By MBAKS Senior Policy Analyst Allison Butcher

Housing data contained in the latest Builders Bulletin show single-family and multifamily permits are down in the three-county Puget Sound region through February 2019, compared to the first two months of 2018. Single-family permits fell 25% and multifamily permits were down 7%. The notable exceptions are multifamily permit activity in Snohomish and Pierce counties, which rose 79% and 25%, respectively. Multifamily permits fell 24% in King County, causing the regionwide total to go negative. Meanwhile, the month’s supply of housing inventory is below two months in both King and Snohomish counties as of March.

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:

Credit Cindy Apple Photography for Model Remodel

Q: The days are longer and warmer and spring cleaning is calling. But it feels a little daunting. How do I organize my home and keep it tidy throughout the summer?

A: Spring has arrived in Seattle and it’s time to tackle indoor cleaning before summer arrives. If you’re feeling overwhelmed, it could be due to a lack of proper organization and storage.

As a remodeling company, we’ve come to learn that the biggest difference between before and after photos is simply the amount of stuff present. Surprisingly, it’s not always about the extra cabinetry or closets; sometimes it’s just clutter. A decluttered home not only looks better, but it can reduce your stress and make you feel better too. So, don’t just organize—declutter.

Picture-perfect homes are as much a result of decluttering as anything else. Newly built or remodeled spaces have an advantage because the owners haven’t lived in the space long enough to accumulate stuff, but even a well lived-in home can look pristine with regular decluttering. Your home may never be as perfect as a Pinterest photo, but you can make some big strides toward that ideal if you know what to focus on.

The trick to decluttering is having fewer possessions and regularly keeping stock of what you actually need in your home. This makes organizing and storing items you decide to keep a lot easier. The process needn’t be extreme or painful. Just set aside a fixed amount of time—say two hours—to declutter a room in your home. Don’t try to tackle it all at once. First, take everything out of drawers, off shelves and surfaces. Then, clean and put back half of what was there before, keeping only the things you truly value. Display objects that hold the most meaning or make you happy. Put the rest in one of three piles: discard, organize, or store.

If you don’t need it, find a way to donate it before throwing it away. Goodwill, Salvation Army, consignment shops, and reuse stores abound in and around Seattle. If you do need it, organize it with similar items elsewhere and/or store it out of sight for later use. For limited storage areas such as bedside tables and bathroom vanities, consider keeping only necessities within reach. Store the rest in the linen closet or utility room after organizing those items into groups. You’ll find natural groupings such as body products, books, candles, etc. Organize first, then store together.

Once you know how much you have, you’ll be able to acquire storage solutions that truly fit. Don’t buy storage before you know what you’re storing! Bins, baskets, racks and hooks are all your friends, provided you utilize them properly. There are custom storage solutions for almost everything, so feel free to get as creative as you like. Excess items—we’re looking at you Costco shoppers—don’t look or feel like clutter when they are organized and stored away properly.

Decluttering at least once a year is ideal, so spring cleaning is the perfect time. Otherwise, things pile up and certain areas of the home become dumping grounds for items without a designated place.

If you’re still not feeling tidy after decluttering, a remodel may be your best option to achieve a layout and look you’ll love—with extra storage! Regardless, decluttering should always be your first step to spring cleaning.

Emma Zimmerman is the marketing specialist at Model Remodel, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ nearly 2,800 members, write to homework@mbaks.com.

Q: My husband and I love to cook for each other and our kids, but our dining room is so drab we usually end up eating from our kitchen counters. Any advice on how to beautify this space?

A: On the surface, dining rooms are straightforward, functional spaces. The layout is obvious and the furniture selection basic—a table, chairs, and some sort of sideboard. With so little to play with, why are some dining rooms inviting, comfortable, and attractive while others are, well, boring? How do you turn an ordinary dining room into something special?

The good news is you don’t need a huge budget to create a truly awe-inspiring dining room. But you may need to take a step or two out of your comfort zone. Here’s what you’ll need to do:

Go deeper with color

If there is one room in your house where you can embrace darker walls, it’s the dining room. Deeper tones lend a sense of drama and mystery. They form a perfect backdrop for candlelit dinners and intimate gatherings. When you select your wall colors, don’t be afraid to start on the dark end of the sample paint strip.

Add an eye-catching element 

Your dining room needs a focal point. Unless you have a spectacular view or large patio doors opening to an outdoor area, you should add a striking design element to draw the eye into the room. This could be a stylish bookcase, an oversized mirror, a large piece of artwork, or a collection of smaller artworks installed in a grid. 

Hang a dramatic light fixture

The light fixture above the table is the key element in your dining room—it sets the tone and defines the personality of the space. Do something special here. This is your best chance to strike an adventurous chord with an exceptional light fixture, an oversized pendant, or a splendid chandelier. Remember to install a dimmer switch for complete control and flexibility. 

Mix up the furniture

Matched sets of furniture are a thing of the past. The best dining rooms combine furniture from different sources. The fun part is that you don’t have to go out and buy everything new; you can play around with different styles and odd pieces. A set of contemporary dining chairs can look great with grandma’s old table or a used, repainted sideboard. These quirky pieces pique curiosity and can become great conversation pieces.  

Bring it together with a rug

Rugs add color, texture, and pattern. They also protect the floor, absorb sound, and define specific areas in open floorplans. Not everyone loves a rug in the dining room, but if you decide to use one, make sure it’s big enough for the chairs to pull out completely from the table without getting stuck on the edges. If you have hard flooring, the rug should be sized to act as a perimeter for the dining area. 

Go for pairs

Because of the centrality of the table, dining rooms lend themselves to symmetry. This can be achieved by balancing different pieces with the same visual weight or height on both sides of the room. Matching sets of two work particularly well: twin table lamps on the server, a set of well-spaced wall sconces, or a pair of captain chairs on both ends of the table add a sense of stability, balance, and comfort to the room. 

With these tools at hand—and a bit of courage—you will be well on your way to transforming your ordinary room into a gorgeous, inviting space that will delight your family and guests. Raise a toast to your new dining room and many wonderful meals to come!

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: After six months of soggy gray, I want to take full advantage of the sun. How do I make the most of my yard during the warm, sunny months?

A: I’d argue that quality time outdoors is more important in Seattle than most other American cities. While our surroundings are beautiful, we don’t often get to enjoy them because of dreary weather that dominates most of the year. We have a limited supply of sun and we want to get the most out of it.

One of the best ways to enjoy the sun is with an outdoor living space. With so many decks, fences, screens, trellises, waterproof structures, and raised flower beds to choose from, there’s no shortage of options. With the right concepts and materials, you can make a lovely spot in even the smallest of spaces. Here are some ideas to help turn your yard into an outdoor oasis:

Build a Privacy Screen Planter

A privacy screen planter is a wonderful solution for small spaces. A classic privacy screen is great for avoiding the prying eyes of neighbors, but attaching the screen to a small planter box makes things interesting—it’s a perfect way to add a little green to your backyard or patio with a small herb garden or flower bed while also providing additional screening.

Design Your Dream Deck

One of my favorite ways to spend a beautiful day is on a deck. Whether taking in your surroundings while hosting a dinner party or gathering around a tabletop firepit on a starry night, the deck is a prize. From simple decks that blend in with their surroundings to showstoppers that serve as backyard focal points, there are endless options when it comes to designing a dream deck that fits all your aesthetic, material, and maintenance needs.

Create a Dry Space Under Your Deck

Many homes have a second-story deck with usable space or a patio below. This can be a great shady spot to enjoy, but during the rainy season (or the occasional summer downpour), this space is no longer usable because of rain dripping through the boards on the deck above. Investing in a product that creates a ceiling for your under-deck area will allow you to reclaim this space and enjoy it all year long.

Add Outdoor Lighting to Your Home

It’s important to ensure your house is well-lit, not only for general ambiance, but to help guests and delivery drivers see your home at night. Outdoor lighting is recommended for year-round safety by emergency services, too. Consider adding some downlights to your landscaping for a little extra glow or string lights around an outdoor dining table for late-night summer meals.

Upgrade Windows or Add Skylights

Running low on outdoor space? That’s okay! Upgrade to a beautiful new set of windows or add some skylights to let in light and enjoy views of the great outdoors 365 days a year. Modern windows allow you to experience your surroundings without losing energy because they’re made with high insulation factors to keep the cold out during the winter months and low-E glass to block UV radiation on warm summer days. Crack them open for a little fresh air and the sound of chirping birds. Adding one or more skylights can transform a dark room into a sunroom by letting in natural light year-round and some even open to increase airflow.

Scandinavians often say the secret to a long life is being outside every day. In this fast-paced world, we often forget how much we value nature. Then we spend a day outside or go on vacation and remember why we need it. With the time we work and the gray we endure, we must take advantage of all outdoor opportunities—for both health and peace of mind. Creating a special outdoor living space is a great way to enjoy the beauty of the Pacific Northwest while getting what we need from nature.

Mike Dunn is president and CEO of Dunn Lumber, 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 2,900 members, write to homework@mbaks.com.

By Doug Smith

Q: After years of waiting, I finally have the space to build a climate-controlled wine cellar. What do I need to know to properly prepare the space?

A: There are few things in life more pleasurable than having a place to store wine for guests or for our own enjoyment. When it comes to cellars, the most important thing is temperature and humidity—it is essential to maintain a temperature between 55 and 59 degrees and humidity between 45% and 65%. Here are the steps for getting it just right the first time.

1. Frame the walls and ceiling.

   You’ll need standard 2x4 studs or 2x6 studs for the walls. The general rule to remember is the thicker the walls the better the insulation. Effective insulation will keep the cellar’s temperature consistent.
   
   

2. Insulate the room.

   Insulation is critical and required for maintaining the desired temperature. The best method for properly insulating the space is using closed cell foam on the walls and ceiling. You can also use fiberglass or rigid insulation in each stud bay—2x4 or 2x6 studs will determine its thickness. See step 8 before you begin.
   
   

3. Install a vapor barrier.

   A vapor barrier is required to keep humidity in check and prevent mold—it separates the outside environment from the wine cellar environment. Closed cell foam includes a vapor barrier with the insulation, so if you use it you won’t need an additional barrier. If you use fiberglass or rigid insulation, install six-millimeter plastic sheeting to the hot side of the cellar walls and ceiling. The most common method is to wrap the entire interior, leaving the plastic loose in the stud cavity so insulation can be placed between each stud.
   
   

4. Cover walls and ceiling.

   The cellar’s decor will determine the interior wall and ceiling covering. Usually, drywall is applied and painted with latex paint to match a color scheme. Wood paneling can be employed to match wood wine racking material. Stone or rock accent walls are also a popular way to spruce up wine cellars with a unique look. Be creative!
   
   

5. Install flooring.

   Common floor types include slate, tile, marble, and wood. NEVER use carpet; mold loves it! As with wall coverings, flooring is typically determined by the overall decor and color.
   
   

6. Install cellar doors.

   An exterior grade (1 ¾”) door must be installed as a cellar door. It is important that weather stripping is attached to all four sides of the door. A bottom sweep or threshold is required for a proper seal. Doors with glass inserts must be double pane-tempered glass.
   
   

7. Using glass windows or all-glass walls:

   It is very chic to add a glass wall or all-glass door to your wine cellar. Full glass walls must be half an inch thick and sealed on all sides. All-glass doors must have rubber seals on all four sides. IMPORTANT: Adding glass will require a larger cooling system to compensate for glass’s lack of insulation.
   
   

8. Install a climate-controlled system.

   When deciding on the proper climate-controlled system, it is best to consult with a wine cellar professional. They will conduct a heat load analysis (called BTU load) to determine the proper equipment size for your space. Cooling options include through-the-wall systems, split systems, and ducted options. The cellar configuration will determine what type of cooling system is best to store your prized wine collection properly. Note: If a split system is your best option, copper piping will need to be installed before you add insulation and a vapor barrier.

Now that you’ve got the basics down, your wine cellar designer can help you create a beautiful cellar for your collection, including a variety of aesthetic choices and wood and metal wine racking options. While there are a lot of technical details to remember, you’ll quickly discover that nothing is quite as fun as creating your very own wine cellar. Enjoy!

Doug Smith is the president and chief designer of Rhino Wine Cellars & Cooling Systems and 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 2,900 members, write to homework@mbaks.com.

By Mia Hannom

Q: Our master bathroom is reasonably large but it always seems cramped and uninviting. What can we do to make it roomier?

A:There are few things as pleasing as walking into a bright and spacious bathroom. But bathrooms are notoriously tricky spaces; there’s a lot going on in a very small piece of real estate. Fortunately, there are some nifty tricks you can use to make your bathroom feel bigger without moving walls. Some of these tips will create actual space while others will just make your bathroom seem more spacious.

Frameless Shower Doors

A shower curtain steals space because it’s effectively an extra wall in your bathroom. By replacing it with frameless glass, you can reclaim it. Take the glass as high as you can afford to go. Clear glass will act as a mirror, reflecting light back into the bathroom.

Bathtub Reclamation

Chances are that you don’t even use your bathtub as a bathtub. Replacing it with a walk-in shower will dramatically increase your floor space. Just make sure to keep the floor finish uniform throughout the bathroom and cut out the shower curb if you have the option. Whatever tiles you choose for your shower should well-match the rest of the floor.

Elevated Vanity

A little trick that creates more space in a bathroom—and in any room—is lifting the furniture off the floor. A floating vanity opens the floor space beneath it. The same goes for any other storage unit, like linen cupboards with legs, for example. The floor will extend to the walls instead of ending at the furniture and it will feel more spacious.

Hidden Stuff

A cluttered room feels small. To make your bathroom feel larger, keep as much stuff as possible out of sight. Maximize the storage space under the sink with pull-out shelves and organizers. Keep everyday items around the sinks and bathtub—if you don’t replace it with a walk-in shower—in containers for easy access.

Receding Walls

The number one trick to creating the sense of space in a room is to make its walls appear further away. An un-uniform wall—contrasting halves of tile and paint for example—draws our attention and seems closer than it is. To make it recede, keep it uniform.

Toned-Down Accent Tiles

The same goes for accent tiles. Don’t get too creative here. Contrasting strips and blotches carve up the walls and emphasize boundaries. The point is to make the backdrop of the room fade into the distance. It’s better to draw attention to an eye-catching vanity unit than a colorful strip of tiles on the wall.

Maximized Light

Bring as much natural light into the room as possible and add dimmers to both general and task lighting so you can be more flexible with artificial light. A dark room feels small and enclosed. A well-lit room feels airy and spacious.

Mirror Math

A large mirror can easily make your room feel twice as big. Mirrors add endless depth and reflect light from adjacent rooms into the space, brightening it up. Stretch your vanity mirror all the way to the corners to create a horizontal band or extend it up to the ceiling and add light sconces on the sides.

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’ more than 2,900 members, write to homework@mbaks.com.

By MBAKS Senior Policy Analyst Allison Butcher

Compared to January, Median home prices for single family homes and condos combined were up seven percent in King County and 6 percent in Snohomish County in February, according to the Northwest Multiple Listing Service data highlighted in the April Builders Bulletin. Meanwhile, the supply of inventory for sale fell from 2.34 to 2.09 months in King County, and from 2.00 to 1.63 months in Snohomish 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:

By Merri Christianson

Q: I need to build a retaining wall in my yard but I’m worried about having proper drainage. What can I use to avoid drainage issues?

A: Living in a state as soggy as ours gives people pause when launching new yard projects. But there is a great drainage solution that will keep your yard from becoming a swamp: gabion baskets! 

Gabion baskets have been used in functional structures for 7,000 years. In the last century, they became hugely popular with civil engineers and have more recently become a hot item in homeowners’ yards. Decorative appeal may have made gabion baskets popular, but their durability and flexibility have made them indispensable.

Why Gabion Baskets?
Because gabion baskets are easy. They require minimal skill, no equipment, and very little time to assemble. They are perfect for those of us who want a big payoff with minimal effort. With our busy lives, who doesn’t want that?

To construct a gabion basket, you must assemble the basket itself, place it where you want it, and then fill it. It’s that simple! Because these baskets are so adaptable, they are easy to install in most yards.

What do you fill them with?

There are two essential things to consider when deciding what to put in the baskets: the size of the rock and the aesthetic you’re creating. With respect to size, the rocks must obviously be larger than the holes in the basket. You’ll likely want a rock between the size of an orange and a grapefruit. If you’re looking for drainage, you will want to fill the basket with larger rocks so water can flow through it without sweeping everything away. 

Now consider how it’s going to look. If you’re going for a more industrial style, for example, you’ll want grey rocks. We suggest filling the basket with granite for a more decorative look or round river rocks for a more natural Northwest quality. If you want something less staid, you can pick out multiple colors. Be creative!

How will gabion baskets interact with my plants?
One of the things I love most about gabion baskets is that after a few years your plants will begin to grow through and over them. The vegetation surrounding the basket adapts to it, growing around as needed. Because of this, the basket’s environmental impact is minimal versus concrete blocks people often use for retaining walls.

Of course, you can fill the basket with recycled product like concrete too—it’s adaptable. Either way, using gabion baskets as retaining walls means using more natural and recycled products in your yard. 

Whether you are trying to build something functional like a retaining wall or simply adding a decorative gem, gabion baskets are a great option for your yard.

Merri Christianson works at Clearview Nursery & Stone, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). HomeWork is the organization’s weekly column. If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ more than 2,900 members, write to homework@mbaks.com.

The TempKi is a combination of cabinets on casters, a pre-formed counter, power strips, and appliances.

Q: If we decide to commit to a kitchen remodel, how will we cook our meals during the construction period of the project?

A: You will certainly lose kitchen functionality as you’ve known it once construction begins.

If you’ve ever endured a large-scale remodel, even one with great results, you probably remember the most agonizing aspects of that experience. If you haven’t, pursuing a remodel can be still be intimidating because there are so many decisions to be made and so many factors, from budget to schedule, that affect the project.

People often overlook the fact that from the very the first step—the demolition phase—you immediately lose functional amenities. Often preparing meals means cooking outside (a difficult proposition in the Pacific Northwest) or ordering food in. Meal costs add up and diets suffer. Dishes and appliances become inaccessible. Simple tasks like pouring a drink of water or toasting bread are almost impossible.

But there is a way to keep your house running smoothly during a kitchen remodel.

Home Run Solutions co-owner Jacob Thompson recalls a recent discussion he had with a family of five in Snohomish before their much-anticipated remodel. “They expressed concern about losing the function of their kitchen for the entire duration of the remodel. We put ourselves in their shoes and realized we could do better. There was no reason that small appliances, cabinets and counter space had to be completely eliminated during the remodel.”

And so, the concept of the temporary kitchen—dubbed “TempKi” by Thompson—was born.

For this project, Home Run Solutions procured a set of stock cabinets and fitted them with casters for easy mobility. Any combination of the four cabinets can be reconfigured and reused for future projects. Next, they added a molded countertop and adequate power strips. They added select kitchen appliances such as a toaster oven, crock pot, coffee maker, and microwave, plus some basic utensils, towels, and cutlery. The temporary kitchen could be immediately rolled out for use on day one of the demolition.

Thompson says: “Once we started planning the TempKi, we had numerous ideas, which I’m sure will be integrated into setups in the future. It all depends on the homeowner’s needs and the availability of utilities that will remain in place during the remodel.”

The refrigerator, for example, often stays onsite during the renovation. If it has wheels, the remodeling crew can move it out of the way as construction begins so your family can continue to use it. If the project includes a new fridge, the old one can be temporarily replaced with a mini fridge. Home Run Solutions offers one to clients for use during projects. They plan on offering similar appliance solutions for some bathroom remodels and whole-house additions in the future.

Every remodel is unique and certain limitations and challenges will emerge once it begins. If you or your remodeler can anticipate your needs in advance, you can make the necessary temporary kitchen accommodations to ease the process.

No one should have to remodel their lives when they remodel their kitchen.

Joe Reed is co-owner of 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 2,900 members, write to homework@mbaks.com.