By MBAKS Senior Policy Analyst Allison Butcher

The number of single family permits issued in 2018 in the Seattle metro area (King, Snohomish, and Pierce counties) fell 9 percent last year compared to 2017, while multifamily permits increased by 9 percent. These year-end numbers for the three-county region were driven by a decline in single family permits in Snohomish and Pierce counties, which saw 18 percent and 17 percent drops respectively. Likewise, Snohomish and Pierce counties’ multifamily permit numbers rose significantly in 2018 – by 71 percent in Snohomish County and 51 percent in Pierce County. Meanwhile, King County experienced a modest 2 percent increase in single family and a 2 percent drop in multifamily permits in 2018.

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: Some of my older home appliances, such as my washer, dryer, and kitchen appliances, aren’t working as efficiently as they used to. How do I determine when it’s time to replace an appliance?

A: Broken appliances can be a headache. When your appliances stop working, most homeowners will kick the old appliance to the curb and purchase a shiny new replacement—but that isn’t always the best decision! 

Oftentimes, it’s more practical and cost-efficient to repair rather than replace, should your appliance fit certain criteria. Consider repair cost, lifespan of the product, and what a brand new appliance may cost. If the appliance breaks down past its average lifespan or the cost of repair would surpass half the price of a new one, it may be time for a replacement.

To save time, money, and trouble, here are some key factors to consider when you are deciding what to do with a defective appliance. 

Washing Machines

Brand new: $450–$1,750 ($750 average)
Lifespan: 10 years
Average installation cost: $50–$150
Average repair cost: $125–$225

Replace: If the washer no longer spins, you’re better off purchasing a new one. The process to repair this particular problem is lengthy and the replacement parts are expensive.

Repair: If it’s leaking, if water isn’t properly draining, or if it’s just behaving a bit oddly. Washers having these problems are typically simple and affordable to fix!
 

Dryers

Brand new: $250–$1,200 ($450 average)
Lifespan: 12 years
Average installation cost: $50–$100
Average repair cost: $75–$150

Replace: If you ever witness the dryer begin to smoke and it isn’t due to a clogged lint trap or vent hose, get rid of it. The repair costs would be high and the appliance is a fire risk.

Repair: If it isn’t drying your clothes as quickly as it should, it isn’t spinning, or if it’s making odd sounds or smells. Other common problems can be associated with venting, which are easy to fix.

Additional tip: Clean out your lint trap and vent hose regularly to keep your dryer healthy. A clogged dryer can cause the motor to burn out quickly.
 

Refrigerators

Brand new: $550–$2,200 ($1,100 average)
Lifespan: 12 years
Average installation cost: $150–$250
Average repair cost: $225–$400

Replace: If the compressor is broken. You can identify if the compressor is broken by listening to your fridge—it’s the device that provides that typical low-hum noise people often associate with their refrigerator. If you can’t hear that hum and the inside of your fridge and freezer are warming, it’s time to replace it.

Repair: So long as the compressor isn’t the problem! Leaks, sealing, fan and coil problems, ice machine repairs, etc., are all relatively simple repairs.
 

Ovens & Ranges

Brand new: $600–$3,000 ($1,600 average)
Lifespan: 14 years
Average installation cost: $100–$200
Average repair cost: $100–$225

Replace: If the inside of the oven is rusting or the glass on the door is cracked. If rust gets in your food, it can make you extremely sick. Door replacements are hard to find and expensive.

Repair: If burners won’t turn on, the oven won’t heat or self-clean, the oven door won’t close, or if the cooking temperatures are inaccurate.

Whether you choose to repair or replace, the start of a new year is a great time to look at improving your home. The health of your appliances is a great place to start!

Jake Short is social media manager of Mike’s Handyman Service 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 2,900 members, write to homework@mbaks.com.

Prominently situated on the corner of 12th Ave. E and E Mercer St. in Seattle’s Capitol Hill neighborhood, the 602 Flats are nearly equidistant to the eateries and shops along Broadway E and 15th Ave., as well as Volunteer and Cal Anderson parks. Built atop a parking garage structure, the four-story building offers covered and secure car and bike parking. Each floor comprises one unit; all are two-bedroom units, except the top floor, which features a one bedroom and a private deck with views of the city and mountains.

Vital Stats	Section	Points
Location: Capitol Hill Star Level: 4-Star  Checklist: Multifamily Verifier: Evergreen Certified	Site and Water	166
	Energy Efficiency	138
	Health and Indoor Air Quality	108
	Material Efficiency	90
	Total Score	502

 

The most striking features of the 602 Flats project are the two 40-foot-tall green walls and the solar panel rainscreen systems. By using composite aluminum panel siding (matched with the finish of the windows) as a neutral backdrop, Build LLC was able to make the green walls and solar panels stand out as highlights of the building’s sustainable intentions. Each element is representative of a long-term commitment to different aspects of the building—metal siding for durability, solar panels for energy efficiency, and green walls for air quality.

The other materials might blend into the modern aesthetic, but many are locally or regionally made, including the cabinets, pavers, doors, and windows. Still, the salvaged materials have the cleverest uses. A beer tap drain cover was used at the base of the green wall to allow water to drain back into the irrigation system and recirculate back into the green wall. An outdoor bench was constructed using a water tank from a boat (acquired for free!) and salvaged wood and hardware from Second Use.

Many of the design choices that Build LLC made were made with the tenant in mind. With each level comprising one unit, they were able to maximize daylighting and reduce reliance on indoor lighting. A high-efficiency boiler provides in-floor radiant heat that frees up wall and floor space for residents. The solar panel rainscreen system on the west-northwest corner keeps the roof deck open as a resident amenity space with views of the Olympics, Space Needle, and downtown, while also reducing the energy needs of the building.

Built Green Highlights

Site and Water

• No turf grass and all drought-tolerant landscaping
• Low-flow plumbing fixtures
• Two green walls with drip irrigation

Energy Efficiency

• In-floor radiant heat
• 24.4 percent more energy efficient than code
• 5.32 kW solar-panel rainscreen system

 

Health and Indoor Air Quality

• Bio-based tile flooring
• Low VOC paints and adhesives
• No carpet in building
• Rainscreen installed under siding

Materials Efficiency

• Salvaged materials (tenant bench, green/living walls)
• Aluminum windows
• 75 percent waste recycling facility
• Local materials (lumber, pavers, cabinets, doors, windows)

All photos except bottom row: © Andrew van Leeuwen | www.avl.photo

Q: I’ve been weighing a major remodel for a while now. How long does the process take from start to finish in Seattle?

A: In Seattle, whole-house remodels can take a year or more.

Whether you want to renovate a home you just purchased or one you’ve lived in for decades, you may be shocked to find out just how long it takes. To make the process faster and easier, let’s break it all down.

Allow a month or two to choose a designer

A gut renovation is one of the most involved home projects imaginable and your designer will be integral to its success. Take your time to find a designer or design-build contractor who communicates well and understands your vision. You will thank yourself later.

The design process may last two to six months

The time it takes depends on the company you choose and several other factors: if they have a queue to get started, how refined their process is, how complicated the project is, and what level of detail is included in the specifications. If you have never remodeled your home before, you may be surprised at how many decisions there are to make. It’s best not to rush. Taking the time to carefully choose layouts and finishes helps ensure you will be happy with the result.

It can take five months or more to get a building permit

Seattle’s permitting process has many steps and can stretch on for months. After waiting two weeks for the city to assign you a project number, you’ll wait even longer (two to four months) for your “intake,” the day you’ll be able to submit your complete set of drawings. City staff will review your plans (another two to eight weeks) to ensure they comply with all relevant building and safety codes. In most cases, you’ll go through at least one round of revisions (another one to four weeks), and only then will the city finally issue your permit. That said, there is a quicker alternative: some simpler projects may be eligible for a “Subject to Field Inspection” permit, which bypasses the detailed plan review. A knowledgeable designer or design-build contractor can guide you.

Construction will take three to five months

Many homeowners are surprised to find out that the building phase of their project is quicker than the design and permitting phases. Of course, this depends on how organized and focused your builder is and the degree to which you can stick with your original plan and design choices. Most builders will create a detailed schedule of the construction process and share it with you.

Make your remodel go faster

Remodeling a home in Seattle can take longer than in other locales, but that doesn't mean you must sit back and wait. While some factors are out of your control, there are steps you can take to complete your remodel as quickly as possible.

1. Be decisive: Try to decide everything during design and avoid making any major changes after construction begins.
2. Limit your scope: By focusing on just the problem areas of your home, your project will be quicker to design, permit, and build—and you’ll save money, too!
3. Choose a company with reliable subcontractors: Nothing slows down a project more than subs who don’t show. Choose a remodeler who has established relationships with reliable tradespeople.
4. Avoid contractors who are juggling too many projects: We’ve all heard horror stories of remodels that dragged on forever. Choose a remodeler who can give your project the undivided attention it deserves.

As you can see, remodeling doesn’t happen overnight, especially in busy Seattle. If you are considering a major renovation, it’s best to start reaching out to remodelers as soon as possible. With realistic expectations and the right team, your vision of a transformed home is within reach.

Denny Conner is president 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’ more than 2,900 members, write to homework@mbaks.com.

By MBAKS Senior Policy Analyst Allison Butcher

Building permit data from the Census Bureau show 8,430 single-family permits and 16,764 multifamily permits issued in the Seattle metro area through November of last year. This represents an 8 percent decline in single-family permits and a 5 percent increase for multifamily permits compared to the same period in 2017. The release of building permit and other housing data was delayed as a result of the federal government shutdown.

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:

January 3, 2019
Media Contact:
Caia Caldwell, Public Relations & Media Specialist
Master Builders Association of King and Snohomish Counties
p 425.460.8213
m 717.479.1231

Bonnie Geers Named 2019 Board President of Master Builders Association

She is a member of the senior management team at Quadrant Homes, and former titles held include vice president of community development and vice president of entitlements. Based out of Bellevue, Quadrant Homes is entering its 50th year.

Geers previously worked as an associate attorney with Oade, Stroud & Kleiman P.C. in East Lansing, Michigan, practicing land use, real estate and business transactions, and estate planning. She has maintained her membership in the Washington Bar Association since 2000.

A member of MBAKS’ board of directors since 2014, Geers also served as the president of the Affordable Housing Council from 2014–2017.

Geers previously worked as an associate attorney with Oade, Stroud & Kleiman P.C. in East Lansing, Michigan, practicing land use, real estate and business transactions, and estate planning. She has maintained her membership in the Washington Bar Association since 2000.

“For decades, the Master Builders Association has stood as a testament of the value we deliver to our members,” said Bonnie Geers. “I am honored to have been chosen to lead the board and confident in our association’s leadership to represent our industry needs and support sound housing policy.”

About MBAKS

Founded in 1909, the Master Builders Association of King and Snohomish Counties has grown to become the largest local residential homebuilders association in the United States. With nearly 3,000 member companies, the association is dedicated to membership value, housing advocacy, community service, and financial stewardship throughout the Puget Sound region

Photo: Cindy Apple Photography for Model Remodel

Heated floors are known in the building industry as “radiant floor heating” or “underfloor heating.” They work by transferring heat through the floors using electrical cables or tubes of hot water; water systems are called hydronic floor heating. Floor heating is typically installed on top of the underlayment (electrical) or just below the subfloor (hydronic), in a precise pattern that ensures every inch and corner has even heat distribution. The temperature can then be controlled via a programmable thermostat on the wall.

You can choose to heat your entire home with radiant floor heating, or just use it for supplemental heating in one or two rooms. For most homeowners, we recommend the latter. The most common rooms to install them in are bathrooms, mudrooms, and basements. Tile or concrete are often the natural choice for these locations because they are easy to clean, but those materials feel cool to the touch. To combat the cool, especially in rooms where you walk with bare feet, heating is a simple solution.

Wall-mounted programmable thermostat for heated floors in a Mt. Baker bathroom remodel (Photo: Cindy Apple Photography for Model Remodel)

Thankfully, both tile and concrete hold heat better and withstand higher temperatures than other flooring materials, making them the perfect match for radiant heating. They will retain the heat even after the system is turned off, thereby using less energy than, say, a space heater, to heat the room longer. Electric floor heating is reasonably energy-efficient, and close to negligible if you’re already powering your house with solar.

Electric systems are the most common and affordable choice for small spaces or single-room applications. They are great for remodels because they are thin, adding little height to the floor. Heating cables are snaked across the floor in a patterned channel or using pre-manufactured mats, depending on the customization required. The tile installer or flooring specialist will be able to install the heating system, but you should plan for the additional cost of a certified electrician to hook it up to your power supply. When all is said and done, adding floor heating to a small bathroom can cost as little as $1,500. It’s a relatively minor investment when you consider that the overall cost of a bathroom remodel in Seattle can be upwards of $50,000.

Hydronic floor heating in a Seattle basement remodel (Photo: Model Remodel)

Hydronic systems are recommended for larger applications—such as an entire house or a full basement—due to the lower operational costs. Larger systems could initially cost well over $50,000, but are very energy efficient over their lifetime. These systems are most often installed during initial construction or major remodels because they are installed deeper in the floor and require more height for the tubing.

At the end of the day, heated floors are a preference, but one worth indulging if you have the means. If you tend to run cold, the simple joy of warm feet straight out of the shower is worth the relatively low cost. Ask your contractor about your options. For a feature you’ll use daily for most of the year, this seemingly small luxury goes a long way.

Jason Legat is the founder and president of 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’ more than 3,000 members, write to homework@mbaks.com.

By MBAKS Senior Policy Analyst Allison Butcher

The latest Builder’s Bulletin shows just over two months’ supply of homes for sale in King and Snohomish counties during November. While this is an increase from the less than one months’ supply a year ago, it is still below the four-to-six-month level that many industry analysts consider as an indicator of a healthy market. Median home prices fell month-over-month from $613,509 to $605,000 in King County and rose from $445,000 to $450,000 in Snohomish County.

The Builders' 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: