Q: There are tiny specks floating around in the air in my house. I can’t pick them up with a vacuum cleaner, and they aren’t settling. It’s like my house is haunted. What are these things and how can I get rid of them?

A: Don’t freak out, they’re not ghosts. They’re dust particles.

But there is some cause for worry. Tiny particulates can contain remnants of toxic chemicals, paints, and outside dirt tracked in on feet, paws, clothes, or your own DIY projects. While not necessarily posing an immediate threat, they can have negative long-term health consequences. And there’s a lot of them, everywhere.

This isn’t what you want to hear, I know. But your awareness can make a world of difference for family and friends with respiratory conditions or sensitivities. The good news is you may all be able to breathe easier by improving your home’s indoor air quality. There is a whole host of things you can do to make this happen, but let’s start with a few simple tips to bust the dust:

• Get rid of excessive clutter. Dust lands on and floats off surfaces of all kinds. If you limit the number of surfaces, there will be fewer places for dust to accumulate.
• Vacuum regularly and use a wet mop immediately after. Sadly, vacuuming alone is not enough to capture and remove dust.
• Clean and change bed linens more often. Wash weekly with hot water.
• Incorporate nontoxic products wherever possible. This will reduce the airborne chemicals that combine with dust.
• Upgrade your doormats. A high-quality doormat can make a big difference. If you take shoes off at the door, you’ll track in less dirt and dust, too.
• Dust (verb)! Regularly with a damp cloth. Start from the highest point and work your way down. In a kitchen, you can start at the top of window blinds, or the top of the refrigerator. In a bedroom, you might sweep the corner ceilings for cobwebs and dust, then move to the top of a bookcase, dusting each shelf (and object) from the top one to the bottom.
• Control your own dust. If you are handy at home and have ongoing dust-generating projects, we have a video tip from our own Master Carpenter Jeremiah, who shares how not to spread dust when drilling.

These tips don’t cover every aspect of dust management, but if you follow them, you’ll see fewer particles and improve your overall air quality—as well as the experience of people living or staying under your roof.

A word on remodels. By nature, remodel projects of all kinds introduce more dust into a home. Not only are there new products, chemicals, and materials, there’s also a lot of sawing, drilling, grinding, cutting, sealing, spraying, and similar work onsite. Ongoing preparation, containment, and monitoring are essential for safety. I recommend that you ask your site contact about air quality before, during, and after the project.

For those of you living onsite during a remodel project—or thinking about it—be aware that there will be significant dust. To mitigate this, make sure that the project is sealed off from your living area. Have your contractor or project manager walk you through the site frequently to make sure dangerous particulates aren’t invading your home.

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.

Q: My house has a spare bedroom I mostly use for impromptu storage. I’m thinking about turning it into a rental property. What do I need to know up front?

A: Good question! An attached accessory dwelling unit (AADU) is a residential unit inside an existing single-family home or townhouse that functions as a separate residence. AADUs are a great way to bring in rental income but have a lot of other benefits as well—they increase housing stock in neighborhoods that need it, create equity for first-time homebuyers purchasing them, and they provide housing options for aging parents or college-age children.

In June of this year, the Seattle City Council enacted legislation that makes accessory dwelling units (ADUs)—both attached and detached—considerably more practical. The new policy allows up to two ADUs on a single property and eliminates additional parking and owner occupancy requirements.

In short, Seattle has made it relatively easy to legally convert an old garage, spare bedroom, or attic space into an AADU. So, what does the process look like?

Get Acquainted With the Rules

AADUs are limited to 1,000 square feet in single-family zones and 650 in low-rise zones. Each unit must include a separate lockable entry door; living, kitchen, and sleeping spaces; and bathroom.

For fire and safety purposes, the AADU must have at least one exterior door or operable window large enough for a resident to use in case of an emergency. The city of Seattle considers AADUs to be second residences, so walls must also provide sound and fire separation. These are just a few of the rules. You can find a more comprehensive rundown here.

Get Your Funding and Design Ducks in a Row

If you’re borrowing money, it’s best to start the pre-loan approval process as soon as possible since it can take considerable time. Meanwhile, start developing your AADU design. You can do it yourself (provided you’re ready to navigate all the regulatory hoops) or hire an expert to prepare the design—there are design and architectural firms that specialize in AADU projects and can bring a lot of experience to the process.

Contact the City

Get the approval process rolling by contacting your city government’s permitting department. For the purposes of this article, you’ll want to contact the Seattle Department of Construction & Inspections by submitting an application and site plan online. The city will then set up a Seattle Services Portal account for your project and contact you to set up an in-person intake appointment.

Assemble the Necessary Documents and Complete Permit Application

At this point, you’ll need to create detailed site/floor plans and structural plans and upload them to the city’s portal. Once the application materials are complete, you’ve had your intake appointment, and you’ve paid your permit intake and application fees, the city will review your permit application. It’s possible they will request more information or corrections. Once you’re approved, you’re ready to go.

Hire Your Contractors, Line Up Your Funding, and Start Building!

Once you have the go-ahead, it’s time to get started. If your project requires an architect or a contractor, seek out reputable candidates, interview and conduct site visits as needed to determine the best fit, and make your selection.

Make sure you get a detailed bid that accounts for every aspect of the project as this will help head off any unexpected setbacks or cost overruns. If you initiated the pre-loan approval early in the process, congratulations! You are now much better positioned to arrange your financing. Now you’ll need to create a detailed construction contract and, once that’s in order, it’s time to build!

Note that the city of Seattle will require inspections throughout the process and you’ll be responsible for scheduling them using the city’s portal.

In Conclusion

This is a very simple summary and you’ll want to do a lot more research before you begin. The long and the short of it is converting part of your home into an AADU is not as simple as installing some shelves, furniture, and fixtures. It takes planning, hard work, and dedication from start to finish. On the plus side, the investment will pay for itself once your new residents move in and you’ll have done your part adding vital housing stock to the city.

James Slone is a writer for Master Builders 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.

By MBAKS Senior Policy Analyst Allison Butcher

New data from the Puget Sound Regional Council show our four-county region (King, Snohomish, Pierce, and Kitsap counties) has added more than 464,000 jobs since 2010. That works out to over 2.75 jobs for every housing unit constructed during this period.

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 thinking of remodeling my kitchen, but I have no idea how much it’s going to set me back or how much value it will add to my home. Is there any way of knowing how much it’s going to end up costing?

A: A remodel can make your home more comfortable and add to its value. And if you plan on selling your home in the future, a remodel can offer a significant return on investment. Unfortunately, there is no truly reliable average cost per project type and remodel pricing is not based on square footage. Ultimately, the cost and value of your remodel will vary based upon several factors:

Company Size

Every remodeling firm sets pricing based on business expenses. A smaller firm or a handyman will be less expensive than a larger outfit because their staffing and overhead costs are modest. Larger remodeling companies are more expensive, but are also better equipped, more experienced, and have the manpower and resources to handle projects of all sizes.

Age and Condition

The age of Seattle-area housing stock varies a lot. Older homes require more detailed planning because they’re more complex to remodel than newer homes. If a home has been well-maintained, fewer complications and unforeseen developments are likely. Most older structures will need to be substantially reinforced and brought up to current building code, which can increase overall project costs.

Materials and Finishes

Costs vary greatly depending on your material, appliance, and fixture selections. There are so many places to shop and dozens of finishes to choose from. When you’re planning a kitchen, bathroom, or whole-home remodel, the material costs add up quickly. Many homeowners also find it confusing to navigate the myriad options.

Choosing a Design-Build Firm

A design-build firm may help control costs before construction begins. They’ll educate and work with you to offer a selection of options that fit your budget. With a handyman or contractor, you will need to hire a designer separately and/or spend your own time researching and shopping for materials—an often involved, confusing process without guidance. It pays to have a knowledgeable guide.

Regional Realities

Remodeling Magazine publishes an annual Cost vs. Value Report, which is a great way to get a sense of prices nationally and locally. According to the 2019 report, the national average cost of a kitchen upgrade was $132K. But in the Seattle area, it’s $15K higher, likely because of the added costs of operating a business here, as well as the fixtures selected—anything over “vanilla” will drive up your kitchen investment to well over $100K. According to the same report, a major upscale bathroom remodel in Seattle will cost $74K, or $10K over the national average. You can save money by selecting budget-conscious fixtures and keeping the same layout, but face it, remodeling does cost more in Seattle.

The bottom line is remodeling here is expensive and will likely cost more than you think. Being upfront about your budget with your remodeler and doing your research prior to meeting will help you and the company you hire embark on a successful project.

So how do you choose the right professional?

Do Your Homework

Research potential remodeling firms online and request referrals from friends, family members, coworkers, and neighbors. A reputable remodeler is likely to be involved in their local homebuilders association, and the Master Builders Association of King and Snohomish Counties has a convenient member directory. Also check the company’s contractor’s registration and workers’ compensation coverage with the Washington Department of Labor and Industries.

Visit Project Sites and Interview Companies

Take advantage of various home tours throughout the Seattle area, such as the upcoming Remodeled Homes Tour the weekend of October 26–27, where you have an opportunity to see work firsthand and speak directly with builders. Free and open to the public, you can tour recently remodeled homes and meet the companies behind them. Tickets and tour guide can be found at remodeltour.com. When on the tour, check out the showcased projects, their features and finishes, and feel free to ask questions about project details and costs.

Melissa Irons is co-owner of Irons Brothers 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’ nearly 2,800 members, write to homework@mbaks.com.

Q: I am interested in doing a major remodel of my Seattle home. How can I get an idea of how much it will cost?

A: Great question! Budgeting is a big part of planning a remodel. Unfortunately, finding accurate pricing information for typical home remodel projects can be a challenge.

Looking at prices across the country doesn’t help because building costs vary greatly by region—you can expect to pay more for a new kitchen in Seattle than your friend in Wyoming paid. Home renovation TV shows aren’t much help either because they severely underestimate costs. Project scope and materials make a big difference. Basic facelifts with off-the-shelf materials cost a lot less than major redesigns with luxe tile and fixtures.

Your final cost is also affected by who does the work: DIY might be the cheapest option, whereas a well-established, service-oriented remodeling company will cost more. If you’re willing to accept the risks, a handyman will often fall somewhere in the middle of the cost spectrum, although you may not get a fixed bid or a detailed schedule upfront.

Even in 2019, when nearly every bit of information you’re looking for is just a few clicks away, most remodelers still don’t disclose their pricing, although some companies are starting to change that. At CRD Design Build, for example, we began publishing pricing guides in 2017 to help homeowners estimate real-world project costs in Seattle. We’ve continued to update them ever since.

Another resource is the annual Remodeling Cost vs. Value Report, which is based on building cost data. The report confirms what you might have read in the news: the rising cost of labor and materials is continuing to drive up the cost of construction in Seattle and nationwide.

The report lists two price ranges: “upscale” and “midrange.” I’ll be discussing pricing for upscale projects in this article because I’ve found that they’re what homeowners have come to expect and what most of them opt for. For most people, it wouldn’t make sense to save a few dollars by going with midrange plastic laminate countertops when upscale stone countertops are so much more enjoyable to use and add to your home’s resale value.

Now, let’s take a look at the cost and resale data for three of the most popular upscale remodeling projects in Seattle.

Bathroom Remodel

A bathroom remodel with features such as a tile floor, double vanity, and freestanding tub will require an average investment of $74,198 in Seattle. Of this, you can expect to get back $58,593, or 79% of the investment, when you sell your home. Because upscale bathroom remodels retain so much of their value—and because people simply love a luxurious bath experience—this a very popular project.

Kitchen Remodel

According to the report, a 200-square-foot major kitchen remodel in Seattle averages $145,658 and includes such features as stone countertops, tile backsplash, white cabinets, undermount sink, undercabinet lights, and a wall oven. Real estate agents interviewed for the report estimated that you will get back $107,381 (or 73.7%) at resale.

Home Addition

Building a main-floor addition can be a more cost-effective option than adding a second story. The 2019 report estimates a new master-suite addition in Seattle, built at ground level and including such features as a gas fireplace, walk-in closet, and higher-end bathroom, will run $304,522. The project is expected to return $205,741 (or 67.6%) at resale time.

I hope this information will be of use as you start to plan your remodeling project. Just keep in mind that the costs listed here are just local averages. Your actual project cost will be driven by the finishes and layout you choose, the existing condition of your home, and many other factors unique to you.

Teri McDermott is owner and operations manager of CRD Design Build, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ nearly 2,800 members, write to homework@mbaks.com.

Q: I want to remodel my home. How do I start the process of getting a loan?

A: Starting a home remodel can feel overwhelming or confusing—there’s a lot to consider!—but if you break it down, the process can be more manageable.

Step one: do your research and establish your construction team (lender, builder, and architect). This group of people will be a part of your life for a long time (sometimes as long as 15 to 24 months, depending on the complexity of your remodel), so it’s important to have good communication and trust with the entire team.

After the initial excitement of planning your dream home with your architect and builder, you face the financial question: How am I going to pay for this? At this point you need to meet with a reputable lender who specializes in construction loans. There are a small number of lenders who have deep experience in this field, so narrow down your options, then choose. For a remodel or build, look for a lender able to issue a “construction-to-perm loan,” which is a one-time close option. A construction-to-perm loan provides funds for the construction duration of the remodel and then converts to the permanent loan without the need to refinance again.

Once you have identified a lender, interview loan officers (each lender has loan officers working for them who meet with applicants to help manage the application process) to identify one who conveys the lending process with knowledge, experience, and understanding.

Schedule a meeting or a construction class to learn how the entire construction loan process works, from pre-application through to completion of construction. Come prepared to discuss the scope of the construction project.

Leaving the meeting or class, you should be able to do four key things:

Know Your Borrowing Strength

This number is the result of an estimated financial analysis based on factors such as your income (debt-to-income), assets, cash reserves, source and verification of funds required at funding, credit history, credit score, and loan program.

Determine Your Loan Amount

Depending on the lender, the total acquisition cost or the value of the completed project (as determined by an appraisal) will determine the total property value a lender uses to help calculate the maximum loan amount. Other conditions may be determined by underwriting and the loan program requirements to establish the approved loan amount.

Decide on Your Builder

A good professional will be able to provide an accurate cost breakdown and timeline. They also come with an understanding of building codes and requirements—knowledge that most amateur home builders would need to invest hours of research to obtain. A professional’s ability to read blueprints accurately is extremely important. Another bonus of hiring someone: a general contractor will often provide warranties on the products and work they complete, either personally or through subcontractors.

Identify a Timeline

The three major factors that play into establishing the amount of time it will take to complete your project typically include obtaining permits, funding of the loan, and the availability of the builder. Prior to meeting with your architect, call the permitting office to verify what information you’ll need to provide and the limitations of your build and property. Be sure to get an estimate for timing on permits once your application has been submitted so you can build those dates into your plan. A bit of advice: Work with the revisions as required by the city or county—there will be revisions.

Putting in the time to plan your remodel early may seem like a lot of work, but it will pay off in the long run when it helps the overall remodel process go smoothly. Houses are built on foundations—and at the end of the day, you’ll be glad you laid this foundation of preparation and planning.

Susan Henry is the Vice President and Branch Manager for WaFd Bank’s Lynnwood Branch. WaFd Bank is 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: I recently purchased a home built in the 1980s with a claustrophobic floorplan and I’m thinking about opening it up with a remodel. Do you have any good advice for newbies like me?

A: Major remodels are never a cakewalk, even for experienced homeowners. But there are a few pointers you should keep in mind. Here are some of the most important:

Plan, Plan, and Plan

The trick to staying on budget and avoiding serious delays is planning ahead. By thinking through every detail from the start, you can make important decisions up front instead of at the last minute. When planning, don’t leave out any details, no matter how trivial they may seem. Everything from floorplan measurements to decorative elements should be included. A miniscule mismeasurement can cause major headaches down the road.

Hire Professionals

Getting your remodel right the first time means hiring experienced professionals who know what they’re doing. Putting friends and relatives to work may seem like a money-saver, but it’s more likely to result in a busted budget when rookie mistakes lead to professional repairs. Don’t throw away expertise, safety, or peace of mind to save money. Get it done right the first time.

Interview Contractors

It might be tempting to hire a company based on an attractive website, word of mouth, or Yelp review. While all these are great for identifying a slate of potential contractors, you should never make any final decision before interviewing each candidate. Remodeling is expensive and time-consuming; having a conversation about the details beforehand will give you a sense of whether working with the contractor will be a dream come true or a nightmare. A gut check never hurts.

Make Site Visits

When making a hiring decision, it’s important to get a sense of how the contractor manages projects on an actual jobsite. Visiting one of their sites is a great way to find out how they work, if they’re organized and efficient, how seriously they take safety, and if their work will be disruptive to your life or your neighborhood’s.

Get a Detailed Contract

We already went over the importance of planning. You’ll want to make sure that same level of detail finds its way into your contract. Without a detailed, unambiguous contract, you’re setting yourself up for ugly surprises during the remodeling process or, worse yet, legal disputes. Avoid misunderstandings with your contractor by spelling out expectations ahead of time.

Communicate Effectively

Remodelers are not psychic and need to be told if an aspect of their work is unsatisfactory or simply fails to meet your vision. If you maintain open lines of communication with the project lead throughout the process, you can avoid unnecessary frustration or, worse, a botched job.

Don’t Panic!

“The Hitchhiker’s Guide to the Galaxy” offers great advice: don’t panic. This is especially true of remodeling projects, which can be very stressful. The reality is, you’re going to have to deal with unexpected developments such as permitting delays or materials not arriving on time, or the frustration of having your home turned upside-down for the duration of the project. Go with the flow, adjust as necessary, keep your wits about you, and let the results speak for themselves. Only worry about the things you can control.

Check Out Successful Remodels for Inspiration

If you want to see some of the spectacular results of remodels done right, check out the 2019 Remodeled Homes Tour on the weekend of October 26–27. Get a sense of what it’s like to live in a gorgeously custom-remodeled home by touring private residences across King County. The best part is you can circle back with the featured remodelers with any questions you may have about the process. Get your free tickets today at remodeltour.com/free-tickets.

James Slone is a writer for Master Builders 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.