Q: As Seattle enters Safe Start phase two, I’m hoping to host some small, socially distant, outdoor get-togethers. Are there any quick, inexpensive ways to make my backyard more inviting?

A: Adding some ambient lighting with string lights can transform your backyard into a space to reconnect after a long stay-at-home spring. String lights are extremely versatile—they can be hung in many different lengths and patterns and are easy to attach to a variety of surfaces. They only take a few steps and supplies to install.

It’s more important than ever to have an outdoor living space to host family and friends safely and comfortably. Adding a simple element like string lights is not only cost-effective, but is a stylish way to designate space and create an intimate, relaxing backyard retreat. Start by planning your layout and gathering your materials.

Plan Your Layout

Examine your space and see what you can work with. Do you have a tree, fence, or standing structure that lights can be attached to? If yes, great! If not, you can create your own while simultaneously adding landscaping with string light planters. This fun side project uses four-by-four outdoor posts, planters, and a few other materials to create the structure needed for hanging lights.

Next, try to envision your string light layout—do you want a canopy, zig zag, or outline? Once you have an idea of how you would like to hang your lights, get out and take some measurements.

Tip: It can be helpful to sketch the design out on paper before measuring so you can label the lengths of your lights.

Gather Your Materials

• String lights: Use your measurements to order the correct length of string lights to cover your design. LED string lights are a great option because they’re long-lasting and energy efficient.
• 2 ⅝” screw eyelets: You will need one screw-in eyelet for every surface point that will attach to your lights. It’s always a good idea to have a couple extra on hand just in case.
• Zip ties: These will be used to attach your lights to the eyelets. Most string light cords are black, so use matching black ties to help keep them hidden from sight.
• Scissors: To cut the excess length of your zip ties after attaching.
• Drill: To make starter holes for your eyelets.
• Measuring tape and pencil: To use for placement of screw eyelets.

Install Your Lights

Now that you have your plan and your materials, it’s time to put it all together.

• Step 1: Measure and mark contact points
  For adequate headspace you’ll need to install your eyelets at least eight feet from the ground. String lights look best when installed evenly, so use your measuring tape and pencil to mark each point where you plan to attach a screw eyelet. If you are attaching to a tree, it may be easier to mark with chalk or tie a string. If your yard isn’t level, you will need to take that into account and adjust your measurements accordingly.
• Step 2: Install hooks
  Use a power drill to make starter holes at your marked locations. Screw in the eyelet until the threaded portion is completely concealed within the surface. Install all eyelets before connecting any string lights.
• Step 3: Attach string lights
  Start attaching your string lights with the plug-end at the location closest to a power source. Use a zip tie to secure the light cable to each eyelet along your pre-planned path. Attach the zip ties loosely at first in case any adjustments need to be made along the way. Once your lights are hung, fully secure each zip tie and snip off the excess plastic with scissors.

Now it’s time to go enjoy your newly updated space with family and friends! Cheers to a safe and healthy summer.

Rachel Dixon is the marketing manager at Seattle Lighting, 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’ more than 2,600 members, write to homework@mbaks.com.

Q: Are there any design tricks for making my tiny kitchen feel bigger?

Even if your kitchen is on the smaller side, that doesn’t mean you have to live with a cramped, uninviting space. Let's go over a few simple ways to make your cozy kitchen into a bright, spacious cooking place.

1. Replace your oven and microwave with a multi-function speed oven

Your appliances are essential for food prep, but they also take up a ton of precious space. Consider switching out your space-hogging range and microwave for a compact cooktop and a separate speed oven. What’s a speed oven? Popular in restaurant kitchens, speed ovens combine a high-speed convection oven with a microwave in one quick-cooking unit. If you’re not cooking meals for a large family every night, a speed oven can be even more useful than a traditional oven. They’re available in ergonomic wall-mount styles and as under-cabinet drawer-style units for the ultimate in space saving.

2. Replace lower cabinets with drawers

When it comes to under-counter storage, drawers are simply better than cabinets. They maximize usable storage space by giving you easy access to the entire contents. And they are a great universal-design feature. No more bending over and trying to reach to the back of a cabinet. Just pull out the drawer and everything is right there in front of you, easy to see and easy to reach.

3. Choose compact appliances

You can't shrink appliances, but you can replace bulky ones with smaller, more streamlined alternatives. A counter-depth fridge makes your small kitchen feel bigger by not jutting out into the room. Column-style refrigerators are narrower and taller to make better use of the space. Get a smaller, energy-efficient dishwasher to save on space, electricity, and water. Ultra-narrow, full-height apartment-style dishwashers have largely given way to full-width single drawer-style dishwashers that leave space below for usable storage.

4. Get a handle on your tiny kitchen

Handles can add visual clutter to your small kitchen space. If you are ordering new cabinetry, consider choosing cabinet doors and drawer-fronts with hidden or integrated pulls that do not require handles or other external hardware. Touch-latch cabinet doors, which pop open with a gentle push, are another clean-looking, hardware-free option.

5. Sink or swim

The trend toward oversize apron-front farmhouse sinks is fun—but only if you have the space. If your kitchen is smaller, a hulking, double-bowl behemoth can rob you of much-needed counter space. Consider instead a single-bowl sink that will not only save space, but will be visually proportional to your compact kitchen. Choose an undermount option that helps give your countertop a streamlined look.

6. Let the light shine

Light makes a small room seem bigger. Dark rooms tend to feel cramped, claustrophobic, and unsettling. If you have enough wall space, add windows. A window over the sink is a natural choice. Long, low windows between your countertop and upper cabinets are a possibility if you are truly pressed for space. Another approach is a skylight. If your roof design can’t accommodate a traditional skylight, consider a tubular skylight, which can bring natural light to almost any room in your home. Be sure you have a good artificial lighting plan that incorporates general lighting and task lighting, such as under-cabinet lights. Adding in-cabinet lighting and frosted glass cabinet doors can make your kitchen feel bigger and lend a warm and cozy touch when the sun sets.

7. Splash some color around

Adding a fresh coat of paint to your kitchen can work wonders. Light colors and pastels create the illusion that your kitchen is more expansive, and it's not nearly as expensive as knocking down a wall. Great colors to try are sunny yellow, pastel green, sky blue, and eggshell white.

Consider working with an interior designer

These are just a few ideas for redesigning your small kitchen to look and feel bigger. If you truly want to maximize your mini kitchen, I recommend you work with an experienced interior designer, who can help you not only make your space feel bigger but can optimize its ergonomics and function. After all, you want your kitchen to not only look great, but to be a joy to use.

Leslie Eiler is design manager at 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 MBAKS’ more than 2,600 members, write to homework@mbaks.com.

Each election cycle, our Affordable Housing Council (AHC) interviews candidates at the city, county, and state levels to determine their degree of support for our industry.

The following candidates have received an AHC endorsement for the 2020 election cycle. 

Ballots will be mailed out Wednesday, July 15 and are due Tuesday, August 4. Your vote in support of AHC-endorsed candidates will go a long way toward affecting the outcome of these critical races. 

For dropbox locations, ballot questions, and more, visit King County Elections or Snohomish County Elections.

By MBAKS Senior Policy Analyst Allison Butcher

The latest Builders Bulletin shows year-to-date permit activity through April fell 18% for single-family homes and 37% for multifamily homes in King County compared to the same period last year. Single-family permits were up 6% and multifamily permits up 60% in Snohomish County. Pierce County saw a 5% drop in multifamily permits and a 21% increase in single-family permits. Meanwhile, the May jobs report shows construction employment increased by 30,000 between April and May, reflecting a gain from the previous month’s significant job losses due to the construction shutdown.

The Builder's Bulletin is intended to provide a convenient way to track housing in our market and includes information from the Northwest Multiple Listing Service, State of the Cities Data Systems, Office of Financial Management, and the Washington State Employment Security Department.

Download this month's report:

A U-shaped kitchen remodel illustrates the kitchen work triangle which is formed by three points: the stove, sink, and refrigerator. (Photo: Cindy Apple Photography for Model Remodel)

Q: The kitchen is the most essential and complex room in a home. That’s why it’s often the first room homeowners consider remodeling—you’ll get your money’s worth out of its use or recoup the investment when you sell. More so than most rooms in a home, the kitchen relies on function before form. You want it to look good, but if something doesn’t function properly, you’re going to notice it every day. To successfully remodel a kitchen, you should begin with the most basic requirement: the kitchen work triangle.

Technically, the principle recommends that there should be a clear path between four to nine feet long connecting the three zones; the total distance of the uninterrupted triangle should be between 13 and 26 feet. Any more or less than these standards and you may run into issues, such as walking a long way with a full pot of water or having nowhere between the refrigerator and stove to set down food waiting to be cooked.

In the modern home, kitchens have taken on new roles as gathering areas and dining rooms, in addition to their original use. Sometimes it’s better to think of the kitchen in terms of different “zones” instead of a precise triangle. It’s the work triangle principle after all; it’s not a law. This evolved take on the kitchen work triangle states that zones should be self-contained. For example, if you’re an avid baker, the “baking zone” would have baking utensils, pans, the sink, pantry and oven all within a short distance of each other. If you like to entertain in the kitchen, the “entertainment zone” would have seating, glasses, the bar and countertop space for snacks.

Regardless of which guiding principle you choose, a good designer will be able to explain the pros and cons of each layout to you. Ultimately, you should decide what’s best for your individual home and family.

While there are so many things to consider during a kitchen remodel, from space and appliances to cooking, dining, storage and more, one thing surpasses all other considerations: the layout. Start there with your kitchen designer and the other pieces will start to fall into place.

Cat Schmidt is the lead designer at 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’ more than 2,600 members, write to homework@mbaks.com.

Q: I’m looking to convert one of my home’s most touched surfaces—the doorknob—to a more “hands-free” approach. Are there any options that get rid of the twist but still keep things secure?

A: You’re not alone! There’s strong interest in DIY projects that can change existing high-touch surfaces to lower touch, and the doorknob is a great place to start. A relatively new type of door handle called a Push Pull Rotate handle allows you to swap out your traditional doorknob with one that opens with a push of your elbow or bump of your hip, providing a way to keep your hands clear of frequently touched surfaces.

Depending on your preferences, Push Pull Rotate handles, knobs, and levers allow you to change the way you open your doors. They can be used traditionally by turning or rotating, but also bring the choice of pushing in or pulling out on the knob or lever to release the door latch. Push Pull Rotate handles work on just about any residential door that opens inward, providing a new level of versatility and convenience, whether you’re working to minimize contact or simply have your hands full with kids, bags, pets, groceries, or laundry.

Initially produced for the building trades for custom homes, Push Pull Rotate door locks are now available to do-it-yourselfers in retail stores (ACE Hardware) and online (including thehardwarehut.com, Wayfair, Home Depot, Lowes, and Houzz). The levers and handles are ADA compliant and have security features to deter thieves, including pick-resistance, bump-resistance, drill-resistance, and anti-pry shields.

Good for All Skill Levels

Installation is simple, straightforward, and just takes a Phillips screwdriver, making this an easy project for virtually all skill levels. Uninstall your existing knob, insert the new latch, then adjust the lock body for your door thickness. Insert the lock body and screw on the mounting plate, followed by the rose. Attach the inside knob and you’re set. The screws are concealed for a nice finished appearance.

A Touchy Subject

One thing to consider in replacing your front door hardware is the impact on overall design and aesthetic compatibility with what’s already on your home. While Push Pull Rotate is an innovative product, it avoids sterile design seen in many tech products with its multiple styles and finishes, and more than 100 combinations of entry, privacy, and passage knobs, levers, and handlesets. For home interior use, try locking privacy locks for bedrooms and bathrooms and interior non-locking passage locks for laundry rooms, pantries, and closets. There are even matching dummy knobs and levers available for closets and French doors.

Smart Home Savvy

Paired with a connected lock with geolocation abilities, you can leverage your smart home to take hands-free entry to the next level. With geolocation enabled on your connected lock, you can set up a routine where the smart deadbolt will unlock with a tap on your phone as you approach—just hip-check your Push Pull Rotate handle to enter. After you’re inside, you can lock the deadbolt via voice command using Amazon Alexa, Google Assistant, or Siri (depending on the connected lock you use).

Julie Ernest is a senior director at Hampton Products International, 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’ more than 2,600 members, write to homework@mbaks.com.

Q: There never seems to be enough counter space or lighting in my closed-off kitchen. Family meals have become a colossal test. We struggle to fit everyone while keeping sharp utensils out of harm’s way and avoiding spilling hot dishes. I’m considering opening up the space but don’t know where to begin. What should I keep in mind if I want to create an open floor plan in my home?

A: We’re all spending more time at home these days. Along with that, many homeowners are realizing some of these same kitchen layout deficiencies. Preparing a meal is more than a chore and often hazardous. Open floorplans are often a great way to improve lighting, layout, and integrate other rooms with the most important space in the home—your kitchen. It’s no surprise that opening up a floorplan has been a common remodeling inquiry for the last few years.

This type of remodel is, in most cases, a great idea, but it’s not always as easy as they make it seem on TV. The price of removing a wall, even a non-load-bearing one, will increase the overall cost of your remodel, so make sure you have a compelling reason for it. To determine if a wall removal is the right fit for you and your home, it’s helpful to jot down a list of benefits that a wall removal will bring. Here are some examples:

• Increase space to add an island
• Increase space to add more appliances or storage
• Improve traffic flow in the space
• Improve workspace for meal prep or clean up
• Integrate adjacent space such as a living or dining room
• Bring more light into the space

Once you’ve identified the benefits, start thinking about how wall removal will impact your remodel scope and budget. With the help of your general contractor, determine if the wall in question is load-bearing. Doing so will help to define necessary pre-construction steps, such as plan development, engineering, and permits, and sharpen the focus of the scope of work to be done. If the load-bearing wall is located on a second floor, there will likely be some renovation required in the floor below to properly transfer new load points to a footing at ground level.

Next, determine what is currently inside that wall. Electrical? Plumbing? HVAC? The more involved the utility rework, the greater the impact to the project cost and timeline. You’ll also likely affect the flooring, drywall, and paint on both sides of the removed wall. This impact can drive the scope of work into other rooms if there isn't a natural break.

As you can see, there’s a lot to consider when removing a wall. You could be looking at as much as a 60% increase to the overall remodel cost with a load-bearing wall removal. Frankly, it’s these scope increases that will sometimes jump the price beyond one’s budget or the reasonable return on investment value. Fortunately, there are cost-effective solutions to open up your space without going into a full-scale wall removal. Alternatives could include:

• Integrating intermediate support posts under existing beams to open short sections of walls, still bringing two rooms together.
• Adding alternative light sources, such as enlarging a window, adding a solar tube skylight, or installing better light fixtures.
• Looking for ways to improve your cabinet layout within the existing floorplan. Modern cabinets offer better storage solutions, which in turn free up valuable counter space.

Whether the walls come out or not, 3D renderings go a long way to show what is possible within your kitchen. Visualizing all your options and understanding cost implications is key when deciding to eliminate a wall. A general contractor with experience in wall removal renovations is the first call you should make to get those answers.

Joe Reed is director of sales and marketing at Home Run Solutions, 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’ more than 2,600 members, write to homework@mbaks.com.

Q: Is an energy evaluation of my home worth my time?

A: Depending on where you live, the age of your home, and how you use and receive energy, knowing how efficient your energy use is can potentially save you money on cooling and heating bills. Features like poorly performing windows and doors, lighting, and electronics can make a big impact on energy efficiency.

Most of us have been spending more time at home as a result of COVID-19, giving us the opportunity to reflect, clean, evaluate budgets, and consider home improvement projects. One oft-forgotten item on the list is checking your home’s energy efficiency.

DIY or go with a pro?

Home energy evaluations can be done on your own, using guidelines from sources such as your utility service company, or you can hire a professional to perform one. Either way, home energy assessments evaluate your home’s current energy consumption and then identify energy efficiency measures.

Poorly performing windows and doors are one of the main reasons for energy loss—sometimes as much as 30%—so an energy evaluation will often start there. Not taking proactive energy efficiency measures can feel as if you’re throwing money right out the window!

Out with the old, in with the new

Depending on a variety of factors, replacing poorly performing windows and doors may be recommended. Besides cutting your utility bills and reducing energy loss, new windows and doors can help control moisture in your home, improve your home’s curb appeal, and increase the value of your home. And if you install new windows and doors this year, you may even be able to take advantage of tax credits to bring down the cost of your project—federal tax credits for these and other home improvement projects have been extended until December 31, 2020.

If you go the installation route, be sure to consider energy performance ratings as you shop around. Look for Energy Star labels or visit energy.gov for information on performance ratings. Choose the most efficient windows and doors you can afford and those that work best in your climate.

Always work with an experienced installation team; windows and doors need to be installed according to manufacturer’s instructions, other¬wise your warranty may be void. Using recommended flashing and caulking methods also provides maximum energy efficiency and prevents uncomfortable drafts.

Reduce, Reuse, Repair

If your existing windows and doors are in good condition, an energy evaluation may instead give you guidance on how to reduce energy loss and improve the overall performance of your windows and doors.

Saving energy may be as simple as adding shade protection to the interior or exterior of your home. Guidance may also include checking each window for air leaks and operation issues. Look for moisture, condensation, or other signs of mold on and around your windows and windowsills. Regularly check caulking, as well, as failed seals between glass panes can fog window surfaces. Failing windows don’t just lead to costly utility bills—a lack of moisture control can negatively impact your family’s health.

Aside from suggestions for maintaining windows and doors, an energy evaluation can identify energy efficiency issues with other items, such as insulation, ventilation, heating and cooling systems, lighting, and appliances. Many of these suggestions are simple and don’t have to be costly.

In short, yes, it’s worth the time to do an energy evaluation to keep your bills low, your home safe, and your family healthy.

Erin Ennis is the owner of Energy Exteriors NW, 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’ more than 2,600 members, write to homework@mbaks.com.