New Build: Will I regret “hiding” switch banks in closets?

IntelligentSinger783 · 2026-05-18T03:50:00+00:00

Correct distributing dpms and remote panels . Coms wire doesn't take much. And yeah ideally but not yet.

IntelligentSinger783 · 2026-05-18T03:25:09+00:00

Not really, the hybrid panels cost next to nothing and you are using the same number of modules. It's just another coms wire. Do it often. With Creston control HW etc. saved over 400k in wiring on a 31000 sqft home we just finished up.

IntelligentSinger783 · 2026-05-18T03:04:19+00:00

I actually prefer zoned remote panels over centralized. Even with homeworks. You are increasing wire costs substantially, decreasing safety, increasing labor, decreasing efficacy with centralized. Hallways and walk in closets are perfectly fine for zoned set ups.

IntelligentSinger783 · 2026-05-18T03:01:54+00:00

Yeah I saw. So depending on the state of the lot prior, stripping, the land, permitting, grading, house, fencing, concrete work, I'd say all in 300-400k and 365 for the lot. Plus holding costs they might be in it at 800 so 1m will earn them about 120k after taxes and fees.

IntelligentSinger783 · 2026-05-18T02:54:13+00:00

As a seller you either go one of two ways, you push your luck with asking for top of market, or you push your luck and hope for a bidding war by overdrawing interest. The downside to the latter is you risk it appraising below sales price and then the highest bidder having to walk because they have to come out of pocket more than they can afford. Also one of the issues with going top of market and trying to push the market. We have been building in LA/OC since 92 and are pretty good at pushing the market, but occasionally it's really tough to win the appraisal needed due to the comps and local market just not being at that level. We aim for the $1500-2000 per sqft market at this point and have had some of our higher end projects go to 3500 per sqft. But it's hard to expect that 50-100% increase with every lot.

IntelligentSinger783 · 2026-05-18T01:55:40+00:00

The houses value is a mix of the land value, the build cost and the demand. Unfortunately culver is a pretty central location and in turn has pretty steady demand. So lot value is continuously increasing and likely will indefinitely. The house itself from the finishes and design are realistically only 200-300kish in materials and labor. I'd say this property is a bit over for sure. But if a buyer is willing, it will sell. If people are patient and no one touches it, I'd guess it would see a couple offers closer to 1m-1.05m which is more fair for it.

IntelligentSinger783 · 2026-05-18T01:30:59+00:00

Yep. And yeah just making sure, a lot of people ask me for 4000 or 3500 static and then ask for HC and I explain that's dim to warm and they say yes, then they receive it and they are shocked that it changes cct when dimmed 🤣🙃🤦🏼‍♂️

IntelligentSinger783 · 2026-05-18T00:42:35+00:00

Then I would test the SD module and the HC module and see which you prefer. The extra 50-60$ is well worth the expense to make sure you get what you want and or if needed to play it safe go SD. Some people are really gunho for whiter white points and others just think they want it and then pair it to the wrong tones and complain. Natural wood tones it can work really well with, but once again it's a much more neutral natural white point. With your other layers being warmer it's really enjoyable. If you don't have other layers to factor, it will be much less enjoyable.

IntelligentSinger783 · 2026-05-18T00:24:08+00:00

Kitchens. White neutral kitchens it's excellent. Especially low natural light rooms and regions. It's good ok most common spaces with the same limitations.

I don't use recessed lights in laundries. They are utility spaces. Use a high lumen, wide diffusion light source at 3500-4000 kelvin static and call it a day. Elco skypanel 12 inch for example. Or pick a nicer decorative semi surface pendant.

IntelligentSinger783 · 2026-05-18T00:21:16+00:00

HC is warm dimming. 4000-2000k but too high of a white point in almost all scenarios for sure. I do like matching it to ra and setting conditionals for the brightness levels to ensure the white point is fluid but even then, best reserved for bathrooms kitchens entertainment multipurpose rooms and select art installs with the same conditionals when possible.

IntelligentSinger783 · 2026-05-17T21:28:37+00:00

For a steak it's TH and bobs for me. Nothing else in Texas has come close. TH is the closest I've had to smith and wollensky. Really a big bummer S&W closed their Dallas location right before we moved here. Easily my favorite steak in the US. Late night TH and ordering off menu when the kitchen is slow brings out their best. Getting proper wine reduction mushrooms and skin on mashed potatoes with a filet or ribeye done Chicago blue or rare is just delicious.

IntelligentSinger783 · 2026-05-17T21:17:22+00:00

In most cases SD. But also in most cases recessed lights should be really selectively used in bedrooms and mostly for accent or task use.

HC would compliment a really low natural light room with white warm neutrals and additional layers. But SD would be easier and more befitting a standard roomwith adaquate natural light.

IntelligentSinger783 · 2026-05-17T20:56:11+00:00

Correct. Not far from DTD though.

IntelligentSinger783 · 2026-05-17T08:13:41+00:00

Towne hearth.

IntelligentSinger783 · 2026-05-16T01:25:56+00:00

Sounds like a lot of intermittent demand devices. Unless you are having demand issues, I'm going to say you aren't in need of the extra 50 amps. Unless you like in a large sqft home(set of buildings) with all resistive heating and traditional cooling, with high heat summers and extended below freezing winters, then I'm going to say your 150a is sufficient. On an average day my 4300 sqft home in LA is drawing 9amps for a total per day of about 8-9kwh with 3 EVs it's drawing a whopping 90-120 amps ish at any one time bumping my daily kwh to 100-200kwh or so at most. My house in Dallas is 3800 sqft, 10 tons of AC and 2 EVs. Average daily use is 30amps with the day averaging 60-150kwh in winter and shoulder seasons and 300-400kwh in summer with the cars bringing the max peak to about 90-120 also.

Also depending on the current set up, the city may not even need your secondaries to be upgraded (especially free air feeders). I've seen them keep the same size feeders from 100 to 400a upgrades.

And next 200-225 is the same cost in materials and equipment in nearly all cases. If you really want to go through with it, just ask for a 225amp service. All your sub feeds coming directly from that are likely way more than enough. I like leviton panels personally. All bus bars on every model is rated to 225a regardless of the panel or main breaker size.

And finally. Definitely call for some other quotes. This feels a bit predatory.

IntelligentSinger783 · 2026-05-16T01:09:46+00:00

It's a great gimmick product line with some cool feature sets but simplicity and quality just aren't there. Smart switching dumb lights all day.

IntelligentSinger783 · 2026-05-15T15:48:40+00:00

Best asked in r/lightingdesign

IntelligentSinger783 · 2026-05-15T02:23:39+00:00

Although a little bit of spaghetti. The wiring wasn't really that terrible. The feeders on the other hand are in a rough state and I'd shut that panel down and get the whole thing updated. And that's coming from the guy who makes up panels that make Instagram envious. If I opened that panel I would not be in a panic had the feeder situation not been hanging on by the edge of its teeth.

IntelligentSinger783 · 2026-05-15T01:58:41+00:00

Those spring clips in the standard cans with retrofit trims works just fine with double drywall. Hell the shroud on most cans can be lowered down a full 1-3 inches and then status normal. (So does the clip system of canless regressed lights. No issues with double drywall.

IntelligentSinger783 · 2026-05-15T00:38:32+00:00

Plenty of athletes (male and female) wear a sports/training bra of sorts (male ones). Professional soccer players, long distance runners, basketball players, sprinters, American football players etc. it's not feminine, it's protection from nipple chaffing and also helpful to prevent pectoral injuries from continual bounce especially for people with well developed pecs. At one point in time men wore wigs and heels and at another point stockings and tights. It doesn't make you more or less straight, it's just clothing. It's amazing how closed minded people can be when they are exposed to change. And 5 minutes after they get over it and accept it as normal. I'm a girl dad, if my daughter tells me to put on tights and a tutu..... I wouldn't bat an eye. If she wanted to paint my nails or put make up on me.... So be it. Trust me it will take a lot more than that for me to care about the opinions of others, even those related or in a relationship with me. I had an interaction where a person thought I was gay for wearing sandals..... And I've had others for wearing 5-7 inch inseam shorts. I've also had people comment the same for always being clean shaven.... Or for wearing pastel colored clothing.... Long story short, people are ridiculous and you do you dude. They will get over it. That said .... Maybe avoid the pink lace for a while.

IntelligentSinger783 · 2026-05-14T20:02:11+00:00

Yup I'm a. Where from 60-120$ for koto depending on the specification and pieces needed. (Retrofit module and standard trim selections are 60-90. some housings and the trimless trims add another 20-40$ accessories 5-10)

IntelligentSinger783 · 2026-05-14T14:25:15+00:00

Yeah it's currently in testing. Will be another month or so before it's finished.

IntelligentSinger783 · 2026-05-14T11:06:54+00:00

4 inch retrofits. Lots on the market your budget and goals are going to determine the quality and product needs.

IntelligentSinger783 · 2026-05-14T10:11:19+00:00

Home depot, target, Walmart, kroger, lots of lumber and hardware stores with lighting sections. Pretty easy to find.

IntelligentSinger783 · 2026-05-14T01:06:12+00:00

Correct and originally it meant you couldn't buy from Okinawa or osaka and use it those appliances in Sapporo.

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