The other thing we need to look into is our back yard which is about 99% concrete. Our back yard is not that big and is 2 levels with a step down. It's that 70's Flintstones-like rock look. We have a large live oak and some yaupons etc but otherwise all pebble like concrete and pool and spa. We have landscape plans that were done by a well known Dallas designer but he also recommended replastering the pool which we are not sure needs to be done yet. We would love to talk with somone who can look at the interior & the exterior as the master bedroom/sitting room also looks out onto the backyard which I really want to transform from so much hardscape to something more tactile and soft and green. Thanks.