House
Kingston
6431 Perth Rd.$2000/Month
Owner's Comments ACTUAL LOCATION: "outer Division Street" - 17 minutes from 401 & Division Street in Kingston. ADDRESS: 6411 Perth Road, PERTH ROAD VILLAGE, ON K0H 2L0 3-bedroom custom-built "executive" home, built in 2005, on a nearly private 45-acre lake with pristine swimming from your private dock is available for rent year-round - temporarily or long-term. It's of most importance to know that this nearly 3-acre property, with the house tucked into the trees such that few people in the area, even, know it exists, is only 17 minutes to 401 Highway - the freeway from Montreal to Toronto. Half-way between Montreal & Toronto, this house is located 1.5 hours from Ottawa. see more at "mljcoaching.com/house" . |
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1700 square foot, 2-level walk-out basement home on pristinely swimmable lake with good fishing (so they say), with cathedral ceilings
3 bedrooms - Extra large Master on ground level with patio door
- large 2nd bedroom overlooking the lake
- larger than normal 3rd bedroom
Entertainment room on ground level with decorative airtight Woodstove/Fireplace, that heats whole house, Wired-for-Sound to the Upper Level
4 decks on upper level
Field-stone patio and field-stone walkways
4 patio doors and large windows, including 3 in peak of cathedral ceilings, covering South wall Safe, wooden stairs and decks leading to lake; private dock at lake; row boat
Open Concept GREAT ROOM with kitchen, breakfast nook in bay window, dining room and sitting room (ample room to seat up to 14 comfortably, for dinner &/or dance parties)
Flooring:
Oak-coloured laminate in the majority of the upper level
vinyl tiles in kitchen, upper-level bathroom and 3rd bedroom
ceramic in ground-level bathroom and around fireplace/woodstove;
quality carpeting on stairs and throughout the ground level (not attached in Utility Room or Water Closet - for obvious reasons)
Two (2) 3-piece bathrooms; extra large on ground level, with electric in-floor heating
Storage:
Water Closet under stairs
Utility Room
Foyer
Attic
Grounds/Gardens:
small country lawn area requiring little time to mow grass; flower gardens and space for your vegetables
Heating/Cooling
Central Vacuum
Exterior Buildings
Unseen Building Features include:
ICF (insulated concrete foundation) meaning the ground level never gets cold like a basement used to;
Infloor heating (electric) in the ground level bathroom was installed to avoid a cold ceramic floor - however, due to the Styrofoam insulation and barrier cloth installed below the concrete floor, the in-floor heating is never used. The floor just doesn't get cold!
The Focal Point of the Entire Property
Obviously, the South Wall was filled with windows to allow you to enjoy Natural Light, to enjoy the cost-savings of Passive Solar Heat, and also, most importantly, to allow you to enjoy this nearly-private 45-acre lake with pristine swimming from your private dock.
With only 4, or maybe 5, residents around the lake there is a verbal agreement to only use man-powered, wind-powered or electrically-powered water toys.
The loons are a-plenty, singing to you throughout the day as well as singing you to sleep at nights, thanks to feeling no danger from humans.
Wooden stairs, built with extra concrete support for extra safety, lead you and your loved ones, of all ages, safely to the shore of Little Franklin Lake.
Other Exterior Beauties
The gardens, beautifully maturing since 2006 and 2007, allow space for your own personal touch. If growing your own vegetables is one of your pleasures, there's ample space available for that, too. The East gardens allow for mesmerizing reflection early in the morning, as you enjoy your breakfast in the bay-window.
A lawn & garden watering system exists, using lake water. A compost heap, helping you reduce curbside garbage, nourishes the gardens.
The Laneway Misleadingly so, this laneway can look intimidating to a less-experienced driver. On a snow-covered winter's day in February, a workshop for employees of a local bank was hosted in the Great Room of this house. Instructions given to the employees to ÒdriveÓ the laneway, so as to make it to the top without incident, were laughingly enjoyed on their arrival. They didn't quite understand the instructions É until they saw the laneway. Having been encouraged NOT TO FEAR the laneway, and to DRIVE IT, they did both É and even the most timid (and anxious) driver made it to the top. A local contractor shows up very early each morning falling nighttime snowfall and has it cleaned before you're even out of bed. You won't even have a "legitimate" excuse to not make it to work on time!
Exterior Buildings There is a "baby barn" utility shed near the laneway, which housing bicycles, gardening equipment and various other paraphernalia. Off the S/W corner of the house is a woodshed which, when full, shelters a sufficient amount of wood to last the entire winter. So, let's come inside, shall we, and visit the Upper Level?
Foyer
Enter from your car, parked in the spacious parking area (holding 5 vehicles comfortably, leaving room for more), through the main entrance into the Foyer. Hang your coat in the large closet, custom-built to offer tons of storage. With the abundance of natural light through the glass in the main door as well as the East window, you, too, may never need to turn the light on that one can find inside the closet. The sliding mirrored closet doors are an excellent added feature for last-minute touch-ups on your way out. Leaving your boots behind, enter the breakfast nook area with the bay window overlooking the flower gardens.
Kitchen
The kitchen cupboards allow for more space than you can use, when complemented by your furniture such as china cabinet, sideboard or hutch. Even without furniture you'll enjoy all the cupboard space you need with 5 deep drawers, 5 shallower (yet not shallow) drawers and 12 shelves. Positioning of the kitchen sink, facing the lake through the South wall windows and patio doors, makes preparing vegetables and cleaning up after a meal much less like work. The appliances - Maytag dishwasher and refrigerator, GE 5-burner glass-top stove and GoldStar Microwave - are 5 years old, having been purchased when the house was completed in 2005.
Dining Room
The dining room offers ample space for a large dining table, seating 6, on a daily basis and ample room to extend a table to full length to seat 10. Extended seating of up to 14 comfortably fits in the space for a dinner party. With the two large windows and patio door, as well as overhead lighting, it's a very well-lit area for any meal. Go onto the 2-seater deck via the patio door to be mesmerized by the lake. If you have more people, simply take your drinks to the patio just below, obviously still gazing at the lake.
Sitting Room
This sitting room area is ideal for sipping cocktails alone or while chatting, reflecting or reading a book with so much natural light. Plants absolutely love the natural light afforded by all of the windows in the Great Room area
Upper-level Bathroom
Off the kitchen is the 3-piece bathroom, with a window in the north wall. Cabinets above the sink, below the sink and above the toilet make for lots of storage.
3rd (smallest) Bedroom
In the Northwest corner of the house, on the upper level is where the smallest bedroom (though not small at 14.5 x 8') is found. With large windows on both the North and West walls, this room also enjoys lots of natural light as well as a cathedral ceiling.
Attic
From this 3rd bedroom is one of the points of access to the attic found above the upper-level bathroom and a portion of the stairs going to the ground level. To gain access from either the bedroom or the stairwell one simply needs a ladder. Access from one side to the other of this very large storage space has been made easy by the floor joists making it a complete load-bearing floor, strong enough to hold anything - including you walking from one side to the other. There is standing room in one half of the attic and much more than crawl space in the other half.
2nd Bedroom
14.5 x 13' of bright, open space in what is currently used as an office, enjoys a view all the way to the other end of the lake from the patio door and large window. Except for the private balcony for this room, alone, one sees grass, rocks, trees, birds of numerous colours, water, sky É and nothing else. Speaking of birds: red cardinals, woodpeckers large & small, blue jays, and many more. This bedroom, since it was built as an office, has a private, keyed entrance from the West side of the house. There's an exterior light, as well, since it is an entrance. The room was built with soundproofing in the walls and a soundproofing door. There is no access or egress to and from the balcony except through the patio door. Would you like to see the ground level now?
Attic Access
Let's go back through the kitchen and turn left at the breakfast nook to descend the stairs. As we look overhead, however, we'll see the easier of the two accesses to the attic, mentioned above. Simply place the foot on the top step and the head against the ÒwallÓ below the attic door and you have securely placed the ladder. Now climb up a couple of steps, open the door towards you and walk up the rest of the ladder and enter the attic. Simple as that!
Shelf
As you descend you'll see a nice shelf that could be used for anything É like a bookshelf.
Hallway Area at Bottom of Stairs
At the bottom of the stairs is an area that can best be described as a hallway. If there's any unutilized space in the entire house, that's all there is. That said, many a deep conversation has been had in that little area by discussing some of the pictures on the wall.
Main Bathroom at Ground Level
To the left of the stairs is the entrance to the main bathroom. With no lack of space, this 3-piece bath with natural light through an East window allows sunshine to join you in the shower during the morning hours. The use of ICF blocks to build the foundation makes for thick walls, which facilitates keeping Old Man Winter where he belongs - Out there! The beauty of the thickness of the ICF blocks is this shelf in the shower, to the bathroom window, to house all of your showering products.
Ceramic flooring, imagined to be cold, has electric in-floor heating under it. Due to the floors not being cold, thanks to the extra insulation used on the ground, before laying the floors, the in-floor heating has turned out to be a frivolous investment. It is there, however, for your added comfort.
Storage & Water Closet Under Stairs
From the bathroom is a door to the storage room under the stairs, where one will find a clothes rack and shelving, for off-season apparel and footwear, as well as the water appliances, such as the motor for the submersible pump (the well cap is in the S/E corner, just East of the main bedroom's patio door).
The UV filtration system ensures potable water at all times. The Culligan Water Softener minimizes water stains on/in the appliances. This closet also houses the hot water tank and the grey-water reservoir/pump to push grey water from the ground level up to the septic tank.
Over-sized Main Bedroom
With a large East window with an ICF-induced shelf; a tall, narrow South window and a patio door, this bedroom only requires the use of electric lighting at night.
Fall asleep to the view of the lake through the trees, especially with a well-lit moon and the solar lights bordering the lawn.
Greet the day by walking out onto the patio on rising from bed.
A 3-way light has been installed in the S/E corner of the room, to highlight a particular corner should you wish to have an armoire there.
A separate entrance to the main bathroom from this bedroom makes it very convenient to have private access directly to and from the main bedroom.
Entertainment Room
Go out the patio door and turn right along the patio and enter the Entertainment Room through its own patio door, or enter the Entertainment Room through the Òhallway areaÓ at the bottom of the stairs, by exiting the main bedroom through the interior door.
Either way, there you'll find wiring installed with special attention for most, if not all, of your entertainment pieces, including the wiring for sound of your entertainment equipment from this room to the upper level, in the dining room and the sitting room.
The airtight woodstove/fireplace, which heats the entire house with the assistance of the passive solar heat from the windows in the South wall, makes for a beautiful ambiance while watching movies.
The ground-level receptacle for the Central Vacuum system is in the Entertainment Room.
Nearing the end, the Utility Room
Everyone needs a utility room. This one houses the deep-freeze, the HRV, the high-efficiency propane furnace (the back-up heat supply for when you're away or at night if the temperatures really drop!), the washer, dryer and laundry tub, the central vacuum system and the electrical panel.
Four (4) Central Vacuum system receptacles include:
A receptacle into which you can sweep the dirt particles, which is in the kitchen (replacing the dustpan); and
3 hose-receptacles: near the kitchen, in the Foyer and in the Entertainment Room
Heating/Cooling
For heating, annual consumption of Propane for the furnace over 5 winters has never exceeded $420 (during a high-fuel-priced season). From August '09 to May '10, where the Propane furnace was relied upon more frequently than usual, the consumption was $334.17. The remainder of the heat came from the sun through the large windows and from dead wood harvested from the property (almost 3 acres).
In rural living with trees, and living on the shore of a lake, air conditioning is not a necessity. A large ceiling fan in the peak of the cathedral ceiling in the great room encourages movement of air at all times - 12 months of the year. Another ceiling fan is in the stairwell, encouraging movement of hot air during the winter. While the ground level is never damp and cold like basements used to be, it is always refreshing in the summer. With the fireplace/woodstove in the ground level, it is always warm in the other seasons.
Wiring, to facilitate installation of more ceiling fans - in the dining room and 2nd bedroom - was installed at the time of building, but in 5 years has never been required. In the hottest days of summer, over these 5 years, there was but once, for 3 days in-a-row when a/c was considered.
All this said about the lack of need for an air conditioner, the furnace is equipped to hold one and can be easily installed should you decide it's a worthwhile investment for you.
Electrical Consumption
Over these 5 years, the monthly bills have been consistently between $90 and $110.
And Last-but-not-Least, the Furniture & Appliances
As this is a rental situation it's understandable that you may be relocating from afar.
Should you wish to have any of the furniture and appliances you see in the pictures, know that you are most welcomed to ask. Everything is negotiable.
