Both modern and traditional trends in home design are mixing metal finishes for a more eclectic and "collected over time" look. Gone are the days of having to match your cabinet hardware to your faucet. No longer must you match your door hardware to your light fixtures. Mixing metals can help your space to look and feel so "you" that it appears to have been there the whole time. Be bold: mix it up! Here's the inside scoop on how to do it successfully.

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By Leah Missik, Built Green Program Manager

One of the most commonly asked questions we get from builders and home buyers is what third-party verification is and why it is required by Built Green for certification. Similarly, when I’m asked about my work of certifying green homes, people wonder how many times I visit a certain project before I certify it. I explain that, in fact, I’m not usually the person out in the field—it's one of the third-party verifiers that Built Green has approved. Not only is it physically impossible for me to inspect over a thousand projects multiple times in a year, but Built Green’s third-party verifiers also play a crucial role in ensuring the integrity and rigor of the program; they bring a lot of green building expertise to the table. As the Built Green Certification Process Diagram shows, verifiers are involved throughout construction and provide a lot of assistance to builders. Let’s explore how third-party verification came about and why it is so important and beneficial.

How did third-party verification come about?

Today, Built Green certifies projects at the levels of 3-Star, 4-Star, 5-Star, and Emerald Star. What happened to 1- and 2-Star? When the program first launched in 1999, those two levels, along with 3-Star were available. Once the program started growing and builders got on board, 4- and 5-Star levels were developed, and with them, third-party verification. The lower star-levels allowed builders to fill out a checklist, sign it, and thus obtain certification. New, higher star levels demanded more rigor, especially since Built Green was now being considered as a basis for green building incentives. Therefore, in order to obtain 4-Star or higher on a project, a builder had to work with an approved third-party verifier who would do a home energy model as well, as ensure items claimed on the checklist were done correctly and that this could be demonstrated to Built Green.

Now, third-party verification is required for all projects at all star-levels. In October 2013, the Built Green Executive Committee decided it was time to introduce this requirement; it came into effect on March 1, 2014. This had been a goal of the program for some time, as it would ensure program integrity and greater brand credibility.

But why does third-party verification matter for integrity and credibility?

As mentioned earlier, many municipalities and utilities offer incentives for Built Green projects, including expedited permitting, density bonuses, and cash rebates. In order to grant these rewards, officials need more assurance than someone’s word. That’s one important role that third-party verifiers play: they ensure that a project has done what has been claimed on the checklist and they provide detailed, on-the-ground scrutiny before the final Built Green certification packet review. When a project is certified, that means it has been evaluated by two different entities, the verifier and Built Green, and both have affirmed that the project meets a certain level of green rigor.

In addition to providing an independent set of eyes on the project, third-party verifiers also bring a lot of expertise to the project. Built Green projects require energy models demonstrating performance above code and not just anyone has the expertise to do this. Verifiers help by performing energy models and can often provide builders who are newer to the program with guidance on how to meet the program requirements. Since they are more familiar with each individual project, they are able to provide tailored advice and recommendations.

We’ve seen the results of this quality assurance in our research. In a soon-to-be-published post-occupancy study, we found that Built Green homes exhibited less variability in total electricity usage when compared with non-certified homes. In other words, there were fewer outlier homes that used far more electricity than average. Further, Built Green 4- and 5-Star homes exhibited even less variability than 3-Star homes did. Most of the homes that were included in this study were third-party verified, but some 3-Star homes were certified before the verification requirement was in place. That 4- and 5-Star homes were more consistent in their efficient performance demonstrates the quality control that third-party verification provides.

So, who is a third-party verifier and how does Built Green approve them?

Third-party verifiers must have obtained a number of green building-related certifications and acquired related education in order to be approved by Built Green. Additionally, they must interview with the program. Anyone who is qualified may apply and the application details the requirements. In addition, Built Green third-party verifiers must sign onto a Code of Ethics which states that verifiers may not provide verification services for projects in which they have a financial interest (for example, a verifier could not verify a project being built by their own business), that they will be clear about their services and costs, and that they will conduct their business in a way that reflects well on them and on the Built Green program.

Currently, Built Green has thirteen approved third-party verifiers. Some verifiers specialize in certain building types and others in a particular facet of green building, but they all are able to provide verification services for projects aiming for Built Green certification. Built Green does not set pricing for their services, which are often context-dependent, so it is a free market.

Third-party verification is now an integral part of the Built Green program, providing quality assurance, assuring program integrity, and lending brand integrity. It allows Built Green to be a basis for incentives that reward green builders. Verifiers also help promote and represent the Built Green program through their services—their collaboration really is of a benefit to the program and for increasing green building in the region. Their expertise helps their clients and their enthusiasm for green building helps advance Built Green and our region!

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Forget your favorite tiny home hunter show for a minute—this is real life. Despite what the media tells us, homeowners and homebuilders, have only very recently begun to shrink their standards in favor of more compact confines.

In the 1990s, if you can remember back that far, about 23.2 percent of homes built were 3,000 square feet or more according to a builderonline.com article based on data taken from the Census Bureau American Housing Survey (AHS). But after the recession, square footage dropped, right? Not so much. The study, which looked at the years between 1990 and 2015, saw the number of 3,000-plus square foot homes built actually increase to 28.6 percent from 2010 to 2015. In fact, the tiny trend didn't really start picking up steam until mid-2016, when millennials and other such first-time buyers became a big enough segment to affect census numbers.

What's interesting is that the minor dent young folks and first-timers are putting in the overall evolution of expanse isn't enough yet to pull builders off course. As labor and land costs expand with our house sizes, builders are less likely to put themselves at risk, opting to operate in the higher-end housing market boasting secure returns, as opposed to taking a less calculated dip into the lower-end income pool and the smaller—dare we say ‘tiny'—household segment.

Does that mean lower-end shoppers are out of luck?

Not necessarily. Townhouse construction is on the rise, accounting for 9 percent of single-family homes from 2010-2015 (up from 6 percent during the ‘90s), and, according to the Builder article, recent data reports show townhouse construction making upwards of 12 percent of total construction in current quarters.

Will townhomes and tiny houses continue to creep into the bigger picture? Time will tell, but it's safe to say as costs continue to rise and people continue coming to hotspots like Seattle and the Puget Sound region, both builders and buyers will continue to push traditional housing boundaries and seek out less expensive, more practical means of housing.

Should be an interesting evolutionary ride.

Craving more on less? Check out Seattle's tiny home revolution.

In criticizing Fox "News," the late Steve Jobs famously said, "The axis today is not liberal and conservative, the axis is constructive-destructive, and you've cast your lot with the destructive people." Nationally, destructive policy comes from the right.

On the Planet Seattle, however, a good deal of destructive policy comes from the left. Chief example is the demand for construction impact fees by some on the City Council and among candidates for mayor and council posts. The claim is to "make growth pay for itself." And the implication is that developers are getting a free ride.

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By MBAKS Senior Policy Analyst Allison Butcher

Home Prices Continue Upward Climb

Median single family home prices surged nearly 14 percent in King and Snohomish counties in June compared to a year ago, according to the Northwest Multiple Listing Service (MLS). The median price was $653,000 in King County and $450,000 in Snohomish County. In Seattle the median single family home price rose 12.53 percent to $750,000.  Meanwhile, with 0.84 months’ supply of housing inventory, King County continued to have the tightest inventory of the 23 counties in the Northwest MLS market area. 

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, U.S. Census Bureau, Office of Financial Management and the Washington State Employment Security Department.

Download this month's report:

Q: How much time does it take to build a home these days?

A: As a Seattle-area homebuilder, a question I hear from prospects and clients frequently is, "How long will it take you to build my new home?" It's a legitimate question. Because I have a bit of history with this kind of activity, it's generally been a question I don't have too much trouble answering.

Of course, the answer will vary a bit depending on the exact size of the home and on the complexity of modifications to be made. But with years of experience—and a well-defined building process—we're generally able to give clients a pretty accurate estimate of when their home will be done.

However, "The times," as Nobel Prize-winning songwriter Bob Dylan once wrote, "they are a-changing."

A while back we posted an article that talked about the impact that the renovation boom in the United States was having on being able to find good remodeling contractors. It cited an NPR story with the headline, There's a Home Renovation Boom, But Good Luck Finding a Contractor. It seems to me that the impact has spread to the new housing market as well.

In particular, we're seeing a tightening of the market in two key areas: the availability of labor and materials. Both of those are critical elements when it comes to building new homes. While we have a great team, we also use trusted subcontractors to perform specific tasks. When those contractors are tied up, that can slow down our progress.

The same thing holds true with getting the materials necessary for homebuilding. With companies keeping their inventories tight—and with increasing demand for materials—having to wait on building materials can also delay the process.

The result is that homes that used to be completed in four months are sometimes taking up to eight months to complete. What does that mean for you if you're planning to build a new home?

While you don't have control over labor or materials availability, there are some things you can do that can help with the process.

For example, you can do your homework upfront to make sure you're comfortable with the design decisions you make on your home. That means taking the time to review floor plans so that when you finally meet with your builder, you're ready to move forward rather than taking more time to deliberate. You don't need to have every little detail nailed down, but you should have a good general idea of the layout you want.

Another thing you can do is to make sure you think about your selections (cabinets, lighting, flooring, countertops, etc.) ahead of time—and that you make your decisions and order those items with plenty of time to spare. That way your builder won't be sitting around waiting for materials to arrive.

Once you've made your decision about what home you want to build (and who is going to build it), a good builder (who is keeping his/her finger on the pulse of the market) will be able to give you a pretty accurate estimate of your completion date.

Powell Homes & Renovations is a four-generation Seattle area homebuilder and design build remodeler, plus a member of the Master Builders Association of King and Snohomish Counties.

Know a service organization that could use a new coat of paint? Painting a Better Tomorrow celebrates its 15th anniversary this November and we’re looking for a recipient organization in King or Snohomish County. If you have an organization in mind, have them submit an application by the July 31 deadline.

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By Shannon Affholter, The Everett Herald

Despite numerous legislative efforts to find a permanent and balanced solution to address the Washington state Supreme Court's Hirst decision, lawmakers in Olympia remain deadlocked on the issue. Unfortunately, the legislature adjourned on Thursday without reaching an agreement.

The 2016 Hirst decision has effectively halted many people from building their homes in areas that depend on well water. The ruling has created a great deal of uncertainty for counties, rural communities, builders, and families across the state. As legislators leave town, the hardship on affected property owners will continue without being resolved.

By JD Thueringer and Leann McNabb, Guild Mortgage Company

When you buy a home, you need to know exactly what you're buying.

Imagine how frustrated you'd be to find out that the water heater wasn't working—in the middle of a shower! This is one of the reasons why you should have a home inspection before you buy your home. But before you hire a home inspector, first ask candidates a few questions to make sure you are hiring a trustworthy inspector. What kinds of questions? Here are a few examples:

What does your inspection cover?

Not all inspections are the same. Ask for copies of previous home inspections so you can see exactly what they will check inside the home. If you are concerned about something specific, like a leaky faucet in the bathroom, mention that to the inspector so they can check it out.

Are you licensed or certified?

If you live in a state that licenses home inspectors, ask to see their license. At the very least, choose a home inspector who belongs to American Society of Home Inspectors. This shows a level of professionalism and education that you can trust.

What kind of report will you give me?

You should expect a written report detailing what the inspector found. Most inspectors will give you a written report within a week of the inspection. Make sure the inspector will be available to explain anything on the report that doesn't make sense to you.

Will I be able to attend the inspection?

If the inspector refuses to let you be present during the home inspection, find someone else. This is your chance to know exactly what you are buying and what potential repairs you or the seller will have to make.

Now you're ready to take on your new home search with the confidence of knowing you'll be getting exactly what you're paying for. For more tips and tricks on everything home, keep coming back to our Homeowners blog.