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Master Builders Association Names Brian Holtzclaw President of Board of Directors

Born and raised in Washington state, Holtzclaw has been a practicing lawyer since 1993. His main interests have revolved around development and land use issues in the Pacific Northwest, focusing on meeting the ever-rising demand for housing across all segments of the market. He holds a law degree from the University of Puget Sound School of Law (now Seattle University) and a degree in economics from Whitman College.

The newly inducted Board of Directors will be rounded out with 1st Vice President Todd Levitt (Murray Franklyn Family of Companies), 2nd Vice President Cameron McKinnon (Gamut360 Holdings), Secretary Luellen Smith (Rhino Wine Cellars & Cooling Systems), and Immediate Past President Bonnie Geers (Quadrant Homes).

Holtzclaw currently serves as in-house counsel for Village Life, a community and housing development firm, as well as mayor pro tem for the city of Mill Creek in Snohomish County. MBAKS is thrilled to have his expertise to guide the Board of Directors into the new decade.

Founded in 1909, the Master Builders Association of King and Snohomish Counties (MBAKS) has grown to become the largest local residential homebuilders association in the United States. With more than 2,700 member companies, the association is dedicated to membership value, housing advocacy, community service, and financial stewardship throughout the Puget Sound region.

By MBAKS Senior Policy Analyst Allison Butcher

The median price of single-family homes and condos (combined) was $612,000 in King County and $471,747 in Snohomish County in November 2019, according to the latest numbers from the Northwest Multiple Listing Service. This reflects a year-over-year increase of 1.16% and 4.83%, respectively.

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 love the reclaimed lumber look and would love to add some of that texture to my home. Do you have any suggestions on where and how I can feature it for maximum impact?

A: While it may seem like a daunting task, adding reclaimed lumber can be quite easy. Even a small piece can dramatically add to a space’s character and charm—and the best part is that it’s functional. Here are a few suggestions to get you started.

Create a Bold New Mantel

This is a fun way to introduce reclaimed lumber into your home. Along with a fireplace, the mantel is typically the focal point of a living room. By updating it with reclaimed lumber, you’ll add a striking natural element that will transform the entire space.

The great thing about reclaimed lumber is that when it’s paired with different surrounds—the non-combustible material around the fireplace—it can radically alter the vibe. For example, adding a beam mantel to a stone surround will generate a rustic atmosphere, whereas pairing it with smooth concrete or tile surround will give you a minimal, modern feel.

A mantel should extend six to eight inches past the fireplace opening on both sides. Thickness varies depending on the type of material and the look you’re going for, but a large timber mantel should be around three to four inches thick and 10–12 inches deep, providing visual heaviness. This also means physical heaviness, so be sure to secure the lumber firmly to the wall or have a contractor do it for you.

When picking the lumber there are a few things to keep in mind: the depth of the wood (how big are the items you’re putting on your mantel?), where it sits on the wall in relation to the fireplace and the ceiling, how you’ll mount it, and the overall look you’re going for. Live-edge lumber can add real flare, but its curviness means its depth will vary across the board (it may be 10 inches deep at one spot but only 4 inches deep at another). This is the kind of thing you’ll need to consider before you begin.

Upgrade Your Wall Paneling

The fun thing about wall paneling is that it can be done in horizontal or vertical patterns. A vertical application can visually “raise” your ceilings, while a horizontal application can give you a rustic barn look and allow you to utilize longer boards from a salvage shop. Either way, your lumber-savvy guests will note the tightness of the old-growth grain—not to mention the nail stains that demonstrate that it’s real reclaimed lumber and not a knockoff.

A reclaimed lumber accent wall creates a warm, natural feeling that offsets walls painted in solid colors. You can use the same wood type to create visual interest while staying very neutral, or mix it up with a variety of cuts, stains, and paint-laden scraps of wood for a funky look. By using scrap pieces to create wall paneling, you can use the bits of leftover wood you have laying around and even use painted, one-off, or textured pieces to create a one-of-a-kind piece of functional art.

Install a Stylish Counter or Bar

With butcher block counters all the rage, this is a perfect time to upcycle reclaimed materials. I highly suggest using maple gym flooring and bowling alley lane wood as they’re strong and durable. This upcycled wood often bears the markings of its past life—basketball key lines and bowling pin arrows—and will delight your guests. You can also find such pieces without these marks for a more understated piece with the same high quality.

Add Striking Shelves

First, you’ll need to decide whether you want traditional L-shaped brackets or attempt a floating shelf. Brackets give you another design element, but require more space below your shelf. They’re easier to install but must line up with the studs in your walls. Floating shelves offer a sleeker quality but are more challenging to install. Another fun reuse option is using old rope to suspend the shelves from above.

Consider a Little Carpentry

If you have some woodworking skill, you can create furniture or a decorative accent piece for your home. Depending on where you’d like to add a little rustic charm, you can make anything from a coffee table to a kitchen bench or even a kitchen island. You can also save some work by repurposing an older table base or set of legs, simply securing them beneath a beautiful, reclaimed board or live-edge slab. There’s really no end of options when reclaiming beautiful wood to upgrade your space!

Lacy Kabrich works for Earthwise Architectural Salvage, 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.

Q: I’d like to use a smart home or connected home device to lower energy bills, but I’m not very tech savvy. How do I get started?

A: With a little prep time and homework, you can gather the information and resources you need to take full advantage of the money- and energy-saving automation options available for your home, avoiding headaches as you consider adopting this new technology.

There is no need to worry if you’re not very tech-oriented. There are experts who can work with you through the final decision-making and installation process once you have a grasp of what you want your smart home system to do. But you will need to gather some key information before you begin that process.

First off, what’s the difference between smart home and connected home devices?

These terms are sometimes used interchangeably, but they’re distinct concepts.

Smart devices are the programmable, semi-autonomous brain of the smart home, and connected devices are its tools or what it controls. In your case, these are connected versions of the power-hungry lights, utilities, and appliances that are driving up your bills. A smart device can autonomously control these devices.

What information do I need before I go to the experts?

You already know more than you think you do. Simply observe when and how you use main appliances and systems in your home. Get a clear idea by asking yourself and each household member the following questions:

• Do you have and use space heaters during the cooler months?
• Do you have and use air conditioners during the warmer months?
• How much do you use utilities, systems, or appliances during the day? What does this include?
• How much do you use utilities, systems, or appliances at night? What does this include?
• How many lights do you leave on in your home? What time of day or night?
• How many loads of laundry do you wash and how often?
• How many computers and television sets do you have?
• Do you have and use dehumidifiers or humidifiers?
• Do you use indoor air filters?

Smart home devices can be used to shut down energy-sucking appliances when you’re not using them. Space heaters, air conditioners, lighting systems, and washers and dryers are especially brutal consumers of electricity, though standard appliances and televisions take a toll as well.

Additional questions may arise as you answer or talk through these questions with your family or household members. Make note of any relevant detail. This is the key information the expert will use to craft the custom solutions you’re looking for.

What do I do with this information?

If you’re not very technologically literate, you can do a lot worse than going to a trusted expert who is already excited and knowledgeable about new advances in home technology and automation. They’ll be able to work with the information you furnish to envision and recommend appropriate solutions in a way that won’t overwhelm you.

Interior designers and design-build experts would be a great start. If you know an architect, you might check in with them as well. Request a consultation so they can walk you through a few general options. If you’re considering a remodel, ask your trusted design-build expert for insights and ideas about transitioning your home to a smart/connected home during construction.

Believe it or not, you can enjoy the benefits of automation, security, utility-savings, and improved home performance without being a technological wizard.

Paul Kocharhook is the owner of Pathway Design & Construction 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 MBAKS’ more than 2,700 members, write to homework@mbaks.com.

By MBAKS Senior Policy Analyst Allison Butcher

Housing inventory for sale fell between September and October to 1.74 months’ supply in King County and 1.51 months’ supply in Snohomish County. In both counties, this is down from a year ago. Meanwhile single-family and multifamily building permits were down 6% in the Seattle Metro Area (including King, Snohomish, and Pierce counties) in September compared to the same period last year.

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’ve lived in my home awhile now and want to freshen up the look and feel without remodeling. What can I do with my space to make it feel new again?

A: Redecorating your home is a great way to give it a quick and easy upgrade without the cost or hassle of a remodel. As you begin to think about how you want to redesign your space, consider these cardinal interior design rules to help you in your planning.

Create a Focal Point

The first question you should ask when planning your room is where the main focus will be. Where can you do something special that will draw the eye? Choose only one focal point—a wall across from the entrance, for instance—and do it well. Pay special attention to lighting. Add texture to a wall, a contrasting color, or a vignette of furnishings and artwork. A room without a focus is lost in space.

Eye-Level Art

One of the most common mistakes people make when installing artwork is to hang it too high. Art looks best when it hangs where you can see it, at eye level. This means roughly two thirds of the artwork should be below eye level and one third above. This rule might be slightly altered when hanging art over furniture like a buffet, sofa or console table; in that case, the bottom of the frame should be 4 to 8 inches above the furniture. When artwork hangs above a mantel or headboard—which are often higher than the average sofa—this gap should be smaller.

Use the Right Rug Size

Too-small rugs make spaces feel small and incomplete. Rugs should be proportionate to the room. In a bigger room, where the furniture is nearer the center of the space, the rug should be big enough to fit all the furniture on it. In a smaller living room, where the furniture is closer to the walls, the rug should extend into the space under the furniture, but still leave about a foot of bare floor showing at the edges.

Let Furniture Breathe

Never push any upholstered seating up to the wall. No matter how small the room, there should be at least a 2-inch gap between the wall and seating. This breathing space will make the room feel more spacious. Equally important is that armoires, console tables and bookcases should never be lined up along the wall next to one another.

Flexible Lighting

Lighting is the most important design element in your home. When done well, it creates a sense of depth and atmosphere while still providing sufficient light where needed. Lighting should come from different sources at different heights, such as wall sconces and ceiling lights. The soft light of table and floor lamps adds ambiance; you can never have too many lamps. Where possible, install dimmer switches.

Use Mirrors

Mirrors are indispensable as a design tool. Because they reflect light and objects in interesting and useful ways, designers often use mirrors to correct architectural flaws, create the illusion of more space, and bring light deeper into a room. If you have an awkward, dark, or narrow room, or just want to maximize the view from a window, a mirror in the right spot can save the day.

Layering

When a room feels incomplete or wrong, our first thought is to question the bigger things like the layout, the furniture, or the colors. While these are important, the answer often lies in the smaller things. In a room that feels right, you will find layers of pillows and throws, artwork, and compositions of accessories, books, lamps, and flowers. Layers are like blankets—they make us feel comfortable.

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 MBAKS’ nearly 2,800 members, write to homework@mbaks.com.

Q: There’s a small hole in the drywall in my mud room that needs to be fixed before I host family over the holidays. Is it possible to repair it myself?

A: I usually recommend hiring a drywall professional. However, it can be difficult to hire one for such a small project on short notice. But you can do it yourself.

You’ll need some basic drywall tools and materials including a level, drywall patch, drywall saw and knives (4” and 6”), drywall pan, drywall joint compound (“drywall mud”), tape, sandpaper, dust mask, and screws, to name a few. Once you understand the overall process and have everything you need, you’re ready to repair the drywall.

Step 1: Protect Your Floor

Put down floor protection and have a vacuum ready.

Step 2: Prep the Hole and Place the Patch

Using a framing square or level, draw a square on the drywall around the damaged area. Cut along the sides of the square with a drywall saw and remove the cutout.

Install a piece of wood to act as a backer, securing it with screws. Be careful to seat the screws just below the flush, but not so deep that it breaks the drywall.

Place the drywall patch (cut to size) in the hole.

Step 3: Mud and Tape Patch Seams

Using joint compound and tape will help hide the seams and prevent cracks down the road.

Simply apply mud to the patch’s seam using a 4” drywall knife. Make sure the layer of mud exceeds the length of your seams by an inch on each side.

Cut tape an inch or so wider than the seam. Press it onto the mud, using a drywall knife to flatten it. Use the knife to remove any excess mud from the tape’s edges.

Repeat these steps for the remaining seams of your patch, making sure the tape overlaps at the corners.

Apply a thin coat of mud on top of the tape using a 6” or wider drywall knife and feather out the edges of the mud to prevent ridges.

Clean your tools with water and let dry overnight.

Step 4: Apply the Next Coat of Mud and Feather Out

The mud is used to fill the seams, but also to feather out the buildup on the surface so it looks flat. The farther out the feathering goes, the harder it is to see the seams.

Using your 6” drywall knife, apply the proper amount of mud (well-mixed and smooth). Transfer the mud with your knife into a drywall pan. Holding the pan in one hand, use the knife to apply mud with your other hand.

Build up enough thickness to make the tape disappear, feathering it at least 6” beyond the tape.

After you’ve built up the mud in the designated area, take your widest knife and skim the mud to make it smooth, flat, and feathered out. This helps to reduce the amount of sanding later.

Clean your tools with water and let dry overnight.

Step 5: Sand the Mud and Apply a Few More Coats

Using a drywall sanding pad and drywall sandpaper, carefully sand the mud as flat as possible without exposing the tape. The transition from the mud’s edges and the original wall surface should be smooth with no ridges.

Repeat steps 4 and 5 for additional coats as needed, feathering out the mud farther.

Let it dry and sand smooth again.

You can now apply texture to match the original wall. If using cans of spray texture, read and follow directions for proper application, making sure to practice on a spare scrap of cardboard or drywall beforehand. Multiple coats may be needed to match the rest of the wall.

Step 6: Clean and Paint

You can prime the new spot, but I recommend painting the entire wall from corner to corner for the best possible match.

In the end, don’t worry if it doesn’t look perfect—your patch can always be fixed later. If nothing else, you will have achieved a better understanding of plaster and drywall by doing it yourself.

Now go and enjoy your holiday gathering!

Daniel Westbrook is the owner of Westbrook Restorations 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 MBAKS’ more than 2,700 members, write to homework@mbaks.com.

Q: With fall winding down and winter right around the corner, I was wondering: what I should do to prepare for the cold, wet months?

A: Winter is fast approaching and it’s time to start giving serious thought to preparing for the rain and chill of winter. Over the last 31 years, I’ve assembled this fall maintenance checklist based on my own professional and personal experience. If you do everything I’ve listed here, you will save time and money on your home. Not only that, you will stay warm, dry, and thrifty through to spring.

Fall Maintenance Checklist

• Inspect your home’s exterior siding; look for weather-related damage, cracks, or loose mortar. Check wood trim and siding for paint deterioration, peeling, blistering, or looseness. Check windowsills and fascia boards that may be cracked, split, or decayed, as well as cracks in masonry or foundations.
• Inspect for damage to holes in eave areas where animals and/or birds may have entered.
• Check and replace caulking around doors and windows that show signs of deterioration. Look for missing or loose glaze in windows and replace as is needed.
• Pressure wash walkways, steps, deck, porch treads and, every three years, your siding. Remember to treat for mildew and mold. Rake up leaves and debris.
• Check for damage to your roof and clean gutters and downspouts to keep debris from accumulating. This is especially important during the fall season to keep leaves from building up in gutters. Check for signs of mold and mildew.
• Treat moss on roofs with a two-to-one water and bleach mixture or Moss Out products. Hire a professional to pressure wash or rinse your roof, making sure to test on a small area first.
• Check for any rotten wood in trees, mushrooms at the base of trees, or cracks or splits in trunks. Inspect trees that have been heavily pruned, looking for any hazards (check with a professional for repairs).
• Make sure all flammable materials, including all lawn and power equipment, is stored away from water heaters and wiring.
• Have your furnace cleaned and inspected annually (by a professional).
• Check your space heaters and wood-burning stoves for safety and other hazards.
• Have your chimney cleaned (by a professional) and inspect for any creosote buildup or damage to chimney chase.
• Clean and vacuum dust from vents, baseboard heaters, and cold-air returns.
• Clean the clothes dryer exhaust duct and space under the dryer. Remove lint, dust, and scraps of material. Use a washing machine cleaner solution for front-loading machines twice a year.
• Check your home’s insulation in attic and crawl spaces.
• Wrap your pipes with heating tape every winter and insulate unfinished rooms and garages if they contain exposed pipes. Check pipes for cracks or leaks. Have any damage repaired by a professional immediately. Try to keep you home temperature set to at least 65 degrees. Learn the location of the water valve and how to shut it off. This goes for gas too.
• Check caulking around showers, bathtubs, sinks, and toilet bases, as well as leaks and any water damage to floors or woodwork. Make repairs as needed.
• Repair any stairs or bannisters to prevent falls and injury.

Darylene Dennon is president and CEO of Solid Energy 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 2,700 members, write to homework@mbaks.com.

Q: My kitchen is seriously dated and I’m thinking about a major upgrade to something a little more cutting edge. What features should I be looking for?

A: If you’re thinking about upgrading your kitchen, it’s worth considering all the options at your disposal, especially the latest features and design elements that will make your life easier. Before we get to the kitchen of tomorrow, let’s take a brief look at the kitchen of today.

Today’s Kitchen Design

Using a work triangle. The kitchen work triangle is formed by three key areas of the kitchen: refrigeration (fridge/freezer), washing station (sink), and cooking area (cooktop/stove/oven.) This idea originated with the modernization of the 1940s “kitchen of tomorrow,” but the concept has not seen much improvement since its invention.

Centering the sink. For a long time, having the perfect kitchen meant having sinks centered on an exterior window so you could watch squirrels frolicking in the backyard while washing dishes. This concept was very popular in the 1950s because most kitchen time was spent at the sink. Today’s homeowners typically spend more time in front of a cooking appliance, thanks in part to the advancement of the dishwasher.

Utilizing corners. The invention of the lazy Susan solidified the corner cabinet as a key kitchen design solution. To maximize space, homeowners use corner cabinets—often multiple corner cabinets. Unfortunately, corner cabinets usually just mean having more cabinets without necessarily offering more usability—and with a higher price tag.

The Future of Kitchen Design

Will we have fully autonomous cars and robot home-chefs in the future? Hard to say. But what is certain is that our kitchens will make more efficient use of space, feature a bevy of technological conveniences, and showcase attractive and seamless modular design elements. Drawing on the best in contemporary European design, these are the up-and-coming features to look for.

Space-saving features that increase efficiency:

• Substantial, centrally located workstations, counter spaces, and islands so that items do not have to be moved over large areas and can be set down easily.
• Appliance-workstation integration whenever possible, so the sink and dishwasher are easily in reach with one hand while the cooktop and oven are in reach of the other.
• Spacious prep area for chopping and cutting with easy access to mixing and cooking appliances, as well as compost for waste disposal.
• Integrated pantry and storage.
• No corner cabinets and better use of space planning. Corner cabinets and storage solutions cost more due to their complexity and are far less efficient (225% higher cost for 10% less storage).

Technology that makes the kitchen experience easier and more seamless:

• Handle-less cabinets with electric assist features, allowing access to nearby cabinets without the use of one’s hands.
• Integrated lighting that not only accentuates the beautiful features of the kitchen, but adds a layer of comfort. Practically integrated lighting allows better overall visualization of surfaces for cooking, cleaning, and safety. Lighting control and energy efficiency allow consumers to make smart choices.
• Smart home automation integration. Imagine walking in with an armful of groceries and being able to turn on your cabinet lighting via voice command. Integration with cabinet lighting is already available on the market.

Modular design elements that make the kitchen experience less stressful and more attractive:

• Work units that generate visual interest while offering practical usefulness in the form of cabinets and worktop surfaces.
• Advanced styling marrying warmth with ease of use and cleaning—tone-on-tone or contrasting finishes employed to dazzling effect.
• In the high-end markets, kitchens as functional art; dramatic spaces with unique textures and concepts that will filter their way through all levels of the market.
• The integration of minimalist techniques to create calming spaces free from the chaos of daily life.

Dave Giltner is with 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.