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.

By MBAKS Senior Policy Analyst Allison Butcher

The housing and economic indicators featured in this month’s Builders Bulletin reflect the state of the market just prior to the start of the COVID-19 crisis in the Puget Sound region. It shows housing inventories still very low in our two counties, with 1.17 months’ supply in King County and 0.93 months’ supply in Snohomish County. Data from the Northwest Multiple Listing Services also show median home prices holding steady in February—$615,000 in King County and $494,263 in Snohomish County. The February unemployment rate was a near record-low 2.6% for Seattle/Bellevue/Everett and statewide construction employment was 225,200.

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: With the coronavirus outbreak, I’ve been working from home a lot and I’m getting tired of looking at the same walls every day. Can you recommend a project or two that will make my house a more pleasant place to stay all day?

A: There are plenty of DIY projects that can make your home a more welcoming, comfortable environment, and now that you’re stuck at home you can complete a few. If you need a quick refresh, consider repainting your boring old walls and fixing a few of those small annoyances that accumulate. With just about every conceivable material available online and plenty of time, you can:

Repaint a wall (or two)

Have the same old walls got you down? It may be time for a fresh coat of paint. While plain white paint can enliven a worn-out wall, you don’t have to restrict yourself to just one color. A striking shade on an accent wall can make a huge difference, transforming a tired, humdrum space into a brand-new living experience.

Most major paint companies sell online, and many have apps that allow you to preview their colors on photos of your walls. But be aware that virtual paint will not perfectly translate to real-world conditions—you’ll still need to try it out in the space before committing. Once you’ve decided on the colors you want, you’ll want to buy plenty of it, especially if you’re painting a more textured surface that requires additional coats.

Before jumping in, make sure you empty the room of all furniture and other items that could be damaged; if you don’t have the space, simply gather furniture at the center of the room and cover it, along with the floor, with drop cloths. Keep the space ventilated with fans and open windows. If you can, complete the project on a warm, dry day to ensure the fastest possible dry time.

To prep the walls, apply painter’s tape to any crown molding, baseboards, outlets, light switches, doors, windows, and corners. Make sure the tape is firm, using a putty knife as necessary. Stir the paint with a wooden paint stick before starting and re-stir throughout the process. Once the paint is mixed, you can begin.

You’ll want to concentrate on one wall at a time, starting at the top and working your way down to the floor. A roommate or significant other can use a roller to maximize coverage while you carefully apply paint with a brush in areas requiring more precision. Wait until the first coat of paint dries before applying a second coat.

When it comes to painting, great results require patience. Now that you’re stuck indoors, you have the time to do it right.

Make small repairs

Seemingly minor nuisances like leaky faucets, loose cabinets, and burned-out light bulbs may seem manageable, but they can add up, making your home uncomfortable and aggravating. Survey your home and make a list of all the small issues—a squeaky door hinge, stuck knob, clogged drain, or dribbling faucet—and simply fix them.

Dated hardware can make even the newest home seem downright archaic. Spending more time at home offers a fantastic opportunity to switch out your old handles, knobs, and faucets; it’s easy and affordable, and your online shopping options are endless. Just make sure your new hardware matches the overall design scheme of your home.

Routine maintenance helps reduces stress, making it a perfect, and productive, way to pass time while you’re stuck indoors. Once the coronavirus passes, you’ll be happy with all the small improvements you’ve made.

James Slone is with 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

December 2019 permit numbers show the Seattle metro area ended the year with a modest 3% decline in single-family permits and a 5% drop in multifamily permits compared to 2018. The overall decline for the metro area was driven by King County, which ended the year with 14% fewer single-family permits. However, Snohomish County saw an 11% uptick in single-family permits, and Pierce County was up 3%. For multifamily permits, the year-end decline for the metro area was driven by Pierce County, which saw permits drop 43%. Meanwhile, multifamily permits rose 13% in Snohomish County and remained flat in King County.

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’m looking to remodel several rooms, including my kitchen, bathroom, foyer, staircase, and living room. Is there one flooring product that can handle all these heavily trafficked, potentially wet spaces?

A: In the past, flooring options were limited to carpet, vinyl, hardwood, tile, or laminate, each with their distinct pros and cons. But there’s a new product that can serve all these rooms: luxury vinyl plank (LVP) or luxury vinyl tile (LVT).

LVP doesn’t have a very provocative name, and many homeowners remain unaware of it even after seeing it many times at the home store. But LVP is superior to laminate flooring products of the past.

Here’s why:

• LVP is affordable. You can buy LVP for $3–7 per square foot. Spending more will get you a thicker protective topcoat, but you can get a great floor in a wide variety of styles for under $5 per square foot. A word of warning: don’t be seduced by $.96 per foot “blowout” prices—if it seems too good to be true, it probably is.
• It comes in a wide variety. LVP offers seemingly endless options, from wood plank to large-format tile. It has a wide variety of textures, including stone and different types of wood. Up close, the look and feel of wood or stone varieties is uncannily realistic.
• It’s durable. LVP is well-suited for wet areas such as kitchens, bathrooms, and basements. In homes with pets and small children, LVP resists scratching, foot traffic, and spills. It won’t chip or crack like tile if you drop a dish on it. Most LVP products come with at least a 10-year topcoat wear layer.
• It's versatile. There are a few different installation options. LVP clicks together easily and can be glued down or float over the existing subfloor. Some products can even be glued down and grouted to mimic traditional tile!
• It’s comfortable. LVP is soft underfoot, absorbs pressure, and has sound-deadening properties. This makes it a great solution for stairs, multi-floored homes, or the kid’s playroom. Some products are even designed to overlay radiant heat mats—the ultimate in bathroom luxury.
• It’s easy. LVP is relatively easy to install, doesn’t retain dust like carpet, and usually cleans up nicely with just soap and water.

There are some minor drawbacks you’ll want to know about before jumping into LVP:

• LVP lacks longevity. LVP is a one-trick pony and can’t be refinished. Within 10–20 years you’ll need to replace it.
• It requires substrate prep. The subfloor under LVP needs to be smooth and level. Unlike carpet, which can be installed over uneven basement concrete, LVP will shift and buckle if the floors are uneven.
• Warranties vary. You get what you pay for, so research the manufacturer’s warranty and specifications. Low-end products will feature topcoat protection layers with warranties under 10 years. And again, beware of blowout prices.
• Installation isn’t always easy. As mentioned above, LVP is generally easy to install. But in a home with nooks and crannies, installation can get complicated. Tying it into uneven floor transitions requires some skill and patience. Tricky floorplans will require that you order extra to cover the cut waste. In short, some projects are best left to the professionals.

The wonderful thing about the remodeling industry is the constant improvement in materials. LVP outperforms its predecessors without sacrificing style. To learn more about this wonderful product, Google search “LVP” or “LVT flooring” or contact a local remodeling contractor. Let the design fun begin!

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 2,700 members, write to homework@mbaks.com.

Q: I’m thinking about pursuing a remodel of my home but am afraid of exposing my children to harmful materials during construction. How can I minimize this risk?

A: If you’re like many homeowners, you want to buy green products to keep you and your family healthy and safe. No one wants to expose their loved ones to toxins and chemicals.

A 2018 study by the Shelton Group, published in Eco Pulse, found that the number one reason cited by respondents for choosing green products in three categories was the health and safety of their families. Others include conserving natural resources, preventing waste and inefficiencies, and mitigating climate impact.

Whatever your reasons for seeking contractors that use green products, there is an excellent but little-known resource to help you make your selection: The Red List.

What’s on the Red List?

According to the International Living Future Institute, it lists the “worst in class materials prevalent in the building industry.” How your contractor uses it (or doesn’t), can have a significant impact on your remodel project, as well as the environment.

The easiest and most effective thing you can do with this list is have a conversation with your contractor about your health, safety, and family wellness needs and how to limit harmful materials on the project. This is especially important if you and your family will be living onsite throughout the construction phase.

The Red List demonstrates to the contractor how important using green products is to you and gives them the info they need to best advise you throughout the project and reduce harmful toxins and chemicals wherever possible.

What are the limitations of the Red List?

Simply put, the list isn’t exhaustive. Many big brands develop the materials they use in their products in different plants, and some are unwilling to disclose every material or ingredient used in each product. The company may consider such information proprietary, and it’s understandable for them to protect their intellectual property and assets.

However, these days, even a modicum of transparency—especially regarding environmental impact—can enhance a brand and build consumer loyalty. When it comes to the environment and consumer health, protecting proprietary secrets is increasingly seen as a liability. As a homeowner with a family, knowledge is a better selling point than secrecy. The Red List arms you with that knowledge.

Ask your contractor if they’re already using the Red List.

If your contractor is already familiar with it, chances are good they have at least a passing interest in green products, materials, and resources in the building industry.

In the best-case scenario, they may be actively reviewing and monitoring updates on the list to avoid using, working with, and offering products made with listed items. This requires extra time, research and care to ensure that products they use are both green and a good fit for the remodeling project.

Communication and collaboration with your contractor or design-build firm will be frequent once the process begins, and it may prove overwhelming at times. The earlier you discuss your desire to use safe, green products, the better off you’ll be when construction begins. With the Red List, you’ll both have a powerful tool for making the best choices for your family and the environment.

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