MacDonald Highlands Community Information for 586 Lairmont Place Henderson NV

My investment home at 586 Lairmont Place Henderson NV is located within MacDonald Highlands in Henderson Nevada.  Below is some information about the community and the fine amenities it has to offer.

MacDonald Highlands is a collection of upscale neighborhoods in Henderson, positioned 2700 feet above the center of Las Vegas, offering some of the best skyline views in the valley.  Filled with large custom luxury homes, MacDonald Highlands has become one of the most prestigious developments in Southern Nevada.

Located within the community is Dragon Ridge private country club.  This top rated course designed by Jay Morrish and David Druzisky, is tucked into the canyons between homes offering dramatic elevations and skyline views.  Many top courses in the valley require tight target type golf with narrow fairways, however; Dragon Ridge provides a player friendly format with competitive greens.

The DragonRidge clubhouse is a social venue for MacDonald Highlands residents. You will find the top-rated Montrose Steakhouse, Onyx Bar, Dragon Grill, two lounges and a ballroom to accommodate social events. Create stunning events like weddings, reunions and charity events with the backdrop of the Las Vegas valley. A custom-designed swimming pool that offers a magnificent view of the Las Vegas skyline is also available for the enjoyment of members of the upscale community.

The Dragon Ridge Tennis and Athletic Center features two group exercise studios, private pilates room and a spacious 4,500 square-foot strength and cardio floor with a view of the Las Vegas Strip. Fitness class programs such as spinning class, pilates, yoga are offered on a regular basis.

Child care services are provided. Members also enjoy sauna and steam rooms, whirlpool baths and an internet lounge. Private training, sport-specific conditioning and overall wellness services are also available on a per request basis. Five tennis courts, basketball, volleyball court and custom pool make it possible for the whole family to find fun and fit activities.

There are plenty of places in Las Vegas, Nevada to buy stone for counter-tops but none in my opinion offer a better array of memorable stone choices than Marble Express, located at 3925 W. Sunset Rd., Las Vegas, NV.

Our luxury re-model of 586 Lairmont Place Henderson, NV 89012 has progressed to the point at which it was time to select the stone for our cabinetry and vanities. I see the same unremarkable granites for sale at all the usual outlets, and it is such a pleasure to walk into the Marble Express showroom. All the colorful and unique stone choices available makes one feel  like they are in an art gallery rather than a stone and tile store.

Quartz

A man-made product that feels like granite but can be produced in almost any color. It is very popular for the modern trend that is sweeping higher end residential design.

Granite

A hard, natural stone marked by a very grainy appearance.

Marble

A natural stone, metamorphosed limestone that has shiny, crystalline appearance.

Limestone

Natural stone, sedimentary rock.

Onyx (hot trend!)

A beautiful stone noted for its chaotic banding patterns. It is also translucent and a terrific choice for back-lighting.

For our kitchen cabinetry, we are going with modern looking white quartz with subtle gray bands. The vanities are a selection of both quartz, granite and marble. The show piece in a dining room is a wall mounted 4-8 foot backlit onyx. The fiery oranges and yellows bring the room alive. We expect to complete the home in early August 2016.

During the remodel phase of our luxury investment home at 586 Lairmont Place, Henderson NV in MacDonald Highlands community, a decision will be needed in regards to the level of drywall finishing. 

The 5 levels of drywall are:

• Drywall is hung
• Tape covered with mud
• Screws covered with thin coat of mud
• Cover screws again with mud, sand surface
• Small skim coat, sand and prime
• Skim entire surface, sand and prime, laser level

The average production home with course texture will use a level 3 or 4 finish.  For our 11,700 sqft luxury home, we chose to use a level 5 smooth finish because the type of buyer for this home will expect the best.

Obviously, the price goes up as your finish level goes up due to the high level of preparation. Level 5 requires the installer to level every surface with a laser to insure there are no imperfections.  Some areas of exception are behind cabinets and walls that tile will be applied. The highest level of attention will be large walls and especially the ceilings as the light reflects and rakes across highlighting any imperfections which are very evident to the eye.

Every project is different and requires a finish to best suit the look and budget of the home remodel. We have chosen level 5 finish because our project calls for it.

A reflective ceiling plan is what the floor plan should look like if the viewer were holding a mirror and looking down onto it.  Basically, every component on the ceiling needs to be drawn before construction, items such as venting, lighting, fire safety and soffits.  Since our investment project in MacDonald Highlands already built with a certificate of occupancy, some of our components were already in place.  Our designer Jared Lebo, also a licensed architect, provided a full set of reflective ceiling plans to outline the following:

Drop Ceilings/Soffits:

Each room was designed with respect to the entire home so that the look of the ceilings will be fluid throughout.  We incorporated some LED tape lighting to accent the soffits in the dining room, grand salon, lounge, master bedroom, master bath and executive office.  The light is inserted into a slot as to give a hidden look.  Another feature we incorporated into 3 rooms (kitchen, grand salon and dining room) is a wood grain panel to be inserted in between the soffits, in the center.  The bedrooms and movie theaters have standard drop soffits.

Lighting:

The home was fitted entirely with 6 inch recessed lighting with some 2 and 3 inch accent lights throughout.  We decided with guidance from our designer, to change out almost all of the 6 inch fixtures and install 4 inch recessed lights.  The bathrooms are fitted with 1 inch pin lights.  There are several art walls that have 3 inch amiable accent lighting.  A few areas have track lighting, such as the master closets and the kitchen.  I have discussed in a previous article titled “Choosing a Low Voltage Package” full details of our total home automated lighting and audio.  Basically, all of the lights in the home can be controlled by two Ipads located in the kitchen and master bedroom, remotely by phone, or by any switch throughout the home.

Fire Safety:

An extremely important aspect of our ceiling plan is fire safety.  This portion is drawn and work completed by Nationwide Fire, a company that specializes in fire safety.  Strategically placed sprinklers and smoke detectors which were present when the home was purchased need to be properly inspected and in some cases replaced.  The city of Henderson strictly enforces fire safety codes and requires that all structures over 5000 square feet be fitted with a sprinkler system.

With the proper reflective ceiling plans, we have ensured our investment home at 586 Lairmont Place will be properly lighted, designed with modern drop ceilings and most importantly, a safe environment.

While searching for appliances to use in my luxury investment home kitchen, I came across many good options. Ideally, your entire kitchen appliance set is manufactured by the same company, but this can be difficult due to the strengths and weaknesses offered by each.  Below, in my opinion are the top 5 luxury appliance brands that I considered using:

5. Viking

Viking is a US company that has been manufacturing ranges since 1987.  In the 90s and early 2000s, Viking ranges where present in most high end kitchens due to their stellar marketing.  Viking started making refrigerators in the late 90s, an area in which they do not stand out.  Their core product and strength is the range/stove, in which they continue to release new technology and a great looking product.  They are at #5 due to their bad reputation with service issues.

4.  Thermador

Thermador, another US company, has been in business since 1916.  They invented the first wall oven and cooktop in 1947, and introduced stainless steel into home appliances.  Most affordable on this list with an attractive line makes Thermador a great choice.  They have had poor reviews based on lack of customer service.

3. Gaggenau

Gaggenau is a German company founded in 1681.  They specialize in cutting edge built and designed home appliances.  Gaggenau was the first on this list to come out with the convection oven.  Style and sophistication coupled with a 7 year warranty make Gaggenau a great choice.

2. Miele

Miele, another German company founded in 1899, has many milestones in the industry including the world’s first dishwasher with a cutlery tray in 1987.  Their quality is second to none, and their sleek design is perfect for the buyer that wants a “European look”.

1.  Sub-Zero & Wolf

Leading the US market in sales, this family owned Wisconsin company set the standard in home refrigeration.   Sub-Zero & Wolf, synonymous with excellence, luxury and quality, offer some of the best ranges/stoves and refrigerators on the market.

Choices for my kitchen:

I considered Gaggenau or Miele but ultimately went with Sub-Zero & Wolf.  The price difference wasn’t much, and considering the fact this home will be on the market soon, I needed to make sure my kitchen appealed to a large audience.

• Refrigerator: Sub-Zero 72 inch combo 36/36 side by side stainless steel refrigerator and freezer.
• Rangetop: Wolf 48 inch 6 burner with griddle.
• Oven: Wolf double 30 inch wall mounted.
• Warming drawer: Wolf 30 inch.
• Cooling Drawer: Sub-Zero 24 inch double drawer.
• Dishwashers: 2 Askos built-in.
• Microwave: Wolf built-in.
• Ice maker: Sub-Zero 15 inch panel ready.

Whether in new construction or a major renovation project of a luxury home, one of the largest line items you will encounter is the cabinetry. It is easy to underestimate how important a role your cabinet provider plays.

In most large estate properties you have to install custom cabinetry. The scale of the rooms, the incorporation of appliances and other fixtures cannot be solved with the traditional stock cabinets. Filling a room is simply not a matter of a 42 inch cabinet here, two 24 inch drawers there until the lego set is competed. Also, high-end finishes of the cabinets themselves just aren’t readily available until you progress into the custom level.

We are currently redeveloping this residence at 586 Lairmont Place, Henderson, NV just outside of Las Vegas, Nevada, and are installing all new cabinetry and mill-work throughout the entire house. We selected a local specialty cabinet company who will design and coordinate with us and our other contractors to ensure not only the look we want, but that the cabinets and other mill-work fits precisely into the existing architecture.

One major recommendation I can make is to stay involved in the design process, learn their language, learn how to read the drawings, and constantly think of how a drawing on paper or computer will translate to functionality. If you simply assume they have it covered and check in at the end you could make costly mistakes that could mean more money and lost time. Custom cabinets can easily take 9 – 12 weeks, waiting for replacement pieces or redesigns can dramatically affect your project schedule.

Tips:

1. 1. Get your cabinet designer and other sub contractors such as the electrician and plumber to coordinate closely between you and the cabinet maker. Nothing is worse than seeing finished cabinets that don’t line up with your plumbing lines for example.

1. 1. Allow enough time to complete the cabinet production phase so it doesn’t disrupt your project timeline. Take into consideration if your cabinets are being produced outside the U.S. the shipping time and potential delays.

1. If you are putting in both flooring and cabinets, decide early which is best for you. There are pros and cons as to whether flooring or the cabinets should be installed before one another.

During the construction phase of our luxury investment home, 586 Lairmont Place, my business partner and I needed to make a decision regarding low voltage features.  With large luxury homes a certain standard is expected.  If we want to make an energy efficient smart home, now is the time to make these decisions while we have our walls and ceilings exposed with no drywall.  Below are the options we went with.

Lighting: Traditional lighting seen in most homes involves an in-line switch that operates a light or a circuit of lights.   Lighting is the core of home automation, and if you choose to make your home a “smart home”, a lighting control system is a must.

A lighting control system is defined as an intelligent network based solution that incorporates communication between various system inputs and outputs related to lighting control with the use of one or more control devices.  Basically, any light in the home can be controlled from a single device, in our case an Ipad on a docking station.  This is important with large luxury homes for 2 reasons.  The user can turn off a light that is left on in a room that may be a far distance from the front door, when leaving or the master bedroom when going to sleep.  Secondly, both energy savings and the life of each lamp will be greatly increased.

The brand of system we choose is Vantage.  Vantage is among the highest ranked home lighting automation systems, and will allow us to achieve more functionality with dimmers and more circuits per panel.

Typically, a lighting control system would be installed right after the framing phase of construction, and before drywall is in place.  There are systems however that can be installed without removing drywall.

Audio:  Most productions home buyers will consider surround sound in one or more rooms to fall into “home audio” category.  For higher end luxury homes, a full home audio system with amplifiers controlled by a single device is more ideal.  This includes in wall/ceiling speakers throughout the home operated with either wall mounted controls, Ipad docking stations or an iphone/android.  These speakers can also act as your intercom system and doorbell.

Network/WiFi: A typical wireless router will not be sufficient for larger homes.  What we will need is a high power gigabit wireless router with 2 high power wireless WiFi access points.  Our router is dual band gigabit, the latest advancement in WiFi technology delivering speeds up to 1750mbps.  Our 2 access points will harness data transmission so that more data reaches each targeted device instead of radiating in all directions equally.

Heating/Cooling Controls: There are 9 separate hvac controllers in our home.  They will be controlled in 3 different ways.

• Wall mounted thermostats.
• Ipad docking stations.
• Iphone/android application from any location outside or inside the home.

Energy savings will greatly increase by allowing the user to remotely control the temperature.

These low voltage options will greatly increase the value of our home.  With the latest technology, we have turned the home into a “smart home” allowing the end user to save money on energy bills, and gain the convenience of controlling the entire home lighting, hvac and audio from a single device.

If you need a real estate brokerage that offers services to landlords or property owners. If you have rehabbed your property and want to hire a company that will do its best to preserve your property while leased or it’s time to sell, please call Shelter Realty at 702-376-7379.

I had to post this video of the tough work one of our sub-contractors had to go through on this project. The more we looked at the exterior of this home, we hated it. MacDonald Highlands located in Henderson Nevada, just outside of Las Vegas likes to encourage the use of stone on home exteriors but this one looked as if someone just threw some tile on the sides of the house just to make the HOA happy, but the tile choice and placement was terrible and actually detracted from the appearance of the home. We bit the bullet and ordered the tile removed so we could stucco and repaint the entire exterior.

Trade persons work very hard but this work went above and beyond. Imagine running a 15 Lb power chisel above your shoulders on a vertical wall for 6 hours a day over two weeks. I know this home will look so much better once the exterior is changed but wow, what a job. Cutting the checks to pay for it is no fun either, and we sure would have preferred not to do it, but tough choices are the norm on a rehab.

If you need a real estate brokerage that offers services to landlords or property owners. If you have rehabbed your property and want to hire a company that will do its best to preserve your property while leased or it’s time to sell, please call Shelter Realty at 702-376-7379

Shelter Realty Represents Buyer in Purchase of 586 Lairmont Place, Henderson NV

Shelter Realty agent Paul Rowe acted as the buyer’s agent on the purchase of a 12,000 square foot custom home in the upscale neighborhood of MacDonald Highlands. The $1.7 million dollar sale on 586 Lairmont Pl, Henderson NV closed on November 30th, 2015.

Originally constructed in 2010, this property is set to be completely renovated and reinserted back into the Las Vegas real estate market by July 2016.

I interviewed Paul about the upcoming plans for this project and here were his comments about the sale as well as the impending renovation plans.

This was a very interesting purchase. MacDonald Highlands was hit particularly hard during the recession, but is coming back strong now. The home was originally completed in 2010 and eventually was foreclosed upon in 2013. A new owner took possession in 2013 but never occupied the property. They had a grand vision to expand the property even larger; however, they eventually decided not to pursue the renovation, but not before completely demo-ing the property down to the floor boards and studs throughout the entire property.

It was placed back on the market in 2015 in this unfinished condition, but being such a daunting project, the retail buyers weren’t biting and the initial pricing was too high for the investors. The new owners I represented came in and picked it up at a pretty good time.

The home really is going to be like a new home for whomever buyers it after the renovation. It was barely ever lived in and now it is being reworked from the top to bottom with new everything. The pool will be new, landscaping new. All the finishes and fixtures, new, low voltage electronics throughout as well.

I love the new floor plan. It maintains the large capacity as a high profile entertainment home but is laid out so efficiently, a family will feel right at home. It is amazing how the rooms are interconnected. When you’re in it, it feels like a grand house but you still know what is going on in other areas of the home unlike some cavernous homes I’ve been in before.

The views are phenomenal. This house has a 4000 square foot finished roof deck. I am not joking, there are clubs on The Strip that don’t have this kind of space. You can see the entire Las Vegas valley from up there.

The current developers are already proceeding on the renovation and delivery is expected in late June 2016. There are opportunities for the eventual resale buyer to come in earlier during the renovation if they wish, and to take the home in a different direction prior to its completion. This is something that would have to be negotiated but as building from dirt in MacDonald Highlands can easily take about 24 months, it is a great opportunity to have like new construction that can be ready in only 4-5 months.

Most property management companies will offer a set maintenance limit upon initiating a new contract with a landlord. The majority of Las Vegas property management companies set this limit at $300 – 500. This means that at property manager can approve any repair to your home that is less than that amount without the landlord’s prior approval. For some landlords this is fine, but for the majority of landlords this amount is more than they are comfortable pre approving and this has been our experience here at Shelter Realty.  This has prompted some property management companies to find other solutions in order to make their clients confident in their ability to provide good property management services.

At Shelter Realty we feel a good property management company should be able to maintain a property with minimal repair limits, for instance limits of $250. They should have vendors who are willing to work with these lower limits and who are willing to make additional trips back to the property without charging additional fees (trip charges).

As most people have experienced, a lot of vendors these days upsell for commissions or heavily mark up the material’s. So a vendor with a high maintenance limit and pre-approvals might just take advantage of those situations and the landlord know none the better. Having lower maintenance limits helps to control these situations and discourages over charging . A good honest vendor will make the minor repair upon the initial visit and ensure it is under the approved limit. If a repair can truly not be completed for less, the vendor is happy to leave the property and provide the management company with an estimate. These vendors look forward to obtaining approval and visiting the property again to complete the repairs.

When your property management company can find vendors to accept this challenge and these types of terms, you have a property management company that has exhausted the search for honest vendors; a management company that goes the extra mile to ensure their landlords are happy and comfortable to have them oversee their investment property.

For more information about our Las Vegas property management services, give us a call at 702.376.7379, email us at info @ shelterrealty.com or complete the form to the right.

Living in Las Vegas and Henderson comes with many great things. Some may say one of those things includes Las Vegas Home Owners Associations or HOA’s.  They help to regulate the standards in our community’s which most home owners and landlords come to appreciate. They watch over the neighborhoods to ensure everyone is abiding by the rules and regulations that help to keep the communities safe and clean. After all, that’s what they were created for. The “Covenants, Conditions and Restrictions” or the “Rules and Regulations” aren’t too difficult to follow.  For example, we are not allowed to leave our trash cans out on the curb after a certain amount of time on trash days; we have to install our satellite dishes where they cannot be seen; our festive decorations and lights have to come down once the holidays have passed and so on and so forth.

One key factor for new home owners, families moving to Las Vegas from out of state and investors is to be very aware of HOA communities and their common laws.  Unfortunately, a vast majority is unaware of these rules, sign the closing documents and /or lease and then come to find out about some of the more unknown rules. Did you know that in some communities you are not allowed to have a company vehicle? Some don’t even allow you to park it in the driveway. Most company vehicles cannot fit into a garage. What service technician wants to park his or her work truck on a public street to have it burglarized of all their equipment?  Or, did you know that many communities do not allow any vehicles to park on the street.  Maybe you have a garage full of recreational items or equipment and cannot fit that third car into the drive way. Only until it’s too late and you have accrued a fine or had your vehicle towed does this come to light; contracts have been signed and now you are stuck.  This can be a very unfortunate situation as you can imagine

How do you as a new homeowner, landlord or tenant avoid these situations? Make sure you have a good Realtor and/or Las Vegas Property Management Company that have the knowledge and know how to research the association’s rules and regulations on your behalf in order to avoid the these types of situations before they happen. They are more common that you can imagine.

For more information about our Las Vegas property management services, give us a call at 702.376.7379, email us at info @ shelterrealty.com or complete the form to the right.

There’s a lot more to managing a community association than you may realize.  Managing a Las Vegas homeowners association is more than just community management, it’s about compliance with state laws, your governing documents, licensing requirements, enforcing rules, conducting elections and so much more.

Having a professional management company for your HOA takes the pressure off of you as a board.

Your home-ownership interest in the community and its common elements is possibly your largest asset.  However, being a board member is a huge responsibility all by itself, let alone trying to manage all aspects of your community without the assistance of a professional management company and a knowledgeable, trained community association manager (CAM). What about the cost of hiring a professional management company?  We understand that financial hardship may be a big hurdle that keeps you from taking the next step towards professional management, especially given the current economy and possible high number of delinquent homeowner accounts but consider all that a professional management company and CAM can do for you and your association.

• Professional managers must go through continuing education courses in order to be a licensed manager in the state of Nevada, which includes Nevada laws that govern your Las Vegas HOA (NRS 116).

• A professional management company typically have a number of staff members to assist with the day-to-day operations of the association that must have a working knowledge of finances, accounting, budgets, taxes and insurance requirements to name a few.

• Your community manager and management company would have strong personnel management and communication skills which could aid the board in hiring and supervising contractors and staff for your community. Communication with the residents on the part of your community manager is also a major relief for a board.

• Community managers are trained and have a keen understanding of proper preventative a regular/ongoing maintenance of a homeowners association such as landscape repairs and replacements, upkeep of the facilities and regular mechanical maintenance.

• Most importantly, a professional community manager and management company are in place to coach and assist the board in many ways. They help conduct inspections, prepare for and conduct meetings and ensure compliance with the associations governing documents to name a few.

If you have any questions about specific coverages to meet your needs, we strongly recommend that you contact your insurance provider for additional information and clarification.

If you have any questions, please feel free to contact a member of the Shelter Management Group (SMG) team, we would be happy to help.  Contact us at 702.818.4780. Article Authored by:  Jamie Collins, Supervising CAM, CMCA, AMS co-owner, Shelter Management Group (SMG)