By MBAKS Senior Policy Analyst Allison Butcher

The unemployment rate for Seattle, Bellevue, and Everett jumped to 14.5% in April, reflecting major job losses due to COVID-19. Statewide, the construction industry lost 81,000 jobs between March and April, a 32.5% drop. Meanwhile, home prices have been holding steady, with year-over-year median home prices up in King and Snohomish counties amid continued low housing inventory.

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:

Q: I was right in the middle of a remodel when the Stay Home, Stay Safe order was put in place and most construction was deemed nonessential. Now that some residential construction has been allowed to resume, I’m nervous about having people in my home. What COVID-19 safety protocols are builders following?

A: On April 24, 2020, Governor Inslee announced a plan to restart some residential construction, which had mostly been shut down as part of his Stay Home, Stay Healthy order issued on March 23. The Phase 1 Construction Restart COVID-19 jobsite requirements include many important rules that must be strictly adhered to by contractors in order for work to proceed.

Projects that are deemed essential have been allowed to continue throughout the stay home order, including home maintenance and emergency repairs. Some projects may be completed if they are creating spoliation or poor hygiene and sanitation issues, such as home remodels of a single bathroom and/or a kitchen. Essential work also includes urgent repairs to building hazards such as water leaks.

If your remodel is considered “low-risk” and was already underway, permitted, or had a signed contract prior to the Stay Home, Stay Safe order on March 23, then it is now allowed to resume under the Phase 1 requirements. Low-risk projects mean all work can be completed while maintaining six feet of social distancing between workers.

If you have a project underway at your home, protect yourself and your family by familiarizing yourself with your builder’s plan and what remodelers are allowed to do in your home. Here are some of the key elements:

Sanitation and hygiene

All workers on the jobsite are required to wash their hands for at least 20 seconds; handwashing station(s) must be installed at each jobsite so running water is available for all workers. Hand sanitizer is not a substitute for running water.

Personal protective equipment (PPE)

Masks, in accordance with Washington Department of Health guidelines or as required by Washington Department of Labor and Industries safety rules, must be worn at all times by every person on the jobsite. Masks can be cloth coverings depending on the job being performed and must be accompanied by both gloves and eye protection. Glove type is based on the needs of the task being completed—if the task isn’t usually performed with gloves, then nitrile or latex gloves can be worn. Depending on the size and scope of work, more stringent PPE may be required.

Social distancing

All workers on the jobsite most maintain six feet of distance at all times. If they cannot perform their work at this distance, the project will not be considered low-risk and must wait. A COVID-19 Safety Supervisor must be assigned to each jobsite. The number of workers on any jobsite should be limited to prevent gathering and spreading of germs, and breaks should be staggered to ensure no large gatherings. Workers are required to keep a distance of 10 feet from any occupants of the home.

Other safety requirements include monitoring of employee health, which includes taking temperatures of all workers; safety signage and training; frequent cleaning and disinfection; and a daily sign-in sheet to track all visitors.

Some other things homeowners should consider:

Ask to see your contractor’s COVID-19 plan. All workers onsite will be required to follow the plan. Get comfortable with the protocols and be aware of who is working in your home. You should feel safe and sound! Most professional contractors already had safety protocols in place long before the pandemic. Since they are used to wearing PPE, following safety requirements, and having site protection, the Phase 1 requirements should be simple to adhere to.

Be wary if a contractor can start your new project now. Only projects signed into a construction contract prior to March 23, 2020 are to be performed if they fall in the low-risk category. If someone offers to start a new project before Phase 2 is announced, this may be in violation of the law, unless the work is deemed essential.

When followed properly, these requirements are meant to keep builders, remodelers, and homeowners safe during this time.

Melissa Irons, CGR CAPS CGP, is the marketing and operations manager for Irons Brothers Construction Inc., 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: My wood fence is moldy and some of the boards are loose as a result of moisture around the base. I’ve also noticed some sagging. I pressure washed and cleared the weeds around the base to prevent further rotting. Should I repair just the parts that are in bad shape or consider replacing the entire fence?

A: Whether you should repair or completely replace your fence will depend on a few factors, such as the type of wood used, how severe the decay is, if the rot is a result of an infestation, and how much of the fence is leaning or uneven. There’s a chance the smaller sections can be salvaged, but larger sections may need to be replaced. Proper maintenance of any fence is important.

As spring progresses and are spending more time prepping the yard for warmer weather, now is the perfect time to perform maintenance on your wood fence. While there are a variety types of wood used in fencing, cedar is traditional type in the Northwest. It has the longest lifespan compared to other wood types, lasting 15 to 30 years, compared to spruce and pine, which vary from a four- to 12-year lifespan. The key to keeping your fence in tip-top condition and ensuring it lasts its full lifespan is proper upkeep and maintenance. Depending on the fence design, panels typically last longer than posts, since panels shouldn’t touch the ground.

Like all things, a wooden fence requires routine maintenance to keep it looking great and doing its job, whether that’s giving your patio privacy or providing clear property lines. If the bases of your posts are rotting, then they more than likely were neglected for too long and became buried in weeds and soil, making the area a breeding ground for moisture.

First and foremost, your fence should be cleaned and sealed or painted every few years to avoid rot and insect damage. This preventative upkeep will help extend the life of the panels and posts. If your fence surrounds a small space, then it can probably be washed by hand, but in most cases you’ll want to use a pressure washer. Remember to use a low setting when pressure washing a wood fence to prevent damage. After cleaning, apply a stain to maintain your fence’s durability, prevent weather-related rot, and increase its lifespan.

Here are some common issues you could see over time that may indicate it’s time to replace your fence:

Discoloration

Since we live in a region that sees a lot of rain, one of the first signs of trouble you’ll probably encounter are yellow or gray stains on your fence, which means you might have a mold problem that could lead to wood rot. Cedar and pressure-treated wood are more resistant to rot than others. If you choose to replace your fence, you may want to consider types that are less vulnerable to issues like mold and insect damage.

Broken Boards

If a board has become detached from the post, this is a clear sign that the fence needs to be replaced. Obviously, the broken board affects your fence’s appearance, but if you leave the issue unresolved you risk compromising the structural integrity of the entire fence. Although one or two loose/broken boards may not seem like a lot, even a small amount of deterioration can collapse of a larger portion of the fence.

Leaning or Sagging

Another sign that your fence needs to be replaced is visible leaning. This could be from plant overgrowth or another factor weakening the fence posts. In this case, there isn’t a simple fix. This, too, can eventually lead to more warped and broken boards.

Repair or Replace?

Fences are long-lasting and with the proper upkeep can stay in wonderful shape for many years. Over time, problems due to age and wear and tear should be addressed. In some cases, with minor damage, you may be able to replace only the affected parts of the fence. However, it’s important to keep in mind that over time the long-term costs could add up if you end up spending more time and money to repair the same sections repeatedly.

If your fence is showing signs of damage, contact a local fence company to evaluate the condition of the wood and help you find a solution. One resource is the Master Builders Association, where you can search for a variety of member types for your specific location at mbaks.com/find-a-member.

Liz Humphrey is the marketing communications manager at 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: My partner and I are both working from home and our kids are trying to attend school virtually right. On top of the expected stress from this new normal, our house just isn’t set up to be used as an office—some rooms are so dim we get headaches from working in the dark. Others are too bright, so we can barely see our screens. How can we make our house more comfortable for both work hours and relaxing as a family?

A: Good daylighting is essential to a well-designed home; if not properly balanced, lighting can make an otherwise good space very unpleasant, either from too much glare or by being dark and gloomy. Understanding how to manipulate daylight allows you to maximize comfort, reduce energy consumption, and enhance special architectural features and furnishings.

The characteristics of daylight at a particular location will dictate the most effective means to control it, such as orientation of the building, window size and location, roof overhangs, and even various interior finishes. A room with direct sunlight available for most of the day will lead to solutions very different from a location surrounded by tall evergreens.

Strategically placed windows and skylights can significantly reduce the need for artificial lighting, while providing a more desirable quality of light. You may not be in a position to add windows or skylights right now, but if you already have a lot of direct sunlight, take care to prevent glare. Direct sunlight can be especially problematic with hard finishes, as they often create unwelcome reflections and significant visual discomfort. I have seen a few homes that require sunglasses indoors on a sunny day! For a quick fix, try adding rugs, table cloths to hard, reflective surfaces like tile floors and wood dining tables. Layer window coverings, from sheers to blackout curtains, so you have the flexibility to adjust as the sun shifts throughout the day.

While maximizing daylight in a space is generally preferred, more artificial lighting is not necessarily better. Thoughtful lighting design is key, but it is unfortunately not uncommon for the residential interior lighting to be an afterthought. A qualified lighting designer or interior designer can provide suggestions for appropriate light fixtures, as well as proper placement and controls. The emotional and physiological impact of these choices cannot be overstated.

Artificial lighting is seeing a renaissance today, with the advent of LED lighting and the introduction of digital control systems. Today, there are many apps and programs that allow you to control lighting from your smartphone or tablet, whether you want to set a more neutral white light for doing crafts at the kitchen table or to dim the lights for movie night. Utilizing this emerging technology can greatly improve the usefulness and flexibility of your home.

Because LED lighting uses so little power compared to typical incandescent lighting, it may be possible to retrofit an existing home with a higher level of illumination, using a greater number of strategically-placed fixtures, and even introduce museum-quality lighting to highlight special artwork or architectural features, all while using less electricity! The possibilities are almost endless.

Philip W. Frisk, AIA, is a principal at PWF Architecture, 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’ve been thinking about remodeling my kitchen for years now. It’s always been dark and disorganized, but with my whole family cooking and eating from home three meals a day, seven days a week, it’s even harder to cope. With the coronavirus pandemic ongoing, can I still remodel my kitchen? And if so, how does that work?

A: Three months ago, you may have gone to the grocery store or sat down to a meal with a dozen friends in a crowded restaurant and thought nothing of it. Now, restaurants have shifted to no-contact delivery or closed altogether, and a grocery run means wearing gloves and a mask and always staying at least six feet away from every other person you meet. It’s no secret COVID-19 has changed the world, likely forever.

Even so, the short answer is yes. You are absolutely able to remodel your kitchen. Here’s how:

Step 1: Contact a professional

This step really has not changed. Start with a little due diligence—check designers and kitchen and bath experts out online. Visit their website, read their reviews (carefully and a little skeptically) and, if possible, confirm your findings from multiple sources.

Once you’ve narrowed down your list of potential designers and remodelers, picking up the phone is a powerful and important step in the process. Your designer or remodeler will be a great source of information in general. You’ll be able to go over your project with them in detail and get an idea of what projects they are able to work on just by talking with them.

Step 2: Set up a virtual design consultation

Once you’ve selected a company for your project, it’s time for a more in-depth meeting about your needs, wants, and budget for your project. The best companies to work with are going to be organized and capable of using technology to meet with you by video. This might be through Skype, Facetime, Zoom, Google Hangouts or similar methods. If you are not savvy with this sort of technology, the company should be able to carefully walk you through the process.

Step 3: Samples, design & process

Just like most industries currently conducting business, everyone is making it a priority to keep their clients, their vendors and their staff safe and healthy. Design choices can be shared through email, video conferencing, phone calls and the like. Samples and materials can be dropped off or delivered by mail or courier, along with return instructions for pickup. The overall process will be up to the company you choose to work with, but while additional safety measures are likely, they should only add a slight delay, if any, to the ordering process.

While we are under a stay-at-home order, nonessential construction may be limited. If you are just starting a remodel process, however, this may not be an issue, as design and product ordering cycles take some time. Once restrictions are lifted and nonessential construction and installation are available, installers will likely continue to exercise extra caution like changing out boot covers, wearing gloves and masks, and regular sanitizing measures between jobs, as well as interacting with each other directly only when necessary.

The key is to get started, be open to the use of technology and think flexibly about how you interact with the professionals that you hire.

Dave Giltner of Bauformat 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 MBAKS’ more than 2,700 members, write to homework@mbaks.com.

By MBAKS Senior Policy Analyst Allison Butcher

The near-record-low 2.6% unemployment rate for Seattle/Bellevue/Everett seen in February rose to 5.5% in March, according to the latest monthly employment report, which shows the first wave of job losses from the COVID-19 pandemic. The Employment Security Department notes the impacts on jobs are more likely to be evident in the April report. Meanwhile, housing indicators from the latest Builders Bulletin do not yet reflect the impact of coronavirus on real estate and new home construction. The report shows year-over-year median home price increases in March and rising permits in February.

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:

Media Contact:
Nona Raybern, PR & Media Manager
Master Builders Association of King and Snohomish Counties
p 425.457.7067
m 425.208.6308

COVID-19 Safety Toolkit Released for Construction Restart

Master Builders Association of King and Snohomish Counties develops a safety packet with templates for builders to resume work during COVID-19 crisis

BELLEVUE, Wash—April 24, 2020—Today, Governor Jay Inslee announced a plan to immediately restart some residential construction that can be done safely. The plan is based on recommendations unanimously agreed to by a workgroup formed by the Governor, consisting of construction industry and labor leaders. Based on the Governor’s announcement and this framework, MBAKS has created a safety toolkit designed to create and maintain a safe working environment upon return to construction projects.

“We have an obligation to help our workforce and our community stay safe as residential construction restarts,” said MBAKS Executive Director Kat Sims. “We are providing this toolkit simply because the safety of everyone who returns to work in this climate carries the highest importance.”

The Phase 1 toolkit includes safety plans for job sites—including policies regarding control measures related to safe distancing, hygiene, sanitation, etc.—and plans for jobsite cleaning and disinfecting, OSHA recordkeeping, and other safety information.

The toolkit also includes English- and Spanish-language signage and posters to be posted at job sites, and identifies specific duties given to onsite supervisors or managers who will oversee the compliance of safety protocols. Guidance on weekly meetings for procedures and expectations is included in the toolkit, along with daily checklists and safety data sheets.

MBAKS has created this toolkit alongside our existing COVID-19-dedicated website, which provides resources on where businesses can find safety equipment—PPE, handwashing stations, etc.—and resources pertaining to jurisdictions and utilities.

More information on this release: mbakscovid19.org/phase-1-toolkit

Founded in 1909 and headquartered in Bellevue, Washington, the Master Builders Association of King and Snohomish Counties (MBAKS) is the nation’s oldest and largest local homebuilders association. Like our founders, our members continue to take a leading role in all facets of homebuilding and support the planning for a growing region. From new technology to advances in sustainability and from collaborative public policy efforts to investing in our communities, our commitment to a thriving, inclusive, and well-planned region never wavers. We are the professional homebuilders, architects, remodelers, tradespeople (carpenters, framers, roofers, plumbers, electricians), planners and engineers, suppliers, manufacturers, and sales and marketing professionals in your community who believe everyone deserves access to a healthy and productive place to call home.

Q: I’ve been interviewing contractors for my home remodel. Some have told me they don’t use change orders, while others say I should expect them throughout the project. Should I hire a contractor that uses them?

A: Short answer: yes. A successful remodel starts with planning, but even with the best laid plans, unforeseen developments will arise. Remodeling comes with many known unknowns. Is there a pipe in the wall where you want to put the new door? Are you a week into the project and still undecided on the materials you want to use? Are there external developments that may affect the project, like COVID-19? These are the kinds of issues that make change orders necessary.

Contractors should use change orders when:

• Remodeling an older home. Updating older homes keeps the past alive while offering modern form, function, and comfort. Unfortunately, it can pack some surprises. Older homes with a history of remodels often conceal undocumented changes, poor craftsmanship, and decay from water and infestation. When these issues arise, the contractor should use a change order to communicate and record them so they can be resolved.
• There are changes in materials. It’s a best practice to select all materials before starting the remodel. However, if a project is expected to last a year, holding it up due to a change in bathroom tile doesn’t make much sense. Selection changes are to be expected. In some cases, they may extend the timeline or end up costing more or less than the estimated amount. To account for these changes, any new material should be documented with a change order and confirmed with a signature.
• Putting it in writing. Contracts are signed before remodels begin so you’ll need to document any changes that take place during the project with change orders. Recalling a conversation that happened seven months ago without documentation is not easy for even the longest of memories. Having a written record of changes ensures that both parties stay on the same page throughout and at completion of the remodel. It’s key to good communication.

A few more things to consider:

• Change order fees. There’s a range of opinions regarding charging fees for change orders; my own is that using change orders throughout the remodel is a good practice and fees are acceptable if they’re communicated clearly. Being charged for documenting a material selection change may seem like a hidden fee, but the reality is the contractor likely spent X number of hours working with you to make that new material selection—and time costs money. Charging for this change order may be appropriate, though such fees should be clearly communicated up front before the project starts. Ask prospective contractors about their policy.
• Changes due to COVID-19. COVID-19 is impacting all our lives. Thinking about a remodel during a pandemic may seem trivial, but if you’re in the middle of a project right now, you may be looking at significant changes to the work and timeline. Communication is essential. Documenting any changes due to coronavirus in an email or change order will allow you to focus on the health and safety of others while having a clearer sense of where the project currently stands.

Nathan Coons is owner and operator 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’ more than 2,700 members, write to homework@mbaks.com.