Blog Post

Builders Bulletin: Continued Multifamily Permit Growth

by User Not Found | Oct 26, 2021

Homing in on Our Region's Housing Statistics

Multifamily permits jumped again in King County—a 113% increase over the average for the last 12 months. King County was joined this month by a spike in Pierce County multifamily permits (247% over average) and modest growth in Snohomish County multifamily permits (8% over average). 51% of housing permitted for the month in the three-county region was in buildings in King County with five or more units. Two-unit building permits are also up 87% over average in King County, possibly due to local ADU policy reforms. Single-family permits remain fairly stable, with slight month-over-month increases in Snohomish and Pierce that are nonetheless at or below the 12-month average for those counties.

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 September 2021

	King County had 0.68 months' supply of inventory (down from 1.12 months' of inventory a year ago).
	Snohomish County had 0.48 months' supply of inventory (down from 0.56 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

September 2021

	The median price of single-family homes and condos was $745,000 in King County and $650,000 in Snohomish County.
	For single-family homes only, the median price in King County rose 9.55%, from $753,600 a year ago to $825,600. The median price in Snohomish County rose 18.42%, from $569,997 to $675,000.
	In Seattle, the median price of single-family homes and condos was $765,000. The median price for single-family homes only was $850,000, a 3.66% increase from $820,000 in September 2020.

Source: Northwest Multiple Listing Service

Building Permit Activity

Jobs

	The seasonally adjusted Washington unemployment rate for September 2021 is 4.9%; for Seattle/Bellevue/Everett, it is 4.8%.
	Construction employment in Washington increased by 3,600 between August 2021 and September 2021. Total construction employment is 229,500 statewide and 110,000 for Seattle/Bellevue/Everett specifically.

Source: Employment Security Department: WA Employment Estimates (Seasonally Adjusted), September 2021 and Bureau of Labor Statistics.

Population

The 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

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How Longer Remodel Timelines can Actually Benefit Homeowners

by User Not Found | Oct 21, 2021

Q: After spending a lot of time at home during the pandemic, we’re eager to start a remodel project to make our space work better. What should we prepare for in these unique times?

A: Seattle-area homeowners looking to remodel have been shocked to discover significantly longer timelines all around. Even scheduling an initial conversation with a company or contractor can take weeks.

Unfortunately, the remodeling industry has been hit hard by the pandemic, a skilled labor shortage and manufacturing supply issues. Local projects that once took a couple of months can now stretch on for six or seven months, sometimes even longer. If you’re planning to remove walls or relocate plumbing, you’ll need a building permit. In Seattle, the permitting process used to take six to eight weeks. Now, some contractors are waiting 16 to 18 weeks due to a massive backlog at the Seattle Department of Construction & Inspections.

But there is hope. Despite these challenges, many homeowners are still succeeding with remodeling projects. The first step is accepting the reality of longer wait times to get started, design and build. Once you adjust your expectations, you can focus on the benefits — yes, benefits — of longer timeframes.

Define what your home actually needs

Most well-qualified Seattle designers and design-build companies are booked months out. While you await your first consultation, you can take advantage of the time by undertaking a major decluttering project.

One of the biggest challenges facing homeowners is a lack of storage space, but sometimes it’s less about storage and more about holding onto things you don’t really need. Instead of remodeling around clutter, make sure the stuff you want to store is actually worth it. It may seem trivial, but the last thing you want to do is commit to extra storage or cabinetry for items you don’t need or want anymore. Develop new spaces around things you use and enjoy. Maxing out cabinetry and closets to avoid a major home organizing project often results in wasted time and money.

Dial in your design

When undertaking a remodel, hiring a professional interior designer to help is beneficial, especially for major projects that remove walls and relocate plumbing. Even with hundreds of hours of HGTV under your belt, there’s no substitute for a trained professional. There are many Seattle-based interior designers to choose from, and design-build firms have both designers and builders under the same roof so you can work with one company for the entire project.

Hiring a designer will increase your initial budget but will also help you avoid the cost of fixing mistakes after construction begins. Local designers also have access to more products than what’s available in big-box stores — which are usually of higher quality — and can confidently recommend selections because they know and trust the manufacturers or have used similar products in other projects. These recommendations can save you time and money in the long run and reduce the stress associated with choosing fixtures and design elements.

Focus on connection and communication

A longer timeframe will allow you and your designer to get to know each other. Qualified designers can produce better design results when they understand the client and their intentions for their new space. Connect frequently with your designer during the wait so you’re aligned about what the project needs to be successful.

Once construction is underway, insist on regular updates — even if the work is postponed due to a permitting backlog or a materials delay. While no news may feel like good news, stay connected so the builders are aware of changes in the home or project scope.

Sometimes a construction delay can give you time to experience your space in the in-between stage. We once had a client decide they actually loved the rustic look of a new support beam — so they took the liberty of staining the beam themselves. Without regular communication, we would have ordered materials and scheduled staff to enclose the beam as originally planned. By reaching out to us, the client saved everyone time and money. (And, for the record, the beam looks incredible!)

Longer timelines may test your endurance, but when homeowners choose the right builder, the discomfort and annoyance of waiting can be successfully managed. My advice to any homeowner considering a remodel: Take a deep breath, muster all of your patience and commit to pursuing your vision and dream for your home.

Teri McDermott is CEO and owner of CRD Design Build, 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 2,700 members, write to homework@mbaks.com.

How to protect your pets when you're at work

by User Not Found | Oct 07, 2021

Q: During COVID-19 closures, my partner and I could watch our pets while we worked from home. Now that we’ve returned to the office, I worry about the animals. How can we make sure they stay safe while we’re away?

A: October is National Animal Safety and Protection Month, a perfect time to review ways to keep pets safe, healthy, and happy at home. By observing a few safety measures and making some light modifications to the home environment, pet owners can avoid unnecessary — possibly costly — trips to the veterinarian and keep their beloved four-legged family members safe and happy year-round.

When left unattended, pets may encounter a variety of hazards that can harm their health and wellbeing. The most common dog and cat injuries include consumption of toxic substances or indigestible objects, bite wounds, fractured teeth, knee ligament tears, abscesses, and lacerations. Many of these maladies are preventable. It comes down to keeping pets out of places they don’t belong.

Here are eight tips for protecting your pets, indoors and out.

Add a dog fence or a catio (an outdoor cat enclosure) to contain your pets. An enclosed outdoor haven gives pets a safe way to enjoy nature while giving you peace of mind.

Add childproof latches to cupboards. Closed, inaccessible cabinets keep food and its wrappings, cleaning products, chemicals, laundry supplies and trash safely out of reach.
Safely store choke hazards. Put away toys, games and craft supplies, and keep all accessible surfaces free of knickknacks, medications and cosmetics.

Keep toxic plants out of reach, both indoors and out. Refer to the toxic and non-toxic plants list compiled by the American Society for the Prevention of Cruelty to Animals (ASPCA), which can be found at aspca.org/pet-care/animal-poison-control/toxic-and-non-toxic-plants.

Keep garage floors and driveways clean. Eliminate the temptation for pets to lick lethal antifreeze, spilled chemicals, or other harmful substances.

Tag and microchip your pet. This digital identification helps neighbors, veterinarians, and animal control reunite you with pets that have escaped from your home.

Add pet alert static decals to windows near your home’s entry. In emergencies, they alert personnel to retrieve pets if you are unable to or are away from home.

Include pets in preparedness and evacuation plans in the event of a disaster. ASPCA has a disaster preparedness checklist for pet safety here: aspca.org/news/disaster-preparedness-checklist-your-pets.

Protecting pets is a responsibility of every household member. Keep this in mind when creating or modifying a home that caters to your pets’ needs, comfort, stimulation, and safety. You are also encouraged to stay proactive with keeping animals current on immunizations, learning basic first aid for pets, scheduling regular wellness visits to their veterinarian, and noting any behavioral changes.

As valued family members, pets add so much joy to our lives. Let’s return the favor by making sure they’re safe.

Cynthia Chomos is a feng shui consultant and the founder of Catio Spaces in Seattle, 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 2,700 members, write to homework@mbaks.com.

Built Green Project of the Year: Crown Hill DADU

by User Not Found | Sep 29, 2021

Small in size but high in quality, this net-positive DADU is a recent winner of a 2021 Dept of Energy Housing Innovation Award, as well as the 2021 Built Green Hammer Project of the Year Award. Constructed for future generations of the homeowner’s family, this 500 SF home will provide a comfortable, efficient dwelling for many years to come.

Vital Stats	Section	Points
Location: Seattle Star Level: 5-Star, Net Zero Energy Label Checklist: 2018 Single Family/Townhome Verifier: Evergreen Certified	Site and Water	132
	Energy Efficiency	230
	Health and Indoor Air Quality	150
	Material Efficiency	106
	Total Score	731

Built in place of an existing garage, the concrete slab was saved and reinforced for the new 2-story structure. Targa Homes was able to use an almost entirely FSC-certified framing package; wood harvested from the highest level of responsibly managed forests. The living unit is substantially airtight using a high-grade housewrap with taped seams as well as AeroBarrier air sealing process. Blower door testing showed the home to be under passive house (PHIUS) required air tightness of 0.05 CFM/SF of envelope. Triple pane windows and blown-in fiberglass insulation complete the above-code envelope.

Targa used a unique combined heating/cooling and ventilation device in this home called the Minotair Pentacare V12. This advanced machine brings in fresh air and exhausts stale air, much like an HRV/ERV, but with an internal heat pump it also heats and cools the living space. Appropriate for smaller, low load homes like this, it’s the only HVAC equipment needed. The Pentacare also features HEPA filtration. Airtight homes paired with fresh filtered outdoor air result in superior indoor air quality which is a focus for Targa Homes.

Targa Homes 5-Star Seattle DADU outdoor stairs

Targa Homes 5-Star Seattle DADU Minotair Pentacare V12 unit

With an optimally pitched, unshaded South-facing roof, Targa was able to convince the homeowner to invest in a 5.85 kW solar PV array. Modeling and HERS rating by Evergreen Certified showed that this would be net-positive energy home, providing more than the total power needs for the all-electric home on an annual basis. That extra power is allowed by Seattle City Light to be put toward the main homes usage or can charge the new EV that the owners bought after construction was complete.

Interior finishes were chosen with an emphasis on sustainability and indoor air quality. Comfortable cork flooring runs throughout the home and sustainably manufactured Paperstone countertops were chosen for the kitchen. All paint and coatings are low or zero VOC.

Targa meticulously source-separates construction waste for recycling, including plastic film and styrofoam which are accepted for recycling at King County waste facilities.

Getting past the fear of starting a remodel

by User Not Found | Sep 23, 2021

Mighty House-Bruno Remodel-Hartman_Studio

Q: Our home is in desperate need of kitchen and bathroom updates, but we’re really anxious about hiring the right contractor to make sure we get the results we want at the price we want. Any advice?

A: At some point, most homeowners will need to hire a remodeler or contractor. Whether your home needs a structural overhaul, routine repairs or an update — kitchen, bath or whole-house — hiring a contractor can be scary. We’ve all heard horror stories about jobs going over budget and over time, with low-quality workmanship and disappointing final products. These experiences, passed around over the years, have made homeowners understandably wary of the word “remodel.”

“Often, clients come to us with project ideas like replacing countertops, mirrors, fixtures and flooring in their bathroom, but hesitate to refer to their project as a ‘remodel,’” says Laura Elfline, co-owner of Mighty House Construction in Seattle. “But regardless of the size of your project or what you want to call it, the process doesn’t have to be scary.”

Contrary to the rumors, she says, there are honest and caring contractors out there who pride themselves on customer satisfaction. The key is to find a contractor who will work side-by-side with you to create a detailed scope of work.

When it comes to major home remodels such as a kitchen or bathroom, or any project too large for a handyperson, Elfline recommends also hiring a designer. A good contractor and design team can help find the sweet spot that balances budget, aesthetics and function.

“Working with a designer is extremely useful. Having all of your ducks in a row before starting the project eliminates the anxiety of time and budget overruns, or other unforeseen developments,” she says. “Even when projects seem simple, designers can identify hidden nuances that may impact the space before the project begins, show you what you’re asking for ahead of time and, perhaps most important, get everyone on the same page on the expected final outcome.”

If you are interested in pursuing a remodel, start by talking to a trusted professional before attempting major renovations on your own. A good contractor should be transparent with you and provide credentials and references, so you feel comfortable hiring them.

And do your homework beforehand. Educating yourself on the process and researching prospective contractors will result in fewer surprises and a clearer understanding of the project, greatly decreasing your chances of a stumbling into a remodeling nightmare. With the right preparation, you don’t have to fear the remodel.

Jill Williams is a writer with Mighty House Construction, 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 2,700 members, write to homework@mbaks.com.

Builders Bulletin: King County Permits Rebound

by User Not Found | Sep 22, 2021

Homing in on Our Region's Housing Statistics

King County multifamily construction is on the upswing after three months of depressed permits following the implementation of the 2018 Energy Code. 91.7% of those multifamily units—and all of the multifamily growth in King County—are in buildings with five or more units; permits for two- to four-unit housing remain low. King County single-family permits have also hit a high for the year, although it is slightly lower than permit numbers at the same time last year. With less than one month of supply in both King and Snohomish counties, more housing production is desperately needed.

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 August 2021

	King County had 0.62 months' supply of inventory (down from 1.16 months' of inventory a year ago).
	Snohomish County had 0.49 months' supply of inventory (down from 0.69 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

August 2021

	The median price of single-family homes and condos was $771,750 in King County and $667,410 in Snohomish County.
	For single-family homes only, the median price in King County rose 14.41%, from $742,950 a year ago to $850,000. The median price in Snohomish County rose 25.21%, from $555,000 to $694,900.
	In Seattle, the median price of single-family homes and condos was $799,000. The median price for single-family homes only was $875,000, a 6.06% increase from $825,000 in August 2020.

Source: Northwest Multiple Listing Service

Building Permit Activity

Jobs

	The Washington unemployment rate for August 2021 is 5.1%; for Seattle/Bellevue/Everett, it is also 5.1%.
	Construction employment in Washington decreased by 1,600 between July 2021 and August 2021. Total construction employment is 224,200 statewide and 107,300 for Seattle/Bellevue/Everett specifically.

Source: Employment Security Department: WA Employment Estimates (Seasonally Adjusted), August 2021 and Bureau of Labor Statistics.