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 large body of water that instinct misleads you: irrigation, lake spray and cooler night surfaces raise the local moisture load compared with a lot two miles inland.

That moisture load shows up in flashing, weep screeds, terrace waterproofing, plaster at grade, and how exterior joinery gets finished. None of it is hard. All of it costs more to retrofit than to build.

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 actually cares about before drawings go in, so the design gets approved on its merits instead of going back twice.