By Cameron Poague, Redmond Reporter

It’s not hard to see the good in this world—you just have to know where to look.

Take the corner of Northeast 140th Place and 100th Avenue Northeast in Kirkland, for example, where Angela Maccarrone can now freely and safely get in and out of her home thanks to a new wheelchair access ramp built free of charge by builder company Lochwood-Lozier Custom Homes.

The ramp was donated as part of an annual event called Rampathon, during which volunteers from the Master Builders Association of King and Snohomish counties donate their time and skills to build ramps for Puget Sound residents in need.

Seattle Times columnist Jonathan Martin recently wrote a column advocating for adopting impact fees in Seattle, arguing that “growth doesn’t pay for growth.” That statement is simply not true. New development already generates other taxes and fees, such as the REET and sales taxes, which pay for transportation, infrastructure, and other priorities.

Our association is concerned about the effect of any added fee on housing costs, especially in light of our current housing affordability crisis. Housing affordability is a concern throughout our region and while the developer or builder initially pays the impact fee for new construction in jurisdictions that charge these fees, it is almost always added on to the sale price of the home. Any additional fees would likely be passed along to buyers or renters, further driving up home prices and rents at a time when housing costs are already skyrocketing. New homebuyers would be forced to pay for the fee with interest over the life of their mortgage.

The reality is that impact fees disproportionately affect new homebuyers, especially those at or below the median family income. The increasing use of impact fees and the costs that they add to development raises serious concerns about the effect of using impact fees to fund infrastructure will have on the affordability of housing.

Furthermore, impact fees are a one-time-only assessment and will never replace other fees/taxes in being a good, stable source of revenue. The city would be better served if a more stable type of user fee were used.

This week, we visited Dunn Lumber, where we talked to Jim Coshow about Dunn's giving philosophy and involvement with Rampathon.

Thank you to Dunn Lumber for making Rampathon possible!

The Rolls-Royce and the Ferrari parked in front of a real estate sales office in Seattle's Belltown neighborhood Wednesday night were the first indication that this was no normal "house party."

The line of blue-jacketed valets, the red carpet and rope line, the doorman with a list of registered guests, the wine bar, the gourmet hors d'oeuvres, the black-tie-wearing servers, the mini pop-up shop for custom-tailored men's suits—all of that was a pretty good signal, too.

A decidedly less stereotypical Seattle—sans the hiking and rain gear that usually defines us to the world—actually dressed up and turned out to mingle and tour a mock floor plan for a luxury condominium development called Nexus.

By Jim Coshow | Article originally posted on Dunn Solutions

One thing I have learned over the years is there is a lot more to staining (or restaining) a wood deck than most people think. One of the biggest errors we hear about is people staining new wood decks without properly cleaning them first. That makes sense, right? "I bought new wood from the local lumber yard, so I should just be able to sweep or rinse it off and be good to go!"

Unfortunately, the new wood you bought has been through quite a journey. From the mill to the distributor, then by truck to the lumber yard—wood gathers dirt and mold spores from multiple environments as it passes through each leg of its trip. That is why hosing off the sawdust and visible dirt is just not enough.

Many people get away with skipping this critical step, and for that we are thankful. Others, however, can be stuck dealing with mildew growing beneath the coating they just applied or may see areas where the penetration or adhesion of their coating is less than ideal. We created this article to review and clarify some of the key steps to consider so you can have the best possible chance of your deck finish performing as expected.

Allow New Wood to Dry

Although it's tempting to skip this step, start by allowing new wood to properly dry (or season) before applying a stain product. Proper dry time is anywhere from 4–12 months, depending on your area's climate and weather. It's ideal to allow the wood to season to a 15% or less moisture reading. The seasoning process goes a long way toward helping prepare the wood for accepting the stain product. The results are worth it!

In Every Scenario, Clean Your Deck First

From clean-looking decks to surfaces caked with dirt, you will never create challenges by doing an extra cleaning—but skipping this step could lead to trouble! Remember to read the cleaning instructions, which will help you take the right steps to protect your plants, siding, and hardscapes. After a thorough cleaning, be sure to evaluate if your deck could benefit from an application of wood brightener.

Preparing Your Deck Surface Means Avoiding "Mill Glaze"

Mill glaze is a controversial subject. It's a condition referring to smooth lumber which is not receiving stain or paint and is certainly worth guarding against.

A simple water test and proper preparation of the wood will protect against this condition, as long as you do both before the coating is applied. To test for this condition, simply apply water to the area and let it sit for a few minutes. If you see the water beading up and failing to penetrate, you'll need to address the issue. If you're seeing signs of mill glaze, you'll want to use a wood brightener on your deck lumber, followed by a light wash and thorough rinse. Then allow for a proper dry time of 24-48 hours before applying your coating.

We share more about mill glaze in part 3 of this series.

When Is Your Deck Dry Enough to Stain?

In general, you want to wait one to two days after cleaning your deck to begin the staining process. Should you have rain, you will want to wait another one to two days before resuming the project. If your deck does not get any direct sunlight, it is likely to take an extra few days to dry out properly after wet weather.

Staining your deck before it is completely dry runs the risk of trapping moisture that could lead to mold or mildew challenges. Consider using a moisture meter to help you determine if your deck is dry enough for staining to begin.

Be Mindful of Temperature and Weather

Many deck stain manufacturers say their product works best when applied in temperatures between 60–80 degrees, but shouldn't be applied in conditions below 50 or if the temperature drops below 32 degrees within eight hours. Do not apply your deck coating if rain is expected within 24 hours. A quick light rain is not likely to harm the finish if it has already been absorbed properly, however a heavy rain will most likely ruin your finish, requiring you to strip it all off and start over.

How Often Should Your Deck Be Restained?

This is about personal preference to a large degree. If you want your deck to look like a piece of furniture, apply a maintenance coat every six months—remembering to first clean the deck surface every time a maintenance coat is applied. A light cleaning will usually be adequate if you stained your deck within the past 12 months. If it has been more than 18 months since the last application, a heavier cleaning will most likely be required.

If you are switching to a different brand of deck stain, check with the manufacturer for any steps needed in addition to cleaning your deck. Changing stains during maintenance applications may require that you strip off the old coating and start from scratch.

General Tips for a Quality Result

• Don't apply your deck stain in the direct sun; choose morning or evening hours, or a time of day when your deck has shade.
• Morning application can be a safer choice to help avoid any contact with dew that sets in overnight.
• Don't apply more stain than the wood can absorb. Over-application is the most common problem people experience. More is not always better, and puddling stains can turn into a gummy mess that will create hours of additional work to rectify.
• Work in small areas, keeping a "wet edge" as you go along. Consider staining the entire length of one to three boards before moving on to a new section.
• Wipe off any excess stain after allowing the recommended time for penetration.
• Should you do any sanding of your deck surface, make sure that the dust is completely removed before applying your stain. This is especially important when working with hardwood decking.
• Be especially careful not to sand the heads of your nails or screws, which removes the protective coating and causes additional challenges.
• When sanding, it is recommended that you don't use anything finer than 80-grit sandpaper for hardwoods, or finer than 100-grit for cedar.
• Refer to the manufacturer's instructions for the specific dry time and curing time before walking on your deck or putting back furniture, barbecues, and other accessories.

Notes on Safety

• When done with your oil-soaked stain rags, it is important to handle them properly before disposal. Lay them flat on the ground in single layers to dry fully. Be sure to check out this helpful tutorial from Dunn DIY for more information.
• Spreading oil-soaked rags out on a drop cloth will limit the chance of any damage to concrete or hardscapes and help protect your lawn.
• Once the rags are stiff and dry, you can dispose of them with your local waste management company or landfill.

Skipping the recommended steps when finishing or refinishing your deck is certainly a gamble. We hope you take the time to do it right so that you can enjoy the beauty and performance that can come with a job well done!

Shannon interviews Lynn Eshleman of Pacific Ridge Homes at our annual Crab Feed and Elected Officials Reception. Shannon and Lynn discuss the big issues facing Snohomish County residential building professionals.

Learn more about our advocacy efforts

Looking for the best outdoor deck, kitchen, and lounging arrangements the Puget Sound region has to offer? You've come to the right place.

Ahh, summer. How many ways do us Northwesterners love thee? Let us count the days—literally— because as we all know around these parts, things can change in an instant. Let us enjoy our fleeting summer season, then, in the best ways possible. Whether your idea of a perfect summer day involves burgers and brats, lazy lounging, cozy fireside conversation, or all these things, our members have what you crave.

Soak up the inspiration for your next outdoor project by perusing the pages of a few of our member sites.

Don't see a member in your area? Worry not; browse our member directory and find the right fit for you.

This week, Shannon talks to MBAKS Product Manager Kevin McDaniel about enrolling in GRIP and this year's GRIP refund—our largest ever.

Enroll by June 15

By Jason Legat, Founder and President of Model Remodel

Seattle is a nationwide hub for green building, especially when it comes to new construction, but the city also has an aging housing market that makes it ripe for remodel and retrofit certification. New construction projects are reaching the highest levels of Built Green, LEED, and Passive House certification, but remodels are inherently more difficult to “green up.” While updates you make in a remodel may not have your home reaching 0.6 air changes per hour, there are absolutely ways to make a home healthier and more efficient during a remodel.

For this reason, Built Green supplies both a Remodel Certification Checklist and a Home Refit Certification Checklist to help homeowners and builders focus on areas in which they can make a difference. The learning curve is low and the resources available to you are almost endless. We’ve used these checklists to make our clients’ homes more eco-friendly and durable and want to share what we’ve learned with the rest of the building community. Since you are likely already doing plenty of things that would count towards certification, with just a few changes to your products and process you can easily achieve 3- or 4-Star Built Green certification on full remodels and Built Green’s refit certification on less extensive projects. For comprehensive remodels, with sufficient planning and clear goals, 5-Star certification is absolutely obtainable if you are willing to take some extra steps such as pre-wiring for solar PV. Green remodels are real—here’s how and why you should give it a try.

4-Star Built Green remodel by Model Remodel, photo courtesy Model Remodel

Why Certification is Important

As you know, remodeling fundamentally uses a lot of resources and creates a lot of waste. Some estimates put construction waste as high as 24% of the total U.S. waste stream. That means the work we do contributes to one of largest sources loading up landfills and also gives us incredible power to reduce that number. One of the key components of Built Green certification is preparing a simple waste reduction and recycling plan.

Green remodeling also increases home values and longevity. It’s no secret that home buyers want to buy and live in eco-friendly buildings and they seek out listings that have credible specs and certifications. Green homes can reduce their bills, signify greater durability, and give them peace of mind. One kitchen remodel may seem insignificant, but consider repeat clients. Some homeowners will come back to you for a basement remodel, then a master suite remodel, and then a new deck. By the end of five years, you’ve touched almost every part of their home and the positive effects of your green choices start to compound. Sustainability will always be about the long-term.

Certification is also important in regards to tracking green features and accomplishments. You can use the rates, percentages, and ratings to market your company as a more sustainable option. Similarly, your clients can have a tangible, credible document to show potential buyers. Built Green has a long history in the Pacific Northwest and is a respected name in both regards.

The bottom line is: healthy, green homes create minimal waste during construction, use less electricity, protect inhabitants from toxicity, and consider the well-being of the local ecosystem. If you could do all of these things by following a predetermined checklist, wouldn’t you?

Tips for Remodel and Refit Certification

As a contractor, you should determine early on that you want to aim for certification. The checklists are best accomplished through careful planning that starts before boots hit the ground. Simple design elements, such as copper pipes or a garbage disposal, could prevent you from reaching your goal. You’ll also need to schedule your third-party verifier to come out at various intervals during the project, which varies by project depending on the scope.

Projects are qualified using checklists that act as point scorecards. The checklists are organized by action categories and the remodel checklist is further organized by project phase. After completing just a few of these checklists, their content and process will feel second-nature. We recommend filling out a “goal checklist” before construction to determine what number of points, and therefore certification level, you may fall into and where you can “green up.” This will help guide your choices during the rest of the design and build processes. Know, study and refer back to these checklists—knowing the checklist items is key. In addition, your third-party verifier and the Built Green staff will be able to provide you with recommendations.

One of the largest shifts you may face is moving from a traditional dumpster company or transfer station drop to a recycling program. There are plenty of options for recycling in King County. There’s even an online guide to help you determine which materials go where and a list of recycling centers. These centers will provide load characterization reports when asked, which you’ll want to get for Built Green certification. No need to worry about cost for recycling, as the cost is virtually the same!

Here’s an example report:

Other areas that are important for first-time Built Green remodelers are air sealing and insulation. In our experience, insulation companies that work on any kind of new construction projects will be well-versed in the codes required for Built Green. You’ll also need to explain the value of Built Green to your crew, and check on them periodically to ensure their seals and practices are tight.

How to Frame Certification for Your Clients

When it comes to convincing clients to certify or approve your certification, there are a variety of selling points. As a contractor, the fees of verification and certification are usually a fraction of the total project cost. Enrolling in Built Green could help you secure future clients, and in that sense it is well worth the investment now if you choose to pay the fees yourself. If you’d like to approach the clients about paying for certification, it’s easy to point to added home value, environmental impact, and improved home health. These three points are usually enough to convince Pacific Northwest homeowners to certify, but it’s all about presentation. Your clients don’t know what they don’t know. You’ll need to educate them on how homes are built and how certification affects them as the people who will live in and perhaps eventually sell the home. Different reasons for certification will appeal to different people, so be sure to touch on them all.

The majority of people will respond well to hearing about energy savings and home value increases. Depending on the client, you may want to start there. Homeowners can reduce their energy bills by insulating beyond code and purchasing efficient appliances—both items on the Built Green checklists. It can be as simple as installing dimmer or motion-activated light switches, which allow you to use less light and therefore less electricity—or choosing WaterSense low flow shower heads and faucets. These upgrades may be slightly more expensive, but in the long-term clients will see the savings in their energy and water bills. It’s possible these upgrades may even cost less: recommend that homeowners look for local and federal tax incentives and rebates that are readily available, but rarely sought out, such as those offered by Puget Sound Energy and Seattle City Light.

Also educate homeowners on the sales value. A recent study found that “high-performance” energy and resource-conserving homes have, on average, a premium of 3.46% when compared to similar homes in size and location. That’s thousands of dollars in added value to your home! If your clients plan on selling anytime soon, having efficient products is a major selling point. Having a physical certificate of green building makes for a great item to show at an open house and hand over to the new owner and the Northwest Multiple Listing Service will require a certificate in order to list a home as a green home.

The health of the home is also going to appeal to homeowners. Having some stats to share with your clients will help make the case:

• Checklist item: Ensure a shoe removal vestibule at major entrances to house (front, back, garage) = 3 Possible Points
  Shoes carry all types of bacteria, toxins, and dirt. Shoes can carry an average of 421,000 types of bacteria, including e-coli and toxins used in lawn care. Having a designated removal and storage area for shoes will ensure many of those germs do not make it into your home. If you’re working on the entryway or garage of a home, it’s the perfect time to start healthier shoe habits.
• Checklist item: Use only low-VOC/low-toxic interior paints and finishes for all surface areas (including doors, windows, trim) = 5 Possible Points
  The EPA estimates that indoor air is two to ten times more polluted than outdoor air. Everything from wall paint to carpet can emit volatile organic compounds (VOCs), which are vapor and gases that pollute the air and may be known carcinogens. Many carcinogens are linked to deteriorating health conditions, including cancer. Happily, low-VOC products are easy to find.
• Checklist item: Use a non-toxic mold inhibitor to prevent future mold = 2 Possible Points
  Here in the Pacific Northwest, we get a large amount of rain, requiring builders and homeowners to take extra precautions to prevent mold. Humidity and poor sealing can be a terrible combination. Mold is difficult and costly to get rid of and can lead to health problems. Inhibitor sprays can be used during the construction process to avoid mold problems that may otherwise develop.

Sharing facts and checklist items such as these with your clients will show how knowledgeable you are, and assure them that you have their best interests in mind.

Built Green Refit by Model Remodel, before and after. ⒸCindy Apple Photography

The final appeal will come from an environment standpoint. Homeowners know that they can use rechargeable batteries and separate food waste for composting—things that happen when they’re already living in the finished home. What they don’t know is how much the building industry affects the environment. A cheaper product now could mean a high environmental cost in production and disposal. These are less tangible costs, but it's important to think about the entire lifecycle of a product! Again, being transparent and sharing information with your clients will help them make better decisions and they’ll be thankful for the enlightenment.

Let them know the difference between demolition and deconstruction. Demolition is the action or process of forcefully tearing down. Deconstruction is the dismantling of something into its constituent parts. The latter provides opportunity for items to be reused or repurposed. There are plenty of building salvage stores around the Seattle area, such as Ballard Reuse or Second Use, that will resell your old cabinets or lights. Where the material ends up is just as important as where it comes from, so urge your clients to see the value in recycling what can’t be upcycled.

Second, there’s an ever-growing selection of eco-friendly appliances, materials, and furnishings. There’s an eco-friendly solution for almost everything inside and outside the home, so name a few options to get the wheels turning: IceStone recycled glass countertops, TREX decking, Ducoterra heating panels, Forbo Marmoleum, etc. Recommend that clients visit retailers such as Greenhome Solutions, a local showroom for green building options, so that they can learn more and get ideas. Do your research on items you know the client will need (kitchen remodels will need cabinets, tile, floor and lights—so research eco-friendly options for those things when presenting the design).

The Built Green checklists for Remodels and Refits are tremendously thorough guides for healthier homes. Focusing on space utilization, better products, and careful building practices, they make certification for remodeling projects attainable. As remodelers, we’re so thankful this program is in place to help us make positive contributions to the environment and bring more value to our clients. We hope our tips are helpful for contractors new to this process and we’re happy to answer any questions our fellow contractor professionals have. Just because you’re not building a new home doesn’t mean you can’t be eco-friendly. Great options are out there for the choosing and every little bit helps!

By MBAKS Senior Policy Analyst Allison Butcher

The number of multifamily permits pulled in King, Snohomish, and Pierce counties rose 53 percent during the first quarter of 2017, compared to the same period last year. Single-family permits declined 8 percent. Meanwhile, King and Snohomish counties continue to see less than a months’ supply of housing inventory for sale during April. The low supply coupled with strong demand has continued to drive home prices up.

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

Download this month's report: