Custom remodels in Lake Las Vegas

Waterfront parcels

A lakefront lot brings shoreline setbacks, rules about what may be built between the house and the water, and association review of walls, terraces, docks and anything affecting a neighbor’s view. Those rules belong to the community and they get enforced.

We confirm what your parcel allows before the design commits to a footprint. A terrace drawn where a setback lands gets drawn again.

Moisture, next to a lake, in a desert

The instinct in the Las Vegas valley is to design for dryness. Beside a lake that instinct misleads you: irrigation, wet terraces and water at the shoreline put more moisture against a lakefront elevation than a desert wall usually sees.

That moisture load shows up in flashing, weep screeds, terrace waterproofing, plaster at grade, and how exterior joinery gets finished. Each of these costs more to retrofit than to build in.

What the review committee expects

The community grew around a Mediterranean language: tile roofs, warm plaster, arches, heavy timber, iron. Villages vary, and review looks at whether a new elevation sits comfortably among its neighbors.

You can still build something contemporary. It helps to know which elements the committee weighs most before drawings go in, so the design gets approved on its merits instead of going back twice.