NEWS & BLOG

Breaking news and resources from across the industry.

MBAKS Blogs:
Homeowners
  • Brighten the mood of your bathroom with a splash of color

    by User Not Found | Apr 06, 2022

    Apr 6
    Q: 
    My 1990s beige bathroom is giving me the blahs every time I use it. What’s the best way to chase away the bland?

    A: The easiest and most direct way is by adding color. Color can have a powerful effect on human emotion, and the right combinations can inspire joy, soothe the soul and improve your mood.

    That’s why we’re seeing brighter, bolder colors in today’s interiors — especially in the bathroom — as designers and homeowners move away from neutrals toward a more vibrant palette. Since the bath is where we typically begin and end our days, it’s the perfect place to go bold with color.

    From old to bold

    Neutral finishes have traditionally dominated when it comes to bath cabinetry, but that’s begun to change. Rich hues such as sapphire blue, seafoam green or perfect periwinkle are inspiring choices that add personality and a sense of drama to a humdrum space. If you’re wondering how to go about creating a more colorful look, why not start with the vanity itself? A colorful vanity, typically the focal point of the bath, can be a real scene-stealer.

    Manufacturers have noticed the burgeoning trend toward brighter colors, and they are increasingly offering finishes that go beyond classic oak, cherry and espresso.

    Woodinville-based vanity specialist Strasser has introduced its own pair of colorful finishes for handcrafted, solid-wood vanities: NW Green and Lapis Night Blue. Strasser’s president, Judy Hedreen, says that the company created the new colors in response to growing customer interest in greens and blues.

    “These colors are among those that designers and homeowners are turning to for brightening up the bath,” Hedreen says.

    Other companies have also started introducing their own variations to meet growing demand.

    Greens and blues

    Green is having a major moment right now. Paint companies such as Sherwin-Williams and Benjamin Moore have named shades of green as their top trending colors for 2022. Many designers are reporting that green is starting to edge out blue as the most popular color for interiors. Customers are embracing nature’s most enchanting color.

    Strasser introduced its NW Green vanity because, as Hedreen explains, “Green is a restorative, rejuvenating color, a hue that can truly enhance a spalike bath environment. It exudes the calming influence of the natural world, so it works beautifully in the bath.”

    But don’t count blue out. Hedreen says blue is one of today’s hottest colors for interiors, and it’s no wonder. It’s refreshing, energizing and surprisingly versatile. Dressed up or down, blue can be soft or regal, luxurious or simple and, depending on the shade you use, playful or calming. It helps to naturally draw light and color out in smaller spaces, making it ideal for the bathroom.

    Hedreen praises the power of deep blue.

    “Comparable to the blue Van Gogh used in his masterpiece ‘Starry Night,’ it’s a dramatic yet approachable color that works with both contemporary and transitional styles,” she says.

    Not quite prepared for a large-scale master bath refresh? Consider starting small in a powder room. A compact 24-inch vanity will save money while still making a big impact.

    A splash of paint is a great way to test out bold color in the bath before you commit to a full vanity. Pantone’s 2022 Color of the Year, Very Peri, is a fun color to dip your toes, or bathroom, in.

    Holly Berecz of Duehr & Associates writes for Strasser, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling or residential homebuilding question you’d like answered by one of MBAKS’s more than 2,600 members, write to homework@mbaks.com.

  • Builders Bulletin: Home Prices Rising in Two Counties

    by User Not Found | Apr 01, 2022

    Homing in on Our Region's Housing Statistics

    By MBAKS Senior Policy Analyst Allison Butcher

    Median home prices continued their upward trend in February, rising to $759,735 in King County and $700,250 in Snohomish County. The median price of a single family home meanwhile was $857,750 and $745,725 respectively.

    Please contact data@mbaks.com with questions or feedback. We want to know what data would be useful to you!


    Months' Supply of Housing Inventory

    As of February 2022

    icon showing a house for saleKing County had 0.55 months' supply of inventory (down from 0.85 months' of inventory a year ago).
    icon showing a house for saleSnohomish County had 0.41 months' supply of inventory (down from 0.42 a year ago).

    Many industry analysts consider a four-to-six-month level as an indicator of a healthy market.

    Source: Northwest Multiple Listing Service

     

    Median Home Price

    February 2022

    icon showing a price tagThe median price of single-family homes and condos was $759,735 in King County and $700,250 in Snohomish County.
    icon showing a price tagFor single-family homes only, the median price in King County rose 14.37%, from $750,000 a year ago to $857,750. The median price in Snohomish County rose 19.49%, from $624,075 to $745,725.
    icon showing a price tagIn Seattle, the median price of single-family homes and condos was $760,000. The median price for single-family homes only was $925,000, a 15.91% increase from $798,000 in February 2021.

    Source: Northwest Multiple Listing Service

     

    Building Permit Activity

     

    Jobs

    icon showing a hand holding a hammerThe seasonally adjusted Washington unemployment rate for February 2022 is 4.3%; for Seattle/Bellevue/Everett, it is 3.4%.
    icon showing a hand holding a hammerConstruction employment in Washington increased by 2,500 between January 2022 and February 2022. Total construction employment is 230,600 statewide and 105,200 for Seattle/Bellevue/Everett specifically.

    Source: Employment Security Department: WA Employment Estimates (Seasonally Adjusted), February 2022 and Bureau of Labor Statistics.

     

    Population

    icon showing a group of peopleThe Puget Sound region's population as of April 1, 2021 was 4,330,400. Over the past year, the region added 66,200 people, as follows:
     

    King County

    +32,500

    Kitsap County

    +3,400

    Pierce County

    +16,400

    Snohomish County

    +13,900

    Source: Office of Financial Management

    Icons made by Freepik from flaticon.com

  • Planting the Seeds for Allergy Free Landscaping

    by User Not Found | Mar 29, 2022

    Author: Nina Olivier, Built Green Coordinator

    Selecting low-allergy, female species of plants for your garden can help mitigate allergies exasperated by increased pollen counts from climate change.

    Young man blowing his nose outdoors

    Spring is upon us in the Pacific Northwest and for many it also marks the beginning of allergy season, which affects up to 30% of the US population and 40% of US children. The CDC expects that climate change will lead to both higher pollen concentrations and longer pollen seasons. However, climate change is not the only contributing factor to the increase in pollen counts, it is only exasperating a situation caused by generations of selective breeding and prejudicial landscaping decisions.

    All plants contain male sex organs called stamens and female sex organs called pistils. Pollen is dispersed from male stamens and captured by the female pistil to create seeds for germination. While most plant species are monoecious and include both male and female reproductive organs, many plant species are dioecious with individuals that make only pollen or only seeds. In fact, most of the tree species used for street trees in urban settings are male dioecious trees.   

    The Allergy-Fighting Garden by Thomas Leo Ogren

    Tom Ogren, author of The Allergy-Free Garden, blames most of the allergy inducing problems on selectively only landscaping with male plants. He explains that male species of shrubs, trees, and flowers produce pollen and other air particles. “It all has to do with sex and the need to plant female plants.” Female trees were thought to produce unattractive and unwelcome litter in the form of fruit, seeds, flowers, cones, pods, and cotton. Since the 1970’s, city planners and landscaping crews began planting male trees to reduce cleanup costs and efforts. Ogren states, "I was able to trace it to the fact that many street trees that were planted years ago have finally reached maturity. And those trees are all male and now overloading the air with pollen." With this increased demand for male trees, horticulturalists began selectively breeding and cloning more and more dioecious male plant species, moving beyond trees into shrubs and flowers. Increasing more and more pollen-only producing varieties and species to fill the landscapes that surround us.

    Ironically, if city planners and landscapers had prioritized female trees and plants, in the same way as male plants, neither pollen nor unwanted seeds or fruit would cause issues. Female plants do not produce fruits or seeds if there are no males of the same species within 20 to 30 feet from its roots. He goes on to explain that allergy-reducing landscaping includes not just understanding the importance of plant sex, but also encouraging pollinators and eliminating mold growth that can occur in hedges and compost piles.

    From his observations Ogren now believes that the reason so many butterflies are disappearing is because the [female] nectar-producing trees were a major food source. "And they are disappearing because they are being replaced by the [male] pollen-producing trees," said Ogren. Planting native species of plants supports native pollinators with the foods they are accustomed to. Furthermore, non-native plants may become stressed since they are not used to the climate, and therefore, may produce more pollen. To guide cities to plant less allergenic trees, Ogren developed the Ogren Plant Allergy Scale (OPALS). The scale rates plants from 1–10 based on their allergy potential.

    Grass is a major pollen producer, thus, to reduce allergy triggering pollen, the Asthma Society recommends mowing grasses regularly before it flowers. Better Home and Gardens recommends planting species that are pollinated by bees; the pollen of these species is heavier and sticky and therefore stays on the bees rather than floating around in the air. In addition, mold growth in hedges and compost can also affect allergies. To discourage mold spores Ogren recommends keeping hedges trimmed regularly to increase air flow between the branches, keeping compost bins covered, and turning compost piles about every 2 to 4 weeks.

    Local pollen counts can be tracked and monitored through the US Air Quality Index. The University of Illinois Extension recommends reducing exposure to plants that flare up allergens through wearing long sleeved shirts, long pants, gloves, hat, and even a mask while gardening.

    Seattle Area Pollen Seasons

    Increases in carbon emissions and climatic changes in weather patterns are causing more people around the world to experience negative health effects from pollen and other outdoor allergens. According to the CDC, individuals with preexisting respiratory illnesses such as asthma, are more sensitive to pollen, which has been linked to increases in asthma attacks and associated medical costs that exceed $3 billion every year.  Decreasing the plants that contribute more pollen into the air can increase quality of life, especially for those already living in urban low-quality air zones.

    The following is Allergic Living’s list of low-allergy options for your garden:

    Flowering Plants

    Shrubs/Bushes/Herbs

    Lathyrus odoratus – Sweet pea

    Coleus blumei – Coleus

    Catharanthus roseus – Periwinkle

    Hosta – Hosta, plantain lily

    Digitalis – Foxglove

    Physalis – Chinese lantern

    Impatiens – Impatiens

    Sempervivum – Hens and chicks

    Myosotis – Forget-me-nots

    Hydrangea grandiflora – Big leaf hydrangea

    Nierembergia – Cup flower

    Viburnum – Viburnum shrubs, highbush cranberry, nannyberry

    Petunia – Petunia

    Heuchera – Coral bells (many varieties)

    Viola – Johnny jump up, pansy, violet

    Teucrium crispum – Wood sage

    Brodiaea – Elephant’s ears

    Physocarpus opulifolius – Dart’s gold, ninebark

    Crocus – Spring-flowering crocus

    Bergenia – Elephant’s ears

    Cyclamen – Cyclamen

    Kolkwitzia amabilis – Beauty bush

    Galanthus – Snowdrops*

    Aronia melanocarpa – Black chokeberry

    Gladiolus – Gladiolus

    Rodgersia pinnata – Featherleaf rodgersia

    Hyacinth – Hyacinth (numerous varieties)

    Helianthemum – Sunrose, rock rose

    Gentiana – Gentian

    Gaura – Gaura, beeblossom

    Geranium – True geranium, cranesbill

    Vaccinium corymbosum – Blueberry bush

    Hemerocallis – Day lily

    Berberis vulgaris – Barberry bush

    Peony – Peony

    Daphne – Daphne

    Polemonium – Jacob’s ladder

    Nandina domestica – Nandina

    Rhododendron – Azalea, rhododendron

    Salvia greggii – Autumn sage

    Fuchsia – Fuchsia

    Salvia clevelandii – Cleaveland sage, blue sage

    Dianthus – Carnation, pinks

    Trees

    Papaver – Poppy

    Stick to female trees, which may drop berries or seeds but don’t produce pollen

    Begonia – Fibrous or tuberous begonia

    Persimmon – persimmon tree

    Rosa – Rose (avoid high-scent varieties)

    Amelanchier lamarkii – juneberry tree*

    Phlox – Phlox*

    Vines/Climbing Plants

    Iris – Iris

    Thunbergia alata – Black-eyed Susan vine

    Erythrocoma triflora – Prairie smoke

     

    Kniphofia – Red Hot Poker

     

    Clematis – Clematis

     

    Tulipa gesneriana – Tulip (bulbs may irritate sensitive skin)

     

    Penstemon – Beardtongue

     

    Antirrhinum – Snapdragon

     

    Asclepias tuberosa – Butterfly weed

     

    Hibiscus – hibiscus

     

    Narcissus – Daffodil

     

    Bulbine frutescens – bulbine

     

    *Pictured below

    Amelanchier lamarkii – Juneberry tree

    Amelanchier lamarkii – Juneberry tree

    Galanthus – Snowdrops

    Galanthus – Snowdrops

    Phlox - Purple

    Purple phlox

     
  • How to tame your closet and create more space

    by User Not Found | Mar 23, 2022
    Mar 23
    Q:
     I have a large closet in the main bedroom, but it’s always a disorganized mess and I can’t find what I’m looking for half the time. How do I tame the closet and get space back?

    A: A disorganized closet makes poor use of space and can cost you time; it can even influence how you feel about yourself. If you find your bedroom closet bursting at the seams or becoming a dysfunctional mess, it’s likely because the space was never laid out well in the first place. It’s difficult to maintain order in an impractical space.

    No matter the size of your closet, the key to making more space is figuring out the best way to organize the space’s contents. Here’s some practical advice to help you tame your wild closet.

    Add drawer units

    Folded clothes in drawers take up less space than clothes on hangers. Adding drawer units to the lower part of your closet and folding jeans and T-shirts into them can double your closet space. Hangers can prolong the life of your clothes, but you should only hang delicate items like dresses, skirts, jackets and blouses.

    Use containers

    While folding clothes is a great way to save space, stacking them is not. Have you noticed how you only use the top few items on the pile? It’s difficult to take something from the bottom, and the pieces you’ve stored there can end up mashed up and wrinkled.

    The solution? Get containers for your shelves, and dividers for drawers. Containers keep related items together and your shelves neat. Instead of stacking your clothes in a vertical pile, you file them horizontally in a row — like paperwork. This way, you can see every item at a glance, and you can slide items in or out as you need them. You’ll be amazed at how much space you can save.

    Hang shelves

    When you look at your space with fresh eyes, you’ll find plenty of areas where an extra shelf can be fit in: between the upper shelf and ceiling, above the door of a walk-in closet or in the recessed corners of a standard closet. Even when they’re a bit harder to reach, shelves are great for storing infrequently used or seasonal items.

    Remove seasonal clothes

    Make space and reduce the visual weight of your closet by packing away bulky winter clothes, extra blankets and offseason sports gear when spring arrives. Vacuum seal or fold away your offseason items in under-bed boxes or upper-shelf containers until the weather changes again. This also gives you the opportunity to do a quick seasonal edit of what you may want to cull.

    Edit and reduce regularly

    We get attached to our clothes, but most of us wear only about 20% of the clothes we own. Most of the space in our closet is consumed by things we don’t ever put on. It’s costing us precious real estate and can lead to wasted time. It’s not easy to sort and let go of things, but ask yourself if you have too little space — or too much stuff.

    Tackle one section of your closet at a time. Remove all garments and consider every one before you return it to its hanger or storage nook. Ask yourself these three questions: Do I love it? Do I wear it? Do I need it? If the answer is not a resounding “yes” to all three, consider how happy that item could make someone else who may need it more than you do.

    Mia Hannom is the owner of In Form Design, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling or residential homebuilding question you’d like answered by one of the MBAKS’s more than 2,600 members, write to homework@mbaks.com.

  • Builders Bulletin: Seattle-Area Multifamily Permits Surpass Pre-Covid Levels

    by User Not Found | Mar 09, 2022

    Homing in on Our Region's Housing Statistics

    By MBAKS Senior Policy Analyst Allison Butcher

    The Seattle metropolitan area saw a significant increase in multifamily permit activity in 2021 compared to the previous year, led by King and Pierce counties—up 71% and 31% respectively. More than 22,000 multifamily permits were issued in the three-county metro area last year, surpassing pre-pandemic levels of fewer than 19,000 multifamily homes in 2018 and 2019. Single family permits were also up 24% in Pierce County year-over-year. Meanwhile, Snohomish County had a modest decrease in permits last year compared to 2020. King County ended the year down 8% for single family permits.

    Please contact data@mbaks.com with questions or feedback. We want to know what data would be useful to you!


    Months' Supply of Housing Inventory

    As of January 2022

    icon showing a house for saleKing County had 0.49 months' supply of inventory (down from 0.92 months' of inventory a year ago).
    icon showing a house for saleSnohomish County had 0.33 months' supply of inventory (down from 0.41 a year ago).

    Many industry analysts consider a four-to-six-month level as an indicator of a healthy market.

    Source: Northwest Multiple Listing Service

     

    Median Home Price

    January 2022

    icon showing a price tagThe median price of single-family homes and condos was $720,000 in King County and $686,792 in Snohomish County.
    icon showing a price tagFor single-family homes only, the median price in King County rose 6.90%, from $725,000 a year ago to $775,000. The median price in Snohomish County rose 19.17%, from $599,990 to $715,000.
    icon showing a price tagIn Seattle, the median price of single-family homes and condos was $729,000. The median price for single-family homes only was $790,000, a 0.19% decrease from $791,471 in January 2021.

    Source: Northwest Multiple Listing Service

     

    Building Permit Activity

     

    Jobs

    icon showing a hand holding a hammerThe seasonally adjusted Washington unemployment rate for January 2022 is 4.4%; for Seattle/Bellevue/Everett, it is 3.5%.
    icon showing a hand holding a hammerConstruction employment in Washington increased by 500 between December 2021 and January 2022. Total construction employment is 228,100 statewide and 101,900 for Seattle/Bellevue/Everett specifically.

    Source: Employment Security Department: WA Employment Estimates (Seasonally Adjusted), January 2022 and Bureau of Labor Statistics.

     

    Population

    icon showing a group of peopleThe Puget Sound region's population as of April 1, 2021 was 4,330,400. Over the past year, the region added 66,200 people, as follows:
     

    King County

    +32,500

    Kitsap County

    +3,400

    Pierce County

    +16,400

    Snohomish County

    +13,900

    Source: Office of Financial Management

    Icons made by Freepik from flaticon.com

  • Building a DIY deck? It’s easier once you make a few decisions

    by User Not Found | Mar 09, 2022

    Mar 9
    Q: 
    We recently purchased an older home with a large yard. We’d like to install a deck for entertaining guests this summer and save some money by doing it ourselves. What do we need to know before we begin?

    A: It’s never too early to begin thinking about summer fun and entertaining. Here’s a planning list to help you get started on a DIY deck.

    Determine a size

    A quick rule of thumb for deck sizing is to allow for 5 square feet for each person who will be using it. So if you have a family of five, you should plan for at least 25 square feet. You’ll want additional room if you intend to host parties or want cooking space. The size of your house and yard will also help determine the size of deck you can have — just make sure you leave enough open space in your yard for other outdoor activities. Also, decide if you want the deck elevated or set at ground level.

    Pick a height

    There are a wide variety of options for the height of your deck. You should customize your deck design to meet the specific needs of your home and your family.

    Ground level: This is a good option for families with young children or for single-level homes. These decks reduce the risk of falls.

    Elevated: This option works for multilevel homes. It’s great for views and feeling like you’re in the tree canopy, but these decks do require proper safety planning and handrails.

    Tiered: This style includes multiple levels, which create separate deck areas for different activities.

    There are also many features that can be built right into your deck design, including seating, planters for greenery, spots for outdoor kitchen appliances and attractive decking patterns.

    Plan the details

    Now that you have determined the size, style and the features you want in your deck, it’s time to plan out the details. Where do you want to access the deck from your home? Will there be stairs? Do you need utility hookups? What is your total project budget, and is it realistic? With these details at hand, you’re ready to create a rough drawing on graph paper. Many lumber stores offer deck-planning software on their websites if you want more design polish.

    There are also some important final steps and considerations that need to be made.

    Check your property lines. You’ll want to ensure your proposed deck stays within your property.

    Diagnose drainage or grading problems. These will need to be corrected before you begin the project.

    Decide what type of foundation you’ll use. Options include concrete piers with or without sills, prefabricated deck blocks, foundation piles or screws. You’ll need to consider the type of soil you have, whether or not you want the deck to be anchored to the home or free-standing, and whether you need to do any major excavation work to make it happen.

    Decide on decking materials. Natural materials include cedar, treated wood and hardwoods. Manufactured types include products like TimberTech, Trex and Azek.

    Lumber professionals can help you select the appropriate volume of materials you’ll need to complete your project. If you are unsure about which products are best, they can advise on that, too. 

    Good luck building your new deck. You’ll be happy you did when summer comes around — this year and for years to come.

    Dawn Killough is a writer for Parr Lumber, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling or residential homebuilding question you’d like answered by one of MBAKS’s more than 2,600 members, write to homework@mbaks.com.

  • Lochwood-Lozier Northwest Idea House

    by User Not Found | Feb 28, 2022

    In partnership with 425 Magazine, Lochwood-Lozier’s team set out to build the 2021 Northwest Idea House to showcase innovation in technology, sustainable materials, appliances, furnishings, lighting, and more, while also focusing on protecting and preserving the wetlands that surround the home.

    Vital Stats

    Section

    Points

    Location: Woodinville
    Star Level: 5-Star
    Checklist: 2018 Single Family/Townhome
    Verifier: Evergreen Certified
    Site and Water 189
    Energy Efficiency 188
    Health and Indoor Air Quality 136
    Material Efficiency 128
      Total Score 665

    The project has a five-foot setback from a wetland ecosystem, creating connectivity to a landscape with plenty of native wildlife and vegetation. Throughout construction, the project team observed Herons (Great Blue & Grey), beavers, Columbian Black-tailed deer, dragonflies, pacific tree frogs, American bullfrogs, and many other creatures in the backyard.

    Lochwood-Lozier Northwest Idea House exterior

    From the street view, the modern and trendy farmhouse-style home stands out from other more traditional houses in the neighborhood. Amidst the isolation that the pandemic has brought about, many of society’s “normal” activities were constrained to their residences and made virtual.  As a result, this project sought to integrate some of those activities into the space itself. The design features a “Zoom Room” for an unbeatable work-from-home setting with a stunning view of the backyard.  Outside of the workday, the residents can enjoy a variety of in-home activities: an entertainment/theater room complete with a wet bar and beverage fridge; a music room with decorative sound attenuation tiles; an exercise room with a sauna and steam shower nearby and is equipped with ventilation systems that filter and pre-heat fresh air into the entire home.

    Throughout the early stages of construction, Lochwood-Lozier explored different iterations of building components and systems to achieve significant energy savings to target Built Green 5-Star’s required 30% energy savings or greater (as compared to code).  The combination of a ducted heat pump system, ceiling cassette mini-split heads, in-floor hydronic radiant heating, balanced ventilation system, and humidity sensor exhaust fans allows for the home to remain comfortable and energy efficient.  The intentional placement of the mechanical systems keeps them in the background while bringing the interior finishes and outdoor views at the foreground.  A 5.6 kW solar photovoltaic system was installed at the southeast and southwest sides of the roof to offset some of the energy consumption of these mechanical systems, the EV chargers, and luxurious amenities.

    Lochwood-Lozier Northwest Idea House exterior back
    Lochwood-Lozier Northwest Idea House front door
    Lochwood-Lozier Northwest Idea House dining area
     

    The three-bedroom, two bath house is meant to allow the occupants to age in place. The first floor has a kitchen, main living space, a bedroom and bathroom, and ADA-compliant doorways.

    Overall, this home is a comfortable, clean, net positive building, allowing the homeowners to be happy, healthy, and confident in the knowledge that their home is serving their needs, meets a high standard of excellence, and is protecting the environment in the process.

    To monitor the energy consumption and usage of the home, the project incorporated a Brilliant Smart Home System that integrates an audio/video intercom, lighting, HVAC controls, and security cameras along with an EcoBee Smart Thermostat.  Innovative features like motorized touch-sensor cabinet doors, Alexa-enabled kitchen faucets, touchscreen wine and coffee dispensers, switchable glass windows in front of the bathtub for privacy, a bidet in the primary bathroom, lights tubes in the primary closet, and an operable skylight also makes this home hard to leave!  Many of these technological elements will also allow for its residents to age in place and ensure this is their forever home. Ultimately, the 2021 Northwest Idea House shows that high-performance and innovation is achievable in a large, luxury home with intentional design, details, and execution.

    Lochwood-Lozier Northwest Idea House bedroom
    Lochwood-Lozier Northwest Idea House family room
     

    Built Green Highlights

    Site and Water

    • Over 50pts dedicated to lot design and protecting the site’s natural features and processes on-site:
      • Natural resources inventory and third-party review of the site development plan for critical areas and habitat protection
      • 70% of site left undisturbed
      • 75% of trees retained on lot
      • Retaining native vegetation
    • Low flow Brizo plumbing fixtures

    Energy Efficiency

    • 38% more efficient than code
    • AeroBarrier installed to achieve a blower door score under 2.5 ACH50
    • Panasonic balanced ventilation system installed
    • Combination of ducted and ductless mini-splits and in-floor radiant heating
    • 5.78 kW solar PV system
    • EV chargers installed
    • Collapsible indoor drying rack installed with humidity sensor exhaust fan

    Health and Indoor Air Quality

    • Multiple moisture management strategies including rainscreen under siding, dimple drainage mat at foundation walls, and moisture meter pre-drywall and flooring
    • GreenGuard Gold & SCS certified insulation products
    • Low or no VOC/toxic interior products (paints, caulks, adhesives, etc.)
    • Central vacuum

    Materials Efficiency

    • Over ten regional materials used throughout the project
    • Third-party certified sustainably harvested engineered hardwood flooring (FSC), dimensional lumber and beams (SFI Certified Sourcing)
    • Shou sugi ban siding
    • Fiberglass windows
    • No-Added Formaldehyde millwork
    • Brilliant smart technology system (with audio/video intercom)

    Lochwood-Lozier Northwest Idea House kitchen

    Media Recognition

    425 Magazine 2021 Northwest Idea House
    King 5’s Evening

     

    Exterior front photos by Michael Walmsley. All other photos by Cory Holland with Clarity Northwest Photography.

  • A new HVAC system can add better efficiency — and air conditioning

    by User Not Found | Feb 23, 2022
    Feb 23
    Q
    : With hotter, smokier summers becoming the norm, we’re looking to improve our home’s temperature and air quality. We have a remodel coming up and wonder if we should upgrade our heating, ventilation and air conditioning system, too. Any advice?

    A: HVAC systems control indoor temperature, humidity and air quality. They help keep your home comfortable and healthy, so having the right one is indispensable.

    With temperatures in Washington state reaching a high of 115 degrees last summer and lows of 20 degrees for three straight days this winter, homeowners are looking for more efficient HVAC systems to improve indoor temperature and air quality, and also to curb utility costs. 

    If your home’s HVAC system is nearing the end of its first decade, if your energy bills seem too high, if repairs are becoming more common or if parts of your home are running too hot or too cold, it’s probably time to replace it.

    Planning a replacement before the system falters will give you time to consider your options. An Energy Star-rated model can save you money by increasing energy efficiency by as much as 15%, while also making your indoor environment considerably more pleasant.    

    Take advantage of your remodeling project

    Most remodel projects that are not whole-house renovations overlook the HVAC system, since upgrading it can easily add thousands of dollars to your project.

    But remodels present a rare opportunity to access the inner workings of your home. Even partial remodels (such as kitchen renovations) require opening up large sections of the house. While your existing HVAC may still have life left, this is the perfect time to evaluate it and assess how long it’s going to last. 

    An expert can help you determine if you need an upgrade, and which type of system is best-suited to your home.

    For example, many older houses have complex duct systems that may become unnecessary with a new layout, such as an open floor plan. The existing ductwork could be replaced with a compact mini-split system which could provide climate control for an entire section of the house more efficiently and with less fuss.

    (As an aside: Even if you don’t touch your existing HVAC, make sure to properly seal any exposed ductwork before closing your walls. Preventing leakages will save you energy and money, and you may not have this chance again until the next remodel.) 

    Make sure to consult with an expert

    If you are interested in upgrading or replacing your HVAC system, first consult a mechanical engineer to determine the best one for your home. 

    It’s crucial to have their expertise because a bad installation can greatly reduce efficiency, thereby nullifying the savings of the upgrade — the worst possible result. Before you hire a contractor, make sure they’re licensed, insured and reputable.

    Adding a more efficient HVAC system could require opening up additional walls throughout the house or relocating the HVAC system to another part of the home. This approach requires prioritizing long-term benefits over up-front costs. Make sure you have the right team, so every cent is spent wisely.   

    A comfortable home is a more enjoyable home. To ensure your comfort during the next heat wave or deep freeze, talk to your remodeling contractor about how you can improve your HVAC system. 

    Nathan Coons is founder and project director of Coons Construction LLC, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling or residential homebuilding question you’d like answered by one of MBAKS’s more than 2,600 members, write to homework@mbaks.com.

     

  • What Happened to Housing Supply?

    by User Not Found | Feb 18, 2022

    Washington state and the Puget Sound region are experiencing a significant housing supply shortage. The latest numbers from the Northwest Multiple Listing Service show that we have less than a two-week supply of homes for sale in King and Snohomish counties. For perspective, many industry analysts consider a four-to-six-month supply as an indicator of a healthy market.

    The Puget Sound Regional Council has said in their Housing Needs Assessment that our four-county Puget Sound region needs 800,000 new homes by 2050 to meet the future need. For King County alone, the Regional Affordability Task Force has reported a total of 244,000 net new homes are needed by 2040 to meet demand. At this point we are already starting several hundreds of thousands of homes behind.

    Why does this matter?
    Limited housing supply increases the costs of homes, which makes becoming a homeowner out of reach for more community members.

    According to the Northwest Multiple Listing Service January data, the median price for single-family homes in King County rose 9.46%, from $740,000 a year ago to $810,000. In Snohomish County, the median price rose 22.06%, from $573,495 to $700,000.

    What created this housing supply shortage?
    There are several factors that contribute to the housing supply shortage in our region and hinders our industry’s ability to add more affordable housing choices. These factors include:

    • Inflation driving up the costs of building materials 

    • Limited land supply on which to build

    • Local development regulations not aligned with meeting the urgent need for more housing

    • Permit delays

    • Persistent labor shortages making is challenging to keep projects on schedule

    • Supply chain disruptions

    Additionally, King County is experiencing a shortage of concrete due to a nearly three-month long strike across numerous local concrete companies. Most American home foundations are concrete, along with other integral outdoor features such as pathways, stairs, and sidewalks. The inability to get concrete to builders’ jobsites is inhibiting their ability to meet the demand for additional housing.

    Where does MBAKS fit into this?
    Driven by our mission, MBAKS is committed to ensuring all people can attain housing. One way we do this is through our advocacy work. Our government affairs team is dedicated to making sure our members have a voice in policy and regulatory debates that directly impact the housing industry. Only through our direct participation in this dialogue can we hope to create a better climate for housing.

    MBAKS Mission:
    The Master Builders Association strives to keep the Puget Sound region among the best places in the world to live.

    We commit to ensure that all people can attain housing. We pledge to make positive impacts through our advocacy, community, and philanthropic outreach efforts. We will remain the regional leader in residential and green building advancements. Our duty is to make certain everyone has access to a healthy and productive place to call home.
  • Brighten a dark basement to open up a whole new space

    by User Not Found | Feb 09, 2022

    Feb 6
    Q:
     Our basement is dark and underutilized. How can we brighten it up so we’re more inclined to use the space?

    A: Even on sunny days, your basement may not be getting enough natural light. Sometimes the problem is heavy curtains or thick foliage blocking windows. Sometimes basements have no windows at all (or only small ones) and lack adequate lighting. If your basement has these issues, you’re not alone. Most basements in older homes around Seattle were built only for storage. 

    Fortunately, there are many ways to brighten up a basement. First, consider what you’d like to accomplish with your refresh or remodel. How will you use the space? Common basement choices include a home gym space, a kids’ playroom, a laundry room, a den or secondary living room, a bar or a rental unit.

    Depending on the usage, you’ll want to adjust the lighting to fit the mood. A home yoga studio or media room may not need much light, but a rental unit would. Once you’ve decided on your basement’s purpose, you can determine the best ways to make it lighter and brighter.

    Paint the walls

    One of the (relatively) easiest, most affordable ways to brighten any room is by painting the walls and trim with a light color. If your basement has wood paneling, paint over it with cooler, neutral hues like white or light gray. Or replace old paneling with smooth drywall and a fresh coat of paint. Choose paint with a slight sheen so it’s more reflective. Only use highly pigmented colors if you want to achieve a moody look.

    If your basement ceiling is unfinished, consider painting it white. This will prevent the ceiling from drawing too much attention and make the space feel more open.

    Use reflective surfaces 

    Surfaces that reflect light brighten up rooms and make them appear larger. This is because light bounces off reflective surfaces and, thus, fills the room. There are many ways to incorporate reflective surfaces into a basement. Here are just a few ideas:

    • Glossy tile and countertops
    • Light and/or neutral flooring or carpeting
    • Large wall-hung mirrors
    • Glass tabletops
    • Shiny decorative vases
    • Metal light fixtures and picture frames

    Add light fixtures

    Introduce more illumination and ambience into your basement with layers of lighting. A good starting point is recessed lights, which provide the most brightness without casting shadows. Because they’re installed in the ceiling, they don’t take up valuable headroom. 

    Typically, recessed lights are installed when a basement is being finished or remodeled, since they are best installed by a certified electrician and require opening the ceiling. If you’re taking on a larger basement update, add recessed lighting—especially if you don’t have windows.

    Track lights and accent lighting are simpler options for adding light.Track lights are a great option for basements since most fixtures have short stems that work well with low ceilings. Place track lights around the perimeter of the room to bathe your walls in soft light.

    Further brighten your basement with table and floor lamps, task lamps and wall sconces. Choose lamps with white or neutral shades to help the light shine through. Consider trendy exposed lightbulb styles that don’t require a shade at all and show off incandescent-inspired bulbs.

    Let in light

    There’s nothing that can truly replace the sun’s invigorating rays, so if you can, invite more sunlight into your basement by:

    • Replacing small windows and dark frames with new windows and white frames.
    • Adding sliding glass doors if your basement has above-ground access.
    • Adding egress windows.
    • Cutting back outside bushes and plants that block sunlight.
    • Using sheer window coverings instead of heavy, dark drapes or blinds.

    Transforming your basement into a bright and welcoming space can be an exciting project. In some cases, you can even double the livable space of a home by finishing the basement — which can provide a high return on investment when it’s time to sell. When you brighten up your dark basement, you unlock your home’s full potential.

    Emma Zimmerman is the marketing specialist for Model Remodel, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling or residential homebuilding question you’d like answered by one of MBAKS’s more than 2,600 members, write to homework@mbaks.com.

     
     

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