95 Done have bid, need to adjust, diff. front door
200 Exterior Doors 0 Done included in line 195
205 Overhead Garage Doors 1685 Done have bid, standard THH doors
210 Garage Door Openers 895 Done have bid, 2 openers
215 Roof 14950 Done have bid, 50 year
220 Stucco 0 Done N/A
225 Exterior Masonry 30,783.60 Done have bid, real thin cut, need to revise
226 Interior Masonry 0 Done included in line 225
235 Plumbing 18,000 ?
240 Fixture Extras 0 Done included in line 235
245 Sewer & Water Trenching 0 Done
250 Sprinkler Meter Trenching 0 Done
255 Electrical 16938 Done have bid
260 Electrical Trenching 0 Done included in line 255
265 Low Voltage 1000 Done standard allowance
270 Insulation 7227 Done have bid, standard batts
275 Fireplace Unit 3,000 Done standard allowance
280 Drywall 22,500 Done have bid
285 Hardwood Floors 20,000 ? not sure on floor choice
290 Cabinets 22,000 ? standard allowance
300 Interior Doors 0 Done included in line 305
305 Interior Trim Material 18,000 ? standard allowance
310 Finish Trim Labor 22,500 Done standard allowance
315 Granite 7,495.60 Done have bid, level 2
320 Painting 22,000 Done will vary on extras
325 Garage Painting 0 Done included in line 320
330 Guttering 2200 Done typical price for home this size
335 Interior Door Hardware 2,000 Done
340 Towel Bars & TP Holder 450 Done
345 Appliances 9,000 Done
350 Light Fixture Allowance 9,000 Done
355 Wood Deck Subcontractor 6500 Done
360 Tile 12,818 Done have bid
365 Jacuzzi Tub 0 Done included in line 235
370 Shower Doors 2342 Done have bid
375 Mirrors 0 Done included in line 370
380 Vanity Tops 0 Done included in line 315
385 Carpet Material & Labor 7150 done have bid, stair carpet can come down
400 General Const. Clean 4100 Done price is usually just over $1.00 per ft
405 Window Scrape and Clean 0 Done included in line 400
410 Landscaping 7,500 Done price will vary depending on pool / landscaping
415 Sprinkler Subcontractor 4,000 Done price will vary depending on pool / landscaping
420 Sod 4,000 Done bluegrass, price will vary on pool / landscaping
425 Retaining Wall Allowance 0 Done
430 Final Grade for Sod 0 Done
435 Drainage Allowance 0 Done
440 Wood Shutter & Planter 750 Done built in-house
445 General Liability Insurance 0 Done
450 Work Comp. Insurance 0 Done
455 Construction Loan Interest 10,000 Done may vary depending on length
460 Builders Risk 1,300 Done
465 Property Taxes 500 Done price may vary
470 Closing Cost 6,000 ? need to look and see what I paid
475 In House Warranty 0 Done
485 Roof Flashing / Cupola 850 Done 1 standard cupalo
490 Misc. Supplies 0 Done
495 General & Admin. 0 Done
500 Contingency 0 Done
505 Model Home Decorating 0 Done
510 Sales Commission 50,000 ? need to refigure
520 Profit 60,000 ? need to refigure
525 Total : 844,493.13
For an 850 house, I think your kitchen/bath allowances are seriously lacking.
I can offer guidance on some of the areas where we had issues:
9k for appliances will put you in the low end of mid-range appliances. Do-able if you search hard & wide for deals (what we did with same budget), but an 850k home should have high end appliances, 15-20k range.
Ditto your cabinets. $22 for cabs will be tight, certainly if you've got a larger kitchen. We have a small kitchen and had to go thru 4 different lines & shops to get in that range.
Likewise, your master bath should be luxurious. Item "365 Jacuzzi Tub" stands out to me because what we thought for a tub and what the builder was thinking were completely different. The "jacuzzi tub" budget in our bid was for a bottom-of-the-line builder-grade HD/Lowes stocked whirlpool tub, not the model we'd had in mind.
Granite might be low depending on your kitchen size, how many bathrooms you've got, and where you're expecting stone. Want a slab for your tub deck, for instance?
"300 Interior Doors". Clarify what brand/type they include in their standard bid. hollow-core, solid-core, MDF, wood, etc.
Flooring. Check the various allowances and how they match with what you want where. I notice your hardwood budget is only $20k. We put 2500sqft of wood in our 3200sqft house and hit that $20k. If you're doing a lot of wood in your 4100sqft house, I'd double check that. Also verify costs of what you're expecting for wood. Grades/sizes/quality varies greatly.
In general, spend money up front for the things that can't easily be changed later on. A fence, landscaping, light fixtures, can all be added or changed later on.
Here is what I can share with you, basing on our experience. Of course different builders most probably have different mark ups too so the final numbers will vary.
285 Hardwood Floors 20,000 ? not sure on floor choice -- this would probably be enough if you just want main floor with hardwood. And that is just mid-range engineered hardwood.
290 Cabinets 22,000 ? standard allowance - this is 2/3 of our allowance, and we had overages even after choosing just the standad options. Nthing special with the cabinets we got.
345 Appliances 9,000 Done - agree with above poster. This will not get you the "luxury" brands. This might get you a 48" refrigerator, and nothing else. But totally dependent on what you have chosen for your appliances.
350 Light Fixture Allowance 9,000 Done - this is adequate, provided you are not going all crystal, and make sure this is just for the fixtures. Electrical and recessed lighting not included. Flourescents add up too and they are included in this budget.
355 Wood Deck Subcontractor 6500 Done - depends on the size of your deck. Are you sure you don't want maintenance-free deck?
370 Shower Doors 2342 Done have bid - this might be low, depending on your design. Are you just doing glass for the doors or for the whole enclosure? This would be low if you are doing more than just the door.
375 Mirrors 0 Done included in line 370
Good luck with your build!
This list seems more like a feature list from a developer than a list of possible Allowance items.
An Allowance is a dollar amount included in a Lump Sum contract that is basically an estimate of the cost of that work. The final price is determined later and the Lump Sum amount is then modified by a Change Order.
Because the owner usually has little price control over the buy out of an Allowance item, they should only be used when it is impossible to specify the work when the contract is signed.
It is also wise to only include the cost of materials in an Allowance item and put the labor in the Lump Sum contract amount even if it changes later.
It is also important to negotiate the contractor mark-up on the Allowance items.
Too many of these Allowances will effectively turn your contract into a Cost of the Work contract.
What does "done" mean in the list?
Thank you a great deal for the responses thus far. Here's the bottom line... A cost-plus contract has already been signed. I would've loved to shop for all beforehand and had actual costs for purchases worked into contract but it didn't happen for challenging circumstances. So this is what we have. I do not feel I can say to my builder 'I will not work off allowances'. But my feeling has been wary about the vagueness of them from day one. I will say I have a great deal of research done that shows this builder to be trustworthy and have quality finished homes. But the bids and final price estimate has me 2nd guessing a great deal.
Oicu812, thank you yes, I'll worry less about the easily changable features like fence and light fixtures and focus on the more permanent.
I too have been really struggling with the wood floor limit and cabinet limit (cabinets will include kitchen, pantry, mudroom, office, masterbath). Especially since we are already maxed out without the finish basement or pool being a reality.
I am intrigued with the cost of materials in an allowance item and labor in a lump sum contract amount idea, Renovator8. Is that common? We are prepared to break ground in 4 days. I wonder about asking for more details about this.
What I find most mind-boggling is that I'm suppose to sign off on these allowances with so little specifics. A great deal of trust is involved. Does lumber seem high? The fact that the bids add up to a number that is already over budget and I have my builder saying 20K for 2000sq ft of floor is exhorbanant and "much higher than he has ever allowed" worries me. From my research, a $10/sqft wood floor is not unusual in a high end home.
With as much research as I've done I sure feel like a fish out of water on this. "Done", I believe, means builder has already accepted this bid. The rest is up for negotiation. I am meeting the builder to discuss this list on 3 hours. I'll update. Meanwhile, I'd appreciate benefitting from any and all input from those who know a great deal more than I do. Thank you!!
A Cost of the Work contract contains a detailed Budget or Estimate for all of the Work instead of Allowances. But I guess you could say that all of the budget/estimate line items could be called allowances but that would be confusing because budget/estimate line items should be continually updated during the project which is better described as a budget or estimate.
Juniper We too were in a similar situation, regarding time constraints and not being able to research every line item. Being 3/4th the way to done, I realize that one could easily spend 6-12 months hammering out all the details, and still forget a few things. (or have prices change, selections discontinued, long lead times, etc) What we did was ask each of the 3 builders we interviewed, along with the couple re agents involved, and the architect, for guidance, then averaged the answers. "For a house this size/quality, in this area, with this goal in mind, what should we budget for [x]"
One more note about your cabinetry (and everything in general.) Clarify if your builder has a set source for everything, or is willing to work with sources you provide. Be prepared to shop around a lot and consider alternatives. For our kitchen cabinets, for instance, the first design from the first shop was about 75% over budget. We ended up having simultaneous designs from 3 KDs at different shops, with quotes for 5 different cabinet lines. Similar pains for tubs, tile, stone, etc.
I too had hoped for cabinetry in the dining room, pantry, office, etc, but just couldn't afford it. I rationalized that those rooms can easily be done later. Can't live without a kitchen, but can go without a built-in bookcase somewhere for now, if necessary.
Good luck.
You haven't broken ground. Please go slowly if you can.
I believe I know the town you are in. My guess is this is going to turn into a 1,000K+ home very quickly unless you want to settle for a lot less -- they say the words "high end finish." What does that mean to you?
Your cabinets may be particle board and staples and not many of them at that. Your granite is the lowest - my guess is you will want better unless you want marble, which is nice and many are cheap now. Ask to see cabinet sample and granite before moving forward. Just a guess, but I speak from experience.
Shower glass and mirrors are combined. FYI - I had 1 shower glass with door that was $1500 alone.
Windows -- do you know the brand? Interior Doors - solid or hollow? Door height?
Excavation - you have the risk if they hit rock ....
Your appliances - do you want stove ventilation? Does the 9K budget include a hood? Ask about make up air and who will pay for that. The town I believe you are in passed new code in the last year requiring it. If you are in the town I think you are in, the builders are able to operate like this because buyer options for new are limited. Email me and I will tell you more.
This post was edited by nightowlrn on Tue, Jul 29, 14 at 20:56
The Lumber Quote seems very high to me. I received a lumber quote of $32,000 for a 3,500 sq. ft house and you can find framers for $3.50 a sq. ft, this is Texas pricing. Lets say this builder is paying $7.00 a sq. ft for the framer at 5,000 sq. ft. covered area that's $35,000. Are you telling me the lumber package $78,000? I find that hard to believe. I love to put trim in my houses it's a cheap way to give it that wow factor. I use 6 inch base boards and double crown through out most of the houses I build and have never spent close to $18,000 in material and the trim labor price $22,000 even when trim guy does my floating stair I don't spend that much. How many zones is the A/C unit for 18,000? I don't mean to sound critical are negative it just sound like this is going to turn out bad I think her expectation level is very different that what's she going to get.
I am overwhelmed after today's meeting. First thing I asked the builder was... "Did the bids surprise you?" And he said yes, "They were higher than he (I) expected." And he is currently building 9 other homes! Apparently prices are raising daily right now in the midwest. Everyone is building.
I can't even put into words how dangerous this "allowance" thing feels. The builder has a designer who actually spoke up and said "The Cabinets and granite allowances are low for this house"... but there was no solution because the total is already higher than we'd hoped.
The builder has chosen all the vendors. I start with the cabinet guy tomorrow to see how far 22K goes in a 850K home. Still feels like there should be some kind of general guide for these numbers... I learned today my builder didn't think we'd have any cabinetry in the office or mudroom. But again, there isn't any more money to use to add to any of the allowance as we are already over with the bids given. It's not that I don't believe we can "add later" but my perception was that I would have these things (like built in bookcases) on an 850K house that is 4000 sq ft. That they would be part of the package. I currently live in a 250K house! WHERE ARE MY BUILT INS IN MY 850K house??
My husband and I had to decide tonight whether we are proceeding or bailing. And we have decided to proceed...
This post was edited by JuniperSt on Wed, Jul 30, 14 at 2:11
Good luck -- we bailed ....We lost a lot, but are considering legal action due to misrepresentation. If it still isn't too late -- my suggestion is you look at the 1,000K 1-5 yr old homes on the market in the area. They are there and you can get much more for your bucks.
It is really impossible to tell using a square foot number if the lumber pricing is high or low. It all depends on how cut up the house, how complex the roof line, what they are using for subfloor (plywood vs osb vs advantech), plywood sheathing or osb sheathing, Wood I's vs lvl's vs lumber, osb or plywood thickness. There a a hundred or more variables and what I lised above are only some of them making it impossible to gauge on a square foot basis without doing a true lumber takeoff.
On another note, I still feel your in for a complete crapshoot using "allowance pricing" the way you are and you are quickly finding out the same thing.
OK, I read the first several posts... and skimmed the rest. As a Realtor and someone who has built a moderately high end home with similar specs, and someone somewhat familiar with builders, tricks, and what-not; as well as, a person that has had to take a cabinet maker to court for failing to perform per a very detailed contract. I believe I have some serious insight. (This forum saved me from losing my mind.)
First, you have gotten some sage advice above. Heed it. Secondly, I do not believe that I would EVER do a cost plus contract building. Why would you? There is NO incentive for the builder to watch out for your budget, build wisely, or serve you at any turn. The more he spends, the more HE MAKES! DUH!!! RESCIND that decision now! BACK OUT. Contact and attorney to get out of it. Best $400 you'll spend. YOU are taking ALL the risk!!!! (I know, builders are in my family!) Your lot is $165K +/-, which in the Midwest, I assume is a lot with a view or large acreage. At $850K, that's over $200/sf. You should be able to build an exceptional home for that amount of money.
If I had a builder hand me that list above, I'd crumple and scrunch it into a tight ball and throw it away for someone insulting me and wasting my time. Ten years ago, we built and acted as our own General Contractors. We now have about 4,500sf finished. About 2,500sf is Brazillian Cherry and the wood and install was around $20,000, as posted above. The rest of our home is a combination of travertine, porcelain, and carpet. All flooring was around $35K. I have 5 bathrooms with Toto one piece commodes, 11 sinks throughout the home, and 4 custom shower doors. The frameless MBa door was $1,500 alone. (I got bids from $4,300 to $10K for the glass doors in my bathrooms, so BIDS are IMPORTANT.) Cabinetry: OH. MY. LORD. Bids were all over the place. Many companies literally demanded to see the entire home plan. They bid on the home based on the overall price of the home. How? They figured they'd charge 10% of the value of the home, not including appliances. I went with a custom guy that obviously was a CROOK and CAD. (I will not go there.) I have a terrific kitchen. Upgraded, yet not too extravagant. 48" Thermador Dual Fuel Range, Advantium 220v oven, Fisher Paykel Dishwasher, Compactor, Franke Pro 12" deep sink, $600 faucet, Franke disposal, Warming Drawer, And a standard fridge, and two separate under-counter U-Line fridges with icemaker and a freezer models. I do not have two sinks or a pot filler; but will in the next house. My kitchen is about 16'x28', with an additional 6'x6' pantry. It's a very nice kitchen. 4'x8' island, Beautiful granite and mosaic back-splash behind range. I think about 83sf of granite with a double ogee edge, and 1/8" metal plate under island granite. Granite is a Level 3 granite: Delicatus ��" Polished. Price for all of my home granite was around $8K. Appliances around $22K or so... and had I bought a 48" fridge about $6K more. Opted for undercounter fridges and other home cooling fridges spaced throughout for convenience. (Six in all.) Let's see: Cabinets in the house near $35-40K. Roof: I have a 50 year shingle, too. Shingles alone were about $4K, not including install. Prices to install the roof, with weather watch in valleys and 'cut up' areas, ran from bids from $4,500 to $22,000! Bids to install did not include the materials... only labor. I went with the group of guys that I found that were roofing all of the 'high end' homes around here. And...drywall finishing with a level 5 finish was pricey. We bought all materials. Contracted for labor that bid $6500. He tried to bill us twice that much... got a lien, etc. He wasted SO much drywall, since we were buying materials. I would rethink that next go around. ( I would also make sure that all electric, speakers, etc... was marked on the ceiling as soon as sheetrock was installed. I would also take pictures with two cameras BEFORE walls were closed up in case one camera fails.) GET EVERYTHING IN WRITING. (We did and won.) When you GC a project yourself, you front all the money and MUST MANAGE. If you want to use a builder's money and he fronts all the money, then HE manages the project. IF you do a COST PLUS, THE BUILDER DOESN'T CARE WHAT YOU change or spend BECAUSE HE MAKES MORE MONEY FOR YOUR IGNORANCE and every single change. Just Don't DO IT.
Choosing a builder: Make sure you have a full understanding of every cost of every specified nail, screw, how your drywall is installed (nails or screws), change up costs, etc... Do not trust "your friend" from childhood, blood relation, guy from church, etc. I hate to say it, but at the end of the day, you'll get screwed. Just do not get into any building relationship unless you have your builder putting some skin into the game and manages YOU and YOUR money. Everything that you want and agree to do is to be in writing. (My bro is a builder. His policy, sad to say, is screw them first or he'll get screwed.) Many builders think that way. I hear their positions all the time. SOMEONE WILL PAY for screw-ups. Make SURE your finances are PROTECTED from their mismanagement. Make SURE you fully understand your contract and what is expected from you.
Ask your attorney to make SURE that the numbers are fixed and you know EXACTLY what the home will cost and every single appliance model #, finishing item, cabinet quality, with half of a sample door in YOUR possession is written into that contract. IF it's in the contract, then you won't end up with an expensive home, but one as you expected. Because I had every light fixture, finish, model number, stainless screws, name of every single item, We won at every issue. I've had grown men CRY in my face trying to plea away errors and omissions. I had a contract and I will pursue it to be fulfilled. If you don't pursue, you will get screwed. Be prepared and professional. Every agreement with everyone is to be in writing. Also get them to sign releases when completed and you are satisfied. If they warranty an item or service, get that in writing, too.
Blessings to you.
Story: Gal I know hired guy from church to frame her home. He told her, "I'll charge you $20K to frame if you pay me cash. If you have to write me a check, then the framing costs will be $25K." She chose the former method. All was well until the last two draws. She stipulated that she needed 48 hours of when he needed a draw to get the money. He agreed. All of this was verbal. 2nd to last draw, he told her on Friday that he needed the money THAT DAY. She said, "I'll have to give you a check." Framer was fine with that. On the last draw, she expected to pay him $5,000. Framer said, "No. It's $10K, you didn't stick to our agreement." She balked. He threatened to file a lien on her property that afternoon and "all in the church would know she didn't pay her bills". She knew we had a few liens and she didn't want to be embarrassed... so she acquiesced and caved. She paid his demands. Later, I said, "Why would you allow him to bully you that way? It was HIS responsibility to prove your agreement to the courts. I wouldn't have paid him one red cent more than the $5K and let the courts decide. I am confident you would have won." She was more worried about her pride. I would have been concerned about my allegiance to my family and I would have told everyone that asked about that cad. I don't care if he did go to my church. He's a 'business church goer' and people needed to be warned of his tactics.
OK... sorry for no paragraphs. I just realized I could. Back to pricing. Electric LABOR was $16,000, which was to include basic wiring. Electrician left an account open and did not pay it for our home wiring and we had to clear a $2K mechanics lien. (Yes, TRHEE issues concerning liens while building.) The lighting was also worth $18,000. And no, not gold plated. I have 64 doors in my home. Yes, 64. Windows are top of the line, triple glazed, argon gas, etc. All windows trimmed out, etc. Bricking, $40K. Stairs: Oh. My. Lord. WHAT A shocker. Labor and materials were around $25K+ and it was a Brazillian cherry stair and riser, wood rails and BC banister and turned at the finial areas. I've since forgotten all the parts. I was shocked at what it cost. So, finishing inside the house was pricey. I'm not touching on painting, fireplace, mantle, porches, fans, and plumbing. Your prices above are a JOKE in today's world.
Also, many counties have impact fees and other fees besides a building permit fee. Our county started adding fees up to around $20K now just to build. These are important numbers to know.
FYI: If you are in a flood zone and must have flood insurance, you had best check with FEMA to find out the new building codes... because the fees will apply and new building codes must be followed. It's your responsibility to do this due diligence.
I am most appalled at about your post is that I cannot believe anyone would sign any agreement with unsubstantiated and 'hard numbers'. I hope you have more paperwork than what you are presenting. I doubt that you really have signed any 'contract' with any builder except to secure a lot. It appears that you should back out of your plans because I would never encourage a client to rush into any contract with the information you gave.
Without going into story after story, I will give you the punch lines: I have personally known people that HAVE gone into a building situation like this and when it came to closing, the people ended up in divorce court, law suit, and one guy committed suicide. Why? All ended up getting screwed at the closing table. The builder 'gladly' changed anything and everything to make the client happy. One person was to have a $750K home, with change ups and client demands... turned out to be almost double. Another, $350K MORE. The builder had it in their agreement that they would pay for all change ups, modifications, etc.
ANY changes, even adding a light switch, will cost you double than had it been on the plan in the beginning. Don't even try to add a closet or enclose something. It's best to get the house built, then change whatever after closing.
Building is stressful. If you are independently wealthy, then no problem. If you are like most moderately well off American that wants what they want, make sure you do it wisely and have well proven, wise advisers help you build. It is also a huge bonus to have honest employees/contractors.
Lastly, make sure you have several web cams on site to keep an eye on your building supplies. Keep everything locked up and make sure builder does too. What goes missing or is stolen, will cost YOU more in the end. It will be the best money spent.
MAJOR ISSUE... FORGOT THE LUMBER PRICES. Ridiculous. IF anyone is pressuring you, and I feel you are being pressured...that is a sign...AS IN SIGN: DANGER! DANGER! BAIL. BAIL. BAIL. You are in making a mistake. I am positive. Remember, I see this all the time. You're like a lamb being led to the slaughter. Sometimes, those that are ignorant to costs get taken advantage of from those that are manipulating you and feeding you garbage. You just do not recognize it as such. This is a money pit project, in my professional opinion. You have been warned by many.
Hi Juniper,
To reiterate what Wilcox and sherilynn mentioned, the framing lumber quote seems way too high (even considering the variables millworkman listed), plus the trim labour seems out of line unless there is going to be something quite extravagant. The trim material is likely high too. As many others have mentioned, the cabinet, appliance and hardwood floor allowance are likely low.
I am not sure if you have signed the contract yet but I would demand way more detail for the line items. If there are specifics you want, they should be bid on, not just have a generic allowance.
Best of luck, but it seems this GC has too much opportunity to inflate a number of line items so be careful.
This post was edited by Uitvlugt on Thu, Jul 31, 14 at 14:26
Finished a custom build in old leawood about 6 months ago. Guessing by your name of Juniper, you are out south. Lots in old leawood are 250 plus. Your numbers don't look too crazy, but if think your cabinet budget is of by about $15k. We had 5 bids, couldn't get close to your number with install, and we didn't have to go custom.We spent more on insulation, and less on HVAC ($10k insulation, $9k HVAC). Sales commish. and builder profit $110k. What is that? I know things are nuts in old leawood, didn't think they were that crazy out south. $900k gets you about 4k sq ft. With pretty nice finishes around here. We did 3k plus 1200 sq, ft. W daylight basement for less than 700. You need to dig in to the numbers. Builder is putting a lot in his pocket. We worked thru 4 builders before choosing our GC. Came in on time/ on budget, but took luck w weather and lots of work on our end to hit budget. Good luck


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Tide tables and solunar tables for sport fishers in Walkers Landing (Pickering Passage). Find out the forecast for high tides and low tides before setting out to fish, and other fishing-related data such as the lunar phase, tidal coefficient, sun and moon rising and setting times, hours of maximum fish activity, weather conditions in Walkers Landing (Pickering Passage) ...
We want you to enjoy to the max a well-planned fishing expedition! Good luck!
Today Friday, 27th of March of 2015, the sun rose in Walkers Landing (Pickering Passage) at 6:59 am and sunset will be at 7:35 pm. The moon set at 2:47 am at 297º northwest. Then, the moon rose at 64º northeast at 12:23 pm.
In the high tide and low tide chart, we can see that the first high tide was at 12:54 am and the next high tide at 11:37 am. The first low tide was at 6:49 am and the next low tide will be at 6:36 pm.
The lunar phase is a First Quarter Moon. Today we have 12 hours and 36 minutes of sun. The solar transit is at 1:17 pm and the length of time the moon will be visible will be 14 hours and 24 minutes.
The tidal coefficient today is 39, a low value, which means that the range (difference between high tide and low tide) will be lower than on other occasions and the currents will also be small. At noon the tidal coefficient drops to 38 to end the day with a tidal coefficient of 39. The tide heights today are 12.8 ft, 6.9 ft, 11.8 ft and 1.3 ft. We can compare these levels with the maximum high tide recorded in the tide tables for Walkers Landing (Pickering Passage) which is of 16.7 ft and a minimum height of -3.9 ft.
The solunar fishing calendar in Walkers Landing (Pickering Passage) tells us that today is a good day for fishing, the fish activity forecast is high. Please, read more about solunar tables. The best times of day for fishing are:
Tide timetable for Walkers Landing (Pickering Passage). The times are generated in local time in Washington and the daylight saving time change is calculated automatically, so you don't need to add or subtract anything. You will also have the lunar phase, sunrise and sunset times, the tidal coefficient and the average fish activity forecast for each day according to the solunar tables:
[ 0 low activity ] , [ average activity ] , [ high activity ] , [ very high activity ]
NOTE: The times reflected in the tide table for Walkers Landing (Pickering Passage) are tide forecasts only valid as references for sport fishing. They shouldn't be used as a guide for navigation. The heights are expressed in feet referenced to Mean Lower Low Water (MLLW).
MLLW is the average of the lower low water height of each tidal day observed over the official time segment over which tide observations are taken and reduced to obtain mean value (Tidal Datum Epoch).
98584 Walkers Landing (Pickering Passage)
USA: AL | CA | CT | DC | DE | FL (east) | FL (gulf) | FL (west) | FL (keys) | GA | LA | MA | MD | ME | MS | NC | NH | NY | OR | PA | RI | SC | TX | VI | WA
Start of summer time UTC-7
March 8, 2015 at 2:00 am ► 3:00 am
End of summer time UTC-8
November 1, 2015 at 2:00 am ► 1:00 am
There are 218 days left until the clocks change
|12:54 am
|high tide
|( 12.8 ft. )
|6:49 am
|low tide
|( 6.9 ft. )
|11:37 am
|high tide
|( 11.8 ft. )
|6:36 pm
|low tide
|( 1.3 ft. )
|coefficient 0h
|coefficient 12h
|Activity of the day
Major periods
from 7:35 am to 9:35 am and from 7:56 pm to 9:56 pm.
minor periods
from 2:47 am to 3:47 am and from 12:23 pm to 1:23 pm.
First Quarter Moon
Moon age: 7 days
Light: 48 %
|Northern Hemisphere
|Full Moon (8 days)
April 4, 2015 at 5:06 am
Total Lunar Eclipse
|Last Quarter Moon (15 days)
April 11, 2015 at 8:44 pm
|New Moon (22 days)
April 18, 2015 at 11:57 am
|First Quarter Moon (29 days)
April 25, 2015 at 4:55 pm
|12:23 pm
|Lunar transit
|7:56 pm
|2:47 am
|Duration of the moon
|14 h 24 m
|6:59 am
|1:17 pm
|7:35 pm
|Duration of the sun
|12 h 36 m
Earth - Sun
Angular diameter
Earth - Moon
Angular diameter

subset: commoncrawl


text:
Todays question is representative of all the law and crime shows on TV.
Why is it that society is so fascinated with the concept of crime and violence? Even at a young age, school kids will mass around two young scrappers going at it. More so, it seems that many people will get stuck in the cycle of crime and time. They commit a crime and do time in jail, get out, only to commit another crime, get caught, and back they go.
What is wrong with our jail/prison system that it does not seem to be much of a deterrent for crimes? How many of the criminals have a mental impairment along with their social impairment that prevents them from comprehending the severity of the situation?


text:
Real news. Real funny.
Real news. Real funny.
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text: http://chakra-project.org – appmenu-gtk has dependencies on gtk2-ubuntu & gtk3-ubuntu. Both of them conflict with gtk2 & gtk3.Now I use gtk ubuntu instead of original gtk so that I can install appmenu-gtkAfter installation, appmenu-gtk works My question: 1. Is this the best way to install appmenu-gtk (Has to remove gtk2 & gtk3)?2. Is the gtk package in Chakra diff from gtk ubuntu? (HowTos)


text:
Double Denim is back and since London decided to warm up a bit I finally managed to wear it again just the way I like it – with loafers and very casual!more
I originally paired this cardi-coat with a romper that was nowhere to be found so I ended up belting it as a dress. Nothing matched perfectly but somehow i made my 50 shades of nude work!more
A good black blazer is always a massive GO for me. Especially when it's worn with nothing underneath but a black Stella McCartney bra. Some manage to pull it off with actually nothing underneath, no bra, no nothing.more
I am seriously a huge fan Joseph and their elegant sleek cuts. To add a pop of color, I added this beautiful Louis Vuitton bag as well as some Bee Goddess jewels from the Talisman Gallery, thanks to LoveGoldmore
The satisfaction of scoring an amazing deal is a great gift in itself. I managed to snag this Altuzarra x Target collab skirt from Net-A-Porter when the collection launched a few weeks ago and I'm so glad I ordered it.more
My days are always different from one another. One day can be a quiet work-at-home day, the other can be a busy day full of meetings and events. On those days I usually pack a lot of stuff in my...more
As much as I love to dress up and change my outfits every day, I sometimes find one item that I am obsessing about (which will definitely be versatile!) and wear it several times a week creating different looks with...more
we embarked on a journey through Louis Vuitton's latest Autumn/Winter 2014 menswear collection - including selected shoes, bags and other accessories from their ICONS collection. Here's what we discovered.more
All the pieces are perfect for summer holidays. Imagine a special location or occasion and the perfect designer pieces to elevate your outfit. I mean, you just need to add this Eugenia Kim hat to any look and there you...more


text:
At the end of a shaded trail, will you choose the sauna or the hot spring?
Linger in the pure, steam-fired broth of this first-flush green tea thinking clear, peaceful thoughts. Like watching mist rise off a thermal spring, hidden behind a wooded glen and only accessible by trampoline.
Green Tea
The liquor of a green tea is typically a green or yellow color, and flavors range from toasty, grassy (pan-fired teas) to fresh and streamed greens (steamed teas) with mild astringency.
Did You Know?
Tazo® China Green Tips is made from a tea known as Mao Feng, which in Chinese translates loosely as "hair tip" — an apt description of the twisted and rolled dry leaf.
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Reviewed by 21 customers
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This tea is the favorite of my non caffeine drinking husband. He LOVES it.
thank you
Tzo Green Tips Green Tea is the best. I hope Starbucks continue to carry this. I really enjoy it.
I was expecting the same type of tea. The tea bag was different Not as flavorful as when you get it in the store.
I must say I was quite disappointed after receiving what turned out to be an imitation of the China Green Tip Filterbag from Starbucks. The actual leaves where far different than that of Starbucks. That said, I was not pleased with my order. The assumption in reviewing the image and description is that you would be receiving the exact China Green "Tip" Tea from Starbucks but it is not. Obviously, the filtered "Tips"themselves makes all the difference as the flavor is somewhat different.
i went to starbucks to get a green tea from teavana and what do i get Tazo??? where in that is anything from teava,im only drinking it cause i paid for it- very dissapointed
I love the flavor of this green tea. It is simple and not over powering. I only wish they still sold the tea bags in our local stores :(
this tea would be fantastic if only it was full leaf. I purchased it not realizing it was just dust in tiny paper bags... so sad. it had so much potential.
This tea smells like fresh cut grass and is delicious. I also drink it in loose leaf form. I wish this was available in our area grocers but so far I'm only able to find Tazo Awake and Tazo Zen, which I also love.
It's really good I buy it when I get to school and after school
One sip and I was hook. Not bitter are rough but surprisingly smooth.
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text:
English/French to Spanish translations
|Listing details
Excellent rates and super-fast!!!!!! English or French to Spanish translations!
Native speaker w/great language skills offers fast and professional quality translations for students, professionals, small businesses or personal use.
All kinds of texts!! Whether is business-related, literary or scientific I will deliver an excellent translation at unbeatable price. Got years of experience and University degrees backing me up.
Ask NOW for your FREE budget! QUALITY GUARANTEED!!!!!!
(Contact by e-mail only please!!!)


text:
|Yvonne Marquis
|Hollywood Star (uncredited)
Directed by
|Kenneth Anger
|(as Anger)
Writing credits(in alphabetical order)
|Kenneth Anger
Produced by
|Kenneth Anger
|producer (uncredited)
Original Music by
|Jonathan Halper
|(1970 version)
Cinematography by
|Curtis Harrington
Film Editing by
|Kenneth Anger
'Puce Moment (1949)' is, oddly enough, my first film from director Kenneth Anger. As soon as it began, I realised I'd discovered a filmmaker who stood well ahead of his time. Is that folk rock playing on the soundtrack? Surely, I told myself, such a song has no place in a 1949 film the technique has since become commonplace in movies and music videos. The film's vibrant colour photography clashes uncertainly with the shaky hand-held filming style, suggesting the rising experimental movement of the 1960s. It's peculiar that Anger wasn't even attempting to be "trendy" or "modern" with his film-making style. 'Puce Moment,' originally intended as a feature, was supposed to be emulating the opulent Hollywood lifestyles of the silent era. The film opens with a 1920s movie star (Yvonne Marquis) lavishly searching for a suitable dress from her extensive wardrobe of flapper gowns, before applying perfume, languishing lazily on a chair, and then taking her four dogs for a walk. Strangely, it all barely feels like the 1920s. Does this mean that the film failed in what it was attempting? Maybe, but it's a glorious failure. Anger's condemnation of the movie star's decadent daily routine preempts Billy Wilder's critique in 'Sunset Blvd. (1950),' and his film-making style clearly influenced the experimental cinema of the coming decades. This was my first film from Kenneth Anger, but it certainly won't be my last.
|The Bad and the Beautiful
|Factory Girl
|My Favorite Year
|Madame Bovary
IMDb User Rating:
IMDb User Rating:
IMDb User Rating:
IMDb User Rating:
IMDb User Rating:
|Full cast and crew
|Company credits
|External reviews
|News articles
|IMDb Short section
|IMDb USA section


text:
Speaking from Among the BonesHardback Flavia De Luce
List price $19.43
Unavailable - AbeBooks may have this title.
Additional formats available
- Format
- Paperback $11.76
- Hardback $33.08
- Publisher: Orion (an Imprint of The Orion Publishing Group Ltd )
- Format: Hardback | 384 pages
- Dimensions: 145mm x 221mm x 35mm | 520g
- Publication date: 28 March 2013
- Publication City/Country: London
- Sales rank: 193,715
Product description
It is almost Easter in Bishop's Lacey, and the villagers are holding their collective breath as the tomb of St Tancred in the church that bears his name is about to be opened after five hundred years. And as luck would have it, it's inveterate eleven-year-old sleuth Flavia de Luce who is first at the scene. But the body she finds lying there is clearly not that of a desiccated saint. For a start there's the pool of fresh blood, and then there's the gasmask, from under which an unmistakeable shock of golden hair identifies the corpse as that of Mr Collicutt, St Tancred's celebrated organist. Despite her tender years, Flavia is no stranger to murder - but even she is baffled by the peculiar circumstances of Collicutt's death. Especially when soon after, an effigy of St Tancred appears to be weeping blood onto the church floor. Determined to get to the bottom of the mystery, Flavia soon finds herself exploring a secret maze of underground passages beneath the church - and is drawn into the equally dark and fetid world of one of Bishop's Lacey's most peculiar families.
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Author information
Alan Bradley was born into a family of storytellers who never stopped talking about the old days 'back home' in England - for which he is eternally grateful. He lives with his wife, Shirley, in the Isle of Man.
Review quote
Praise for for "I Am Half-Sick of Shadows" - "Outstanding. . . In this marvelous blend of whimsy and mystery, Flavia manages to operate successfully in the adult world of crimes and passions while dodging the childhood pitfalls set by her sisters." --"Publishers Weekly" (starred review)


text:
The rule of thumb has been if you lived in your home at least 2 of last 5 years a single person would be be able to sell and not be taxed on $250,000 or less of the gain ($500,000 for a couple). Again, I am not a tax person and since this is a huge decision place a call to your tax consultant.
The other question would come up if you are moving out of state whether or not the title company is required to withhold state income tax. There is a questionnaire you will be required to answer it is called the F.I.R.P.T.A.
Feel comfortable to reach out to me if I may provide any further resources or help.
Have an amazing day.
I have to ask why you are assuming you should sell it? Why sell at the bottom of the market, just as values are beginning to turn upwards? Have you considered renting it? My hunch is you could rent it and come out positive on your net profit and cash flow.
I owned a mortgage company until 2008 and I believe you may find the lenders consider your keeping it as a rental given the monthly lease/rent you could obtain, as a "wash". In otherwords, you are as likely to qualify for a new loan in TX whether you have sold the home here or not.
Give me a call or drop me an email if you'd like to discuss further. Visit my website to learn more about my background.
The smartest thing to do is a 1031 Exchange.
if you have had your property as a rental for more than 2 years you are looking at a 10%
Capital gains tax. Check with your Tax advisor.
If less do a 1031 exchange, if more do a 1031 Exchange.
A 1031 Exchange allows you to differ Taxes. If you wish not to do one, then you
have to pay Capital Gains unless you have Stock Losses, again talk to your
Tax advisor.
Good luck.
Here is a 4 page article which you may find of interest.
You may be able to find your answer there or call them and ask.
408 636 3806
I am not an accountant and I do not even play one on TV. So, to get answers specific to your question you should consult an accountant. However, in general, you can do a 1031 Exchange to defer capital gains tax. What this means is that if you have an income producing property, ie your california condo, you can sell it and purchase something of equal or greater value that will also produce income, and defer the tax. So if you sell your condo and buy a house in Austin that you rent out and you pay $375K for that house then you would not have to pay a capital gains tax at this point. If you want to pocket the cash you have and buy something for 225K then the 150 K you pocket would have some tax due, depending on what the actual gain is on the property. If you bought the condo fro 375K or more than there is no gain and you probably don't owe tax. However, if you bought it for less than 375K and do not use the entire 375K to buy a new rental property then there will be some taxes owed. Again, you would need to speak with an accountant to determine how much. You will have to identify a new property in 45 days from close of escrow on the condo, and close escrow on the new property within 180 days of selling the the condo.
If you are going to buy a house in Austin to live in, not as an investment then you will not be able to defer the gain.
Also, if you lived in the Ca condo for 2 of the last 5 years then you can use your homeowner exemption to not ever pay tax on up to $250K for a single or $500K for a married person, even if it was rented out for 3 of the last 5 five years.
I hope this helps!
Marcy Moyer
For more information about 1031 exchanges please visit my website http://SantaClaraValleyLiving.com or call me.
If you need any information about the sale of your condo here in Sunnyvale, please feel free to call me. I can help you set up the exchange and facilitate the transaction.


text:
Need advice - Hugelkultur
In one portion of my garden I have tree trunks surrounded by logs, dead blackberry plants, brushes etc. Can I start a Hugelkultur garden?
Need guidance and advice from gurus.
Yes, you are off to a great start as it looks like some of the logs and stumps have already started to break down. Getting them piled up and covered with soil is gong to be your next step.
As for advice, here is an interesting article on hugelkultur
Here is a link that might be useful: Hugelkultur Info
This post was edited by Tygerius on Sun, Feb 2, 14 at 16:52
Yes, you can use the soil you have onsite you can even use the grass/sod as additional matter for the Hugelbed. Depending on the type of soil you have you may want to look into adding some organic matter or compost. I have terrible soil for planting where its either clay rich or dense sun baked compacted and devoid of life, so I like to add some compost to help boost mycelial growth and worms and castings from my bin which help aerate the soil and spread nutrients around.
What type of vegetables and flowers can I grow on Hugelkutur? Since this spot looks bad compared to the rest of my property I want hide as much as possible the logs and brushes. I am planning to plant in the spring. Anything which grows fast and looks good. Please suggest some names.
A properly constructed hugelkultur bed will just look like a large pile of dirt. This is just a rough list, you can find a complete thread discussing the topic and if you read through it you will find people have conflicting opinions regarding certain plants but this should help you get started. At the end of the day it should be a mix of nitrogen fixers lovers and some of your favorite fruits vegetables and flowers. I hope this helps, good luck
Don't Grow:
Brussels Sprouts
American Liquorice
Autumn Olive
Bog Myrtle/Sweet Gale
Dyer's Greenweed
Goat's Rue
Ground Nut/Apios
Hog Peanut
Milk Thistles
Northern Bayberry
Russian Silverberry/Oleaster
Sea Buckthorn
Velvet Bean
Here is a link that might be useful: 1st year Hugelkultur suggestions
Why not simply add some 'extra' nitrogen to the hugel when it is first constructed? There are lots of places to get "nitrogen" without having to go to the reviled "artificial" fertilizer. Some examples are livestock feed-lots/farms such as goat, sheep, llamas, chickens, ducks etc. Most - especially those in the northern tier of states - muck out their barns in Spring, and the manure is has a very high urine (nitrogen) content. It would seem to me to be a perfect amendment to the soil that was being placed on/in the hugel. While it may be that decaying trees "steal" nitrogen, no amount of decaying wood could steal all the nitrogen available in "hot" poultry or livestock manure. In fact, it would seem to me - an inexperienced 'hugelkulturist' - that supplying some extra nitrogen would accelerate the breakdown of the wood.
Just a thought...
It's quite a lot of work. I've done a "dig a hole put the deadwood in" version. I'm sure my neighbors thought I was digging a grave that evening, shoveling away shrouded in the cool fog. If you had access the heavy equipment (a neighbor?) you could move those logs, have the hole dug then bury the logs. The suggestion of adding nitrogen is a good one. Don't forget human pee. An option also might be to add organic matter as you come by it and keep the area covered by a tarp to prevent weeds, retain moisture and hasten degradation. Plant vining annuals on the perimeter. Nasturtiums, sweet potatoes. Hopefully the area gets good sun. Have fun, I applaud the efforts!
Here are some of the latest photos of my project. I have tried to squeeze in 4 photos.
To begin with the Hugelkultur spot itself was in a sunken place so I did not have to remove the dirt. The problem I am facing now is that there are gaps and porous spots where things can go in.
I am going to fill the place with peat moss and soil before planting. First couple of seasons will be bit of an experiment.
You are so blessed to have such a pile of great stuff on hand! We had to construct our hugelkultur / raised beds by swiping Christmas trees from neighborhood trash, chopping off branches, then lining the beds with the pieces, weeds, spoiled hay bales, a few limbs we saved from neighbor's trees that were shading our property, etc. (We have no trees. Yet.) Anything helps.
When we found leaves (swiped from neighbors, of course), we just piled them into the raised beds throughout the year, tossing a few shovelfuls of compost or soil onto them to help with break down. Our new (free!) beds are overflowing with healthy plants. Newly interested neighbors are now actually giving us their grass clippings, etc.! (Promises of homegrown tomatoes is a wonderful encourager.)
From the picture, it looks like you have woods nearby. Try scrounging a FEW buckets of leaf mold, forest soil, etc., to further encourage beneficial soil bacterial stimulation. And, there's always those clueless neighbors who graciously bag their goodies for you....
Yes BeeKind I have access to lot of those stuff. In fact I have so much of those logs cut from the trees I did not know what to do with it till I come across with Hugelkultur.
I have made a beginning from the advice I get from this forum. This year will be bit of an experiment since I will be away for a month.
Next year will make it work.
Thanks for all the advice.


text:
A rare survival, a rustic and original 15th century medieval town house. With Pablo Picasso and game of thrones un mélange.
Space where guests can cook their own meals
Central heating or a heater in the listing
In the building, free or for a fee
Space where guests can cook their own meals
Towels, bed sheets, soap, and toilet paper
Central heating or a heater in the listing
In the building, free or for a fee
In the building, free or for a fee
Continuous access in the listing
Breakfast is provided.
The listing can accommodate a gathering of 25 or more attendees
Easy access to the building and listing for guests in wheelchairs
Private or Shared
Free, in the building or nearby
Posted emergency information and resources
The Space
A magical house in a wonderful area, the holiday starts the moment you set your foot inside! ~ Sue and Jim -
The house is built on the site of a 10th century chateau belonging to the Counts of March. It commands spectacular view over the Vincou valley.
The house is15th century with original oak spiral staircase with original treads (rather worn and wonky).
Tiled hall with 1930s woodburning stove. Utility room with shower, washing machine, sink and lavatory.
Twin bedroom with two singles including a fully restored original antique Breton box bed (lit-clos)-possibly the only one in use today.
Original 15th century oak spiral staircase with the original treads.
First floor kitchen has a cooker with gas hobs and electric oven and grill, microwave, dishwasher, double drainer sink , fridge with an icebox, Limoges crockery.
Sitting room with double sofa and two armchairs. Limestone fireplace with large woodburning stove. Juliet balcony overlooking the Vincou valley .
Main bedroom with panelled fireplace, oak armoire,and 17th century chest of drawers. Beautiful views to valley and church. Tiled bedroom with 17th century armoire and large single chestnut sleigh bed.
Bathroom with over-bath shower. Separate WC
Attic bedroom with large oak sleigh bed and small single iron bedstead. Magnificent views of the church.
There is a small walled terrace to the rear, facing south-west, with wonderful views over the Vincou valley and the railway viaduct. Patio set for 7.
The house was featured in January's Sunday Times 50 fabulous villas at number 7.
Logs for the large wood burning stove is included
in price.
The house was constructed to the standards of earlier times. Consequently, you may encounter features that reflect its particular character but deserve due care and attention, for example uneven floors Young children should be supervised.
This is an historic building and so cannot be entirely draught-proofed without spoiling its character.
The property is heated via a large, modern and efficient woodburning stove in the lounge, which has a newly-installed heat-transfer flue system to the rooms above. There are also newly installed electric storage radiators in these and other rooms. Wood for the stove is supplied in the holiday price at this property.
The furniture is mainly antique, with a mix of contemporary and art.
It can accommodate 7 people in 4 bedrooms.
Four minutes walk to shops, restaurants and bars. Outdoor pool and tennis courts nearby.
By Air: from UK
From Stansted, Birmingham, Bristol, Liverpool or Southampton to Limoges Bellegarde Airport (45 mins by car or taxi to house)
By Rail: from UK
Eurostar from London St Pancras to Lille or viva Paris then Limoges, or Lille - Poitiers by TGV, then Poitiers - Bellac by local train. The house is 10 minutes walk from the very small railway station.
If booked in advance it can be reasonably priced and better for ones carbons foot print.
If you have big bags it could be arranged to be collected by car.
Interaction with Guests
None but we have neighbors would could help out and French neighor who could also heip out.
Getting around
Bellac by local train. The house is 10 minutes walk from the very small railway station.
Health and Safety (sorry)
The house was constructed to the standards of earlier times. Consequently, you may encounter features that reflect its particular character but deserve due care and attention, particularly for the young, elderly, less mobile or visually impaired. There are, for example, low beams, some low doorways, very steep spiral staircases constructed in 1400s , and uneven floors, and there is a big drop behind the house.
We cannot be held responsible for any injury.
NO SMOKING in the house.
On arrival, the house key will be found in a key safe, whose code will be supplied on confirmation of booking. Guests are advised to bring a torch, as the exterior of the back of the house is deliberately not illuminated to avoid light pollution and enable guests to see the stars.
Also you can get the key from our neighbours.
They would happily show you around the house this should be arranged before arrival .
Our housekeeper will clean and prepare the house and beds for you by 4pm on the day you arrive.
On your last day we ask that you vacate the house by 10am.
While we did not meet Michael he was very attentive and responsive via email. The Petit Fort Bellac was an unique experience, it was very quirky and we loved their sense of humour. The home was very clean, beds were very comfy! It had all of the amenities you would want. The book was very helpful we ate at the Cheval Blanc , very good!
We had a very nice week in this wonderful house! It is a nice place to relax, read and cook. You find all the things you need in the kitchen. From the terrace you can see wonderful sundowns. If you like you can do a lot of trips around. Thank you for rebuilding this house!!!
The house in Bellac was really nice, very charming and refurbished with taste. It really matched the pictures. Many people visiting Bellac stopped to take a picture of the house, even a grandma came in on the terrasse for a short break!
Lots of surprising decoration elements, fun to discover all throughout our stay.
We spent our evenings on the terrasse, enjoying the stunning view of the valley, and had time to build a fire in the fireplace.
The village is quite nice, people were very friendly, I recommand you have a (email hidden) des Amis, it is really small but we were nicely greated by the locals!
Der Aufenthalt in Bellac im Hobbit-House von Michael und Mary war super! Trotz mittelmäßigen Wetters konnten wir einiges unternehmen und umso gemütlicher war es im Wohnzimmer, wenn der Kamin geknistert hat. Alles war sehr sauber, die Kommunikation war klasse und Bellac selbst ist auch ganz schön. Dafür haben wir die 1200 km von Erfurt/ Deutschland gerne auf uns genommen! Danke!
Silvester 2013
My wife and two daughters (both adults) gifted ourselves with a week in France - during which we stayed at the "Hobbit House".
What an experience!
None of us had ever stayed in such an evocative house. It was simply fascinating - something new, quirky, interesting at every turn.
One daughter even slept in the Breton lit-clos and claimed it was one of the most comfortable beds she had ever slept in!
The view from our bedroom in the morning was breath-taking - calm, peaceful, sylvan - with just the sound of birdsong and the smell of wood-smoke slowly drifting skywards.
Altogether an enchanting stay.
Great credit is due to Michael & Mary for their work in restoring and keeping this treasure.
Also, the village of Bellac is not to be missed.
I would stay here again in a heartbeat! A quirky, beautifully restored house full of real character and fabulously located in a lovely town. Despite cold weather, the house was cosy and easy to keep warm. Everything you need for a comfortable stay is there. There are plenty of places to go and the town is very friendly. Loved it!
This host has 27 reviews for other properties.View Other Reviews
I am a sculptor and conservator and have preserved and renovated our houses in Bellac, France and in Somerset, England.
I am interested in quirkiness too, which is reflected in some aspects of the houses.
We enjoy travelling, and sometimes bring our adult children along as they like being paid for.


text:
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Comment: Re:"I can't wait to throw a fireball." (Score 2, Interesting) 303
Comment: Re:Excited about it but there are still problems (Score 1) 303
Comment: Re:"I can't wait to throw a fireball." (Score 4, Insightful) 303
So the Wii is also failing in those areas? It requires a similar amount of space to play Wii Sports.... maybe a small amount less, but not much.
Comment: Re:Seems to me like people in Europe enjoy more fr (Score 2, Insightful) 674
Yeah, that's a little deceptive. When is the last time a song was banned in the US? If you are an adult, have you ever had trouble purchasing a violent video game in the US? If you are a member of an extremist group (non-violent, at least), do you need to hide that in the US? Can you buy military style weapons in the US? You may not agree with some of the freedoms we have in the US, but they remain available.
I could come up with a list of things that are more accessible and free in the EU. It's give and take. Each area has advantages when it comes to freedom. I don't think you can make a blanket statement that one area enjoys more freedoms than the other without qualifying which freedoms are most important to you.
+ - Apple Itunes has gone DRM-free
+ - ESR Gives up on Fedora
+ - NASA signs memorandum of understanding with Virgin
Puretracks Music Store Drops DRM 236
from the apple-could-do-this dept.


text:
Mother and daughter go trolling again.
Lusting for his mother, he decides to take action.
I was just trying to do what the wife and her mother asked.
Granddaughter seduces grandfather during a trip to New York.
Grandfather and granddaughter continue having sex.
Jack and Melissa are confronted with an issue.
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text: The Cost of Dirty Data Published on December 13, 2013. 0 Reprints Reprints Ad Age Reports Resource Guide B-to-B Marketing Fact Pack From spending trends to the biggest marketers and agencies, this handy guide gives you the lay of the b-to-b land. Learn more Lead generation is an ongoing challenge for b2b marketers. And with event lists, sales lists, web leads, legacy names, data integrity and visibility is a huge problem. Add in job and other changes that cause over 2% of the database to go bad every month, and the problem keeps compounding. How much is this costing your business - and how much revenue can be immediately unlocked when it's clean? In this article: BtoB Advertisement Read These Next L'Oreal USA Launches Review of $2.3 Billion Media Account Jack Neff on 04.01.2015 61 0 McDonald's Plans to Boost Employee Pay, Offer Vacation Time on 04.01.2015 60 1 AT&T Names Lori Lee From Video Entertainment and Broadband Unit Its New CMO Mark Bergen on 04.01.2015 18 0 Comments (0)


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Ghostface Killah - Chinatown Wars
Artist: Ghostface Killah
Producer: Oh No
Album: Grand Theft Auto: Chitatown Wars (Soundtrack)
Avg Rating: 3.0 ( 21 votes )
As demonstrated on Talib Kweli's My Favorite Song (from GTAIV: The Lost and the Damned) and Statik Selektah's Driving Down the Freeway (from Midnight Club: L.A.'s South Central expansion pack), Rockstar are a class act when it comes to soundtracks. Those were Xbox 360/PS3/PC titles, though, and the newly-released GTA: Chinatown Wars is a Nintendo DS game. So, how much hip-hop goodness can you fit onto a cartridge so small you have to be careful not to sneeze while holding it? If this theme song is any indication, the answer's "quite a bit." Backed by Oh No's tweaked Far Eastern samples, two emcees known for their left-of-center lyricism turn in suitably hard-hitting verses; Wu-Tang's Ghostface perfectly embodies the GTA spirit in his maniacal rhymes, while masked oddball DOOM sounds a little… hungry (what do you expect from a guy who titled an album MM… Food?) Just the thing to get listeners pumped up for some digitized mayhem, this cut should have DS owners running to the nearest video game retailer to cop the just-dropped Chinatown Wars.
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Experience the Taste of EFESTĒ
EFESTĒ was founded on family tradition, union of friendship, and passion for great wine and food. Our wines begin their lives in the best areas of Washington; our vineyards are scattered throughout the Red Mountain, Wahluke Slope, Columbia Valley, and Yakima Valley AVAs. We are committed to crafting wines with minimalist techniques incorporating native fermentation and low oxygenation. Visit our spacious tasting room and event space to experience a flight of award winning wines and the EFESTĒ story.
Upcoming EventsRed Mountain Wine Tasting Flight
Mon. Mar 30, 2015
Extended due to popular demand! We invite you to our Woodinville tasting room to celebrate Taste Washington Wine Month with a flight from the prestigious Red Mountain AVA. Experience for yourself the intensity and uniqueness of this "terroir" and learn why we've selected it as home to two of our estate vineyards. Offered daily noon-5pm. If you can't make it to the tasting room, order a case online and shipping is on us with code: WAWINE.
Sun. Apr 5, 2015
Our tasting room will be closed in observance of Easter on Sunday, April 5th.
Fri. Apr 24, 2015
Save a date – Spring Wine Club events start April 24th and special plans are in the works! Members are invited to one event of their choice. Keep your eye out for your Wine Club emails as details become available. Meanwhile, save one of these dates to pick up your spring allocation while enjoying a fun party:
Date Night – Friday, April 24th 5-8pm
Wine Club Dinner – Saturday, April 25th 5-8pm
Date Night – Friday, May 1st 5-8pm
Pizza and Friends – Sunday, May 3rd 12-4pm
If you're not a member yet, this is a great time to join the Wine Club. Don't miss all the fun!


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House Republicans took federal officials to task for what they say is a reckless failure to plan effectively for spending reductions mandated by the $85 billion in budget cuts known as the sequester, in an occasionally combative joint hearing of two subcommittees of the House Committee on Oversight and Government Reform.
Rep. Blake Farenthold, chairman of the subcommittee on federal workforce, scolded the Obama administration in his opening statement, saying agencies should have spent "more time planning and less time posturing," for the across-the-board spending cuts in the Budget Control Act of 2011. "Sequester was the law of the land," Farenthold said. "Why did federal agencies not have a contingency plan?"
Democrats on the panel countered that the across-the-board cuts mandated under the Budget Control Act of 2011 prevented agencies from implementing the cuts in a targeted or programmatic way. Further, they noted that it is premature to accuse agencies of being slow to share their plans for implementing cuts, since the deadline was set by Congress for April 1 of this year.
"Federal agencies cannot selectively choose which programs or functions to fund, or not fund," said Rep. Matt Cartwright (D-Pa.). "Only explicit congressional action can avoid the widespread consequences from implementations of across-the-board cuts."
Republican members sought hard numbers on plans by the Departments of Agriculture and Commerce on bonuses paid to federal employees. Hari Sastry, deputy assistant secretary for resource management at the Department of Commerce, and Michael Young, director of the office of budget and program analysis at the Agriculture Department, said that agencies were not planning to award bonuses under the sequester.
Agency after agency acts surprised that a law signed by the president 19 months ago actually meant what it said. -- Rep. Darrell Issa.
In advance of the hearing, USDA announced its intention to use its limited authority to make 7-percent transfers between accounts in individual agencies, said Young. The idea, Young said, is to "reduce the disruptive impact of the sequester."
Sastry, whose office said he was testifying reluctantly, said in his prepared testimony that "the planning process has been confounded by the fact that we are currently operating under budgetary uncertainty" under the current continuing resolution. If a new continuing resolution currently under consideration in the Senate becomes law, both Commerce and USDA will receive regular appropriations.
But both the departments came under fire for not making cuts to reduce their overall spending in advance in order to reduce the amount of the savings required under the sequester. Rep. Darrell Issa (R-Calif.), chairman of the oversight committee, said, "agency after agency acts surprised that a law signed by the president 19 months ago actually meant what it said."
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Didn't both parties agree that we were never suppose to come to this i.e. sequestration? I guess that agencies should be taken to task for believing the statements of our elected representatives.
The sequester was in the works for well over a year, but there was no effort by this administration to try to work out a way to make it work well. First Obama said that he would veto any bills that tried to get around the the sequester then, near the end of 2012, he purposely stopped any move to plan for the event. Obviously either this man wanted to make this as painful a process as possible or he had his head his head up a**. Now he is trying to blame the Repubs for the mess. This man's political ambitions are a threat to this country, and those who support him are, as Stalin called this type of people, "useful idiots." Time for people to wake up and see the whole picture.
The Republicans only wanted those satanic communist social programs cut in the sequestor, not their favorite corporate give-aways.
You can't really blame the agencies, they have never really had to do a real budget before.........or even worry about how they spend taxpayer dollars
Farenthold believes all Federal agencies should have a 'contingency plan' for sequestration and stop 'posturing' in case "Congress" doesn't have a contingency plan for the budget and both sides end up posturing. Ignoring that irony...
Agencies have 1 through 5 year plans. This alone, would require a contingency plan for sequestration to be redone every year. The act of sequestration allows time for agencies to create and submit plans. On the, up to now, small possibility of sequestration, how would adding this yearly effort and expense be efficient or beneficial? Other than removing yet another complaint from a Congressman.
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I stayed in the Love and Rose houseboats in July and had a fantastic stay, and I am already dreaming of coming back... The boats are really close to Centraal Station, but far enough from traffic that it is really peaceful and relaxed. I'm glad we decided to stay somewhere central, as it was really easy to get everywhere on foot. The Nieuwemarkt area is lovely, we bought some delicious food from the Saturday farmers market. There's also a supermarket, bars, the Cotton Club jazz, and Chinatown (lots of restaraunts and takeaways) less than 10 minutes away. We loved the independence and homely feeling from staying in a private boat.
The Love boat was amazing, full of character, and much bigger that it seemed from the photographs. I notice that a previous reviewer didn't like the boat- but we had no complaints. It certainly was not dirty, and nothing was "sticky." It didn't have any bad smells, or smokiness. The boat toilet is fine, it really isn't a big deal. We had no issues with noise, or being woken up by other people walking in the boat, and I know the gentlemen on the boat next to us were out on the town till the early morning (we know becuase we chatted to them over a beer on deck!).
Also it is clearly not a bad area!! None of the owner's boats are rusty, maybe the nearby boats had a bit of rust, but nothing like a trailer park- I thought it was a nice area. It is easy enough to check the area on Google street view, which we did before we arrived. We were sent information on absolutely everything before we arrived, so we knew exactly how to get there and what to expect (the boats are exactly as shown in the many pictures). Nina showed us around, and was lovely.
Our stay on the Rose boat was also fantastic- but I felt I had to defend Love as we loved it so much! 10/10
- Official Description (provided by the hotel):
- Amsterdam Love HouseBoat is a most beautiful and romantic large sea ship on top location in the heart of Amsterdam: Central Station, NieuwMarkt, Oosterdok, Red Light District, Dam Square, China Town, Waterloo Flea market, Nemo, the New Library... Are just a few minutes from your front door. Private parking,(upon request) large sun decks, free fast internet, bedlinen towels & kitchen utensils, fully furnished, smoking friendly and all the VIP services you wish for. ... more less


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Most Popular Titles With Alessandra Ambrosio
- Job Types
- Movies or TV
- Genres
- Keywords
- IMDb Rating
- Instant Watch Options
- In Theaters
- On TV
- Release Year
1. How I Met Your Mother (2005–2014)
TV-14 | 22 min | Comedy, Drama, Romance
A father recounts to his children, through a series of flashbacks, the journey he and his four best friends took leading up to him meeting their mother.
Creators: Carter Bays, Craig Thomas | Stars: Josh Radnor, Jason Segel, Cobie Smulders, Neil Patrick Harris
2. New Girl (2011– )
TV-14 | 30 min | Comedy
After a bad break-up, Jess, an offbeat young woman, moves into an apartment loft with three single men. Although they find her behavior very unusual, the men support her - most of the time.
Creator: Elizabeth Meriwether | Stars: Zooey Deschanel, Jake Johnson, Max Greenfield, Hannah Simone
3. Gossip Girl (2007–2012)
TV-14 | 42 min | Drama, Romance
Privileged teens living on the Upper Eastside of New York City.
Creators: Stephanie Savage, Josh Schwartz | Stars: Blake Lively, Leighton Meester, Penn Badgley, Ed Westwick
4. Entourage (2004–2011)
TV-MA | 28 min | Comedy, Drama
Film star Vince Chase navigates the vapid terrain of Los Angeles with a close circle of friends and his trusty agent.
Creator: Doug Ellin | Stars: Kevin Connolly, Adrian Grenier, Kevin Dillon, Jerry Ferrara
5. Casino Royale (2006)
PG-13 | 144 min | Action, Adventure, Thriller
Armed with a licence to kill, Secret Agent James Bond sets out on his first mission as 007 and must defeat a weapons dealer in a high stakes game of poker at Casino Royale, but things are not what they seem.
Writers: Neal Purvis, Robert Wade, Paul Haggis, Ian Fleming | Director: Martin Campbell | Stars: Daniel Craig, Eva Green, Judi Dench, Jeffrey Wright
6. America's Next Top Model (2003– )
TV-PG | 42 min | Game-Show, Reality-TV
A cyclical competition where women from all over the U.S. compete for the honor of being America's next "it girl" in the modeling world.
Creators: Tyra Banks, Kenya Barris, Ken Mok | Stars: Adrianne Curry, Yoanna House, Tyra Banks, Jay Manuel
7. Daddy's Home (2015)
Comedy | Filming
When a divorced guy's ex-wife re-marries someone way more uptight, he re-enters her life and wreaks havoc.
Writers: Brian Burns, Etan Cohen, Chris Henchy, Adam McKay | Directors: Sean Anders, John Morris | Stars: Linda Cardellini, Mark Wahlberg, Will Ferrell, Hannibal Buress
8. The Victoria's Secret Fashion Show (2011 TV Special)
60 min
An annual fashion show sponsored by lingerie and sleepwear brand Victoria's Secret.
Director: Hamish Hamilton | Stars: Adriana Lima, Doutzen Kroes, Miranda Kerr, Alessandra Ambrosio
9. Teenage Mutant Ninja Turtles 2 (2016)
Action, Adventure, Comedy | Filming
The Turtles return to save the city from a dangerous threat.
Writers: Josh Appelbaum, André Nemec | Director: Dave Green | Stars: Will Arnett, Alessandra Ambrosio
10. Project Runway (2004– )
60 min | Game-Show, Reality-TV | Active
Heidi Klum hosts a reality series where aspiring fashion designers compete for a chance to break into the industry. Each week, a designer is eliminated from the competition after exhibiting their work in front of a judges' panel.
Stars: Tim Gunn, Heidi Klum, Nina Garcia, Michael Kors
11. Fashion Police (2002– )
Comedy, Talk-Show
Weekly news, talk-show about the latest red carpet and every day fashion trends of Hollywood celebrities.
Stars: Joan Rivers, Kelly Osbourne, George Kotsiopoulos, Giuliana Rancic
12. The Victoria's Secret Fashion Show (2008 TV Special)
Director: Hamish Hamilton | Stars: Heidi Klum, Alessandra Ambrosio, Doutzen Kroes, Karolina Kurkova
13. Chelsea Lately (2007– )
TV-14 | 22 min | Comedy, Talk-Show | Active
Comedian Chelsea Handler talks about celebrity gossip, pop culture and interviews celebrities while giving her audience something to laugh at. She is accompanied by her round table guests ... See full summary »
Stars: Chelsea Handler, Chuy Bravo, Mike Rock, Chris Franjola
14. Late Night with Conan O'Brien (1993–2009)
TV-14 | 60 min | Comedy, Music, Talk-Show
Conan O'Brien, a Harvard Lampoon alumnus, hosts this late-night comedy/talk-show which is often silly and whimsical.
Stars: Conan O'Brien, Andy Richter, Joel Godard, Max Weinberg
15. Good Morning America (1975– )
120 min | News, Talk-Show
ABC's "Good Morning America" presents the News and Information Source of the day's topics and journalism. The 1st Co-Host Team of David Hartman & Nancy Dussault, 2nd was Sandy Hill, 3rd was... See full summary »
Stars: Lara Spencer, Ginger Zee, Bianna Golodryga, Ron Claiborne
16. The Victoria's Secret Fashion Show (2009 TV Special)
The Victoria's Secret Fashion Show 2009, took place in New York City at the Lexington Avenue Armory, where it was last held in 2005.
Director: Hamish Hamilton | Stars: Heidi Klum, Doutzen Kroes, Alessandra Ambrosio, Miranda Kerr
17. The Victoria's Secret Fashion Show (2010 TV Special)
Directors: Hamish Hamilton, Steve Webb | Stars: Akon, Lily Aldridge, Alessandra Ambrosio, Gracie Carvalho
18. Late Night with Seth Meyers (2014– )
60 min | Comedy, Talk-Show
Seth Meyers hosts a late-night talk show.
Stars: Seth Meyers, Fred Armisen, Conner O'Malley, Michelle Wolf
19. Omg! Insider (2004– )
News | Active
Stars: Thea Andrews, Kevin Frazier, Keltie Knight, Michael Yo
20. The Late Late Show with Craig Kilborn (1999–2004)
60 min | Comedy, Talk-Show
Craig Kilborn interviews Celebrity guests, with sketch-comedy thrown in.
Stars: Craig Kilborn, Kip Madsen, Jay Phillips, Ram Ord
21. The Victoria's Secret Swim Special (2015 TV Special)
60 min
Directors: Hamish Hamilton, Dee Koppang | Stars: Lily Aldridge, Alessandra Ambrosio, Elsa Hosk, Martha Hunt
22. Victoria's Secret Fashion Show (2014 TV Movie)
Director: Hamish Hamilton | Stars: Alessandra Ambrosio, Candice Swanepoel, Doutzen Kroes, Ieva Laguna
23. The Tyra Banks Show (2005–2011)
TV-PG | 60 min | Talk-Show | Active
Tyra talks to the biggest celebrities about everyday things.
Stars: Tyra Banks, Carolyn London, Toccara Jones, Janice Dickinson
24. Big Morning Buzz Live with Nick Lachey (2011– )
60 min | Talk-Show | Active
Hosted by Nick Lachey, Big Morning Buzz Live is a fun and edgy, one-hour morning talk show on VH1 that provides a live, daily dose of pop culture news, chat, music and entertainment.
Stars: Carrie Keagan, Jason Dundas, Jim Shearer, Janell Snowden
25. El hormiguero (2006– )
120 min | Comedy
Stars: Pablo Motos, Damián Molla Herman, Juan Ibáñez Pérez, Jorge Marrón Martín
26. Good Day L.A. (1993– )
180 min | News, Talk-Show
Stars: Steve Edwards, Rick Dickert, Maria Quiban, Lisa Breckenridge
27. The Victoria's Secret Fashion Show (2002 TV Movie)
Writer: Eugene Pack | Stars: Michelle Alves, Alessandra Ambrosio, Marc Anthony, Tyra Banks
28. Fashion News Live (2004– )
Stars: Rocco Leo Gaglioti, J. Alexander, Nigel Barker, Carson Kressley
29. The Victoria's Secret Fashion Show (2012 TV Movie)
This year's fashion show will be back in New York City with world-famous Victoria's Secret Angels Miranda Kerr, Alessandra Ambrosio, Adriana Lima, Doutzen Kroes, Candice Swanepoel, Erin ... See full summary »
Director: Hamish Hamilton | Stars: Lily Aldridge, Alessandra Ambrosio, Jamareo Artis, Dorothea Barth Jorgensen
30. Victoria's Secret Fashion Show (2013 TV Special)
60 min
Director: Hamish Hamilton | Stars: Sigrid Agren, Lily Aldridge, Alessandra Ambrosio, Ian Axel
31. The Victoria's Secret Fashion Show (2006 TV Movie)
Director: Hamish Hamilton | Stars: Gisele Bündchen, Adriana Lima, Alessandra Ambrosio, Karolina Kurkova
32. Model Turned Superstar (2014– )
Reality-TV | Post-production
From the creative mind of billionaire payments mogul Andy Khawaja comes a new reality show that brings nearly 100 models from around the globe together to compete for their chance at $1 million and Hollywood stardom.
Stars: April Scott, Alessandra Ambrosio, Anastasia Kuznetsova, Ana Beatriz Barros
33. Weird Science 2 with Alessandra Ambrosio (2013)
Short, Comedy
Writer: Charles Ingram | Director: Charles Ingram | Stars: Alessandra Ambrosio, DeAndre Jordan, RJ Mitte, Peter Porte
34. The Victoria's Secret Fashion Show (2007 TV Special)
Director: Hamish Hamilton | Stars: Alessandra Ambrosio, Victoria Beckham, Melanie Brown, Emma Bunton
35. The Victoria's Secret Fashion Show (2005 TV Movie)
Director: Hamish Hamilton | Stars: Heidi Klum, Tyra Banks, Gisele Bündchen, Adriana Lima
36. The Victoria's Secret Fashion Show (2001 TV Special)
50 min
Director: Joel Gallen | Stars: Alessandra Ambrosio, Tyra Banks, Mary J. Blige, Andrea Bocelli
37. London 2012 Olympic Closing Ceremony: A Symphony of British Music (2012 TV Movie)
Music, Sport
The Closing Ceremony to the 2012 Summer Olympic Games in London with such acts including The Spice Girls, Russell Brand and reenactments of both British Royalty and Loyalty
Director: Kim Gavin | Stars: Ben Ainslie, Alessandra Ambrosio, Ursula Petula Barzey, Beady Eye
38. CQC - Custe o Que Custar (2008– )
120 min | Comedy, News
The show is a Brazilian version of the "Caiga quien Caiga" of Argentina. A resume of the news of the week with comedy.
Stars: Marcelo Tas, Marco Luque, Oscar Filho, Felipe Andreoli
39. The Victoria's Secret Fashion Show (2003 TV Movie)
TV-MA | 60 min | Documentary
Directors: Hamish Hamilton, Matthew Ogens, Steve Webb, Steve Priola | Stars: Michelle Alves, Alessandra Ambrosio, Mini Anden, Tyra Banks
40. MTV Video Music Awards 2009 (2009 TV Movie)
Director: Hamish Hamilton | Stars: Russell Brand, 3Oh!3, 50 Cent, Akon
41. Wonderview (2013– )
5 min | Talk-Show
Getting the inside scoop from the celebrities for Wonderwall.com.
Stars: Jessica Wedemeyer, Chris Gardner, Stacie Anthony, Kirby Kristen
42. Altas Horas (2000– )
120 min | Talk-Show
Stars: Serginho Groisman, Laura Müller, Leilah Moreno, Sandy Leah
43. Beard at Work (2011)
Not Rated | 5 min | Short, Biography
Directors: Ella Hatamian, Izak Rappaport | Stars: Peter Beard, Natalie White, Lisalla Montenegro, Jarah Mariano
44. Oi Fashion Rocks (2009 TV Movie)
75 min | Music
Directors: Vitor Campos, Christian Lamb, Adriano Cardoso Marum, Joana Mazzucchelli, Jason Herbert | Stars: Fernanda Lima, Gianne Albertoni, Alessandra Ambrosio, Mariah Carey
45. FNL's Model Monday (2013– )
The host of Fashion News Live, Rocco Leo Gaglioti shows highlights of past interviews with Supermodels and fresh faces from the runways of New York Fashion Week
Stars: Rocco Leo Gaglioti, Izabel Goulart, Kendall Jenner, Beverly Johnson
46. 2009 MTV Los Premios (2009 TV Movie)
120 min | Music
Director: Manny Rodriguez | Stars: Sylvia Villagran, 50 Cent, Amandititita, Alessandra Ambrosio
Wonderview (2013– )
Alessandra Ambrosia
Stars: Alessandra Ambrosio, Kirby Kristen
FNL's Model Monday (2013– )
Alessandra Ambrosio
The host of Fashion News Live, Rocco Leo Gaglioti shows highlights of past interviews with Supermodels and fresh faces from the runways of New York Fashion Week
Director: Rocco Leo Gaglioti | Stars: Alessandra Ambrosio, Rocco Leo Gaglioti
Big Morning Buzz Live with Nick Lachey (2011– )
Alessandra Ambrosio/Behati Prinsloo/The Spin Doctors
Stars: Carrie Keagan, Alessandra Ambrosio, Behati Prinsloo, The Spin Doctors
Late Night with Seth Meyers (2014– )
Anderson Cooper/Alessandra Ambrosio/Behati Prinsloo/Iggy Azalea
Comedy, Talk-Show
Writers: Alison Agosti, Alex Baze, Bryan Donaldson, Peter Grosz, Andrew Law, John Lutz, Seth Meyers, Chioke Nassor, Conner O'Malley, Seth Reiss, Amber Ruffin, Michael Shoemaker, Ben Warheit, Michelle Wolf | Director: Alexander J. Vietmeier | Stars: Seth Meyers, Anderson Cooper, Alessandra Ambrosio, Behati Prinsloo


text:
Heat butter, stir in flour, cook for 1 minute.
Gradually add milk.
Bring to boil.
Cook until thickened.
Stir in the very fat bacon and liver, which should be minced 2 or 3 times to make it very smooth.
Add all flavourings, the eggs and cream.
Press the mixture firmly into a greased shallow-ovenproof dish.
Arrange the streaky bacon rashers across the top.
Stand in a water bath, another dish of cold water, and cook for 45 minutes in the centre of a very moderate oven (350°F - Gas Mark 3).


text:
Satin Color Color Care After Color Conditioner
We know you want the goods as soon as possible, which is why orders received by 3pm ET leave our warehouse the very same day. We'll send you an email that day to confirm shipment and the email will include your tracking information.
Our warehouse is closed Saturday & Sunday, so orders received after 3pm ET on Fridays will not ship out until Monday.
Based on 3 Reviews
Ttp S.HairBlondeColor Treated HairFine or Thin HairStinksused after colouring my hair with Umberto U Color (#8). not impressed. don't feel it did anything different from any other deep conditioner, and it stinks to high heaven. reeks of plastic coconuts. had to wash my hair and then use a different conditioner to get rid of the stench.posted Aug 29, 2014Link to this post
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Raquel R.United StatesHairDark BrownColor Treated HairLove ItI truely loved this product! It left my hair silky soft and best of all it smells FANTASTIC!!!posted Jul 15, 2013Link to this post
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San Juanita Z.Bloomington, INHairMedium BrownCurly HairColor Treated HairFine or Thin HairGoes Great With Satin Color And Works As Good.For me this product goes hand in hand with using satin color and the results are fantastic. I could not consider using anything else when I color my hair and every now and then when my hair needs the boost to keep it looking shining.posted Nov 6, 2012Link to this post
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Satin Color is an exclusive color system with a unique aloe vera base. Its ingredients are natural and help with the condition and overall health of your hair. Satin colors are rich with beautiful pigments that can be used for permanent or semi-permanent color.New Price:
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