By Sadie July Normoyle, Built Green Coordinator

Ted Clifton Jr. has been involved with Built Green since 2009 and has built three projects with us, in addition to other homes outside of King and Snohomish counties. All of the projects certified through us by his company, TC Legend Homes, are 5-Star Built Green.

Ted was awarded Project of the Year at the 2016 Built Green Conference for his two-home net zero energy project in the Victory Heights neighborhood of Seattle. These homes were constructed using Structural Insulated Panels (SIPs)—one of the trademarks of Ted’s work. The homes include many advanced energy efficiency measures, in addition to the 9.5 kW solar arrays on each roof. They also meet 100% rainwater infiltration on site, have continuous exhaust ventilation, and used salvaged materials from the previous home. These projects were featured in a past Built Green Case Study. 

Ted first became involved with Built Green because his father and a client encouraged him. He had already been building 3-Star Built Green homes in Bellingham, which inspired him to do even better. He originally started building sustainable and Built Green homes because he wanted the most stout, durable homes and thought Built Green was a good representation of the “epitome of green.” With his first net zero home, however, he realized that he could drastically reduce the amount of energy needed to maintain a home, or even eliminate it, and actually provide extra energy to power an electric car or two. 

This point is often how he communicates the advantages of his projects, as compared to code built homes, to buyers. He explains that the homes make their own power, with some to spare. Ted has also found that the demand for these types of über green homes has been increasing. As he explained, he frequently gets ten or more emails a week from people wanting TC Legend Homes to build them a home.

Currently, he is working on an Emerald Star project that is pushing the boundaries of his company’s process even further. The house will make its own power and collect its own water. When asked what his favorite project so far is, he replied, “my current project, because it is always a step better than the last.” 

In terms of the future, Ted is excited to see increases in efficiency in envelope systems, windows, heat pumps, and solar technology. He also mentions lighting, appliances, and toilets that just keep getting better and better. When talking about his company, he states that they are making a company whose movement is focused towards education and innovation and just building enough houses to continue their research and development. 

In parting, Ted shared “our crew works three days per week, I commute in an electric car, and have a mullet.”

Thank you, Ted (and your mullet), for all your work with Built Green! We look forward to the projects you have coming up and are eager to see the completion of your first Emerald Star project!

Shannon talks to Luellen Smith of Rhino Wine Cellars & Cooling Systems, this year's REX/T-REX Awards Chair and Associate of the Year, about REX and getting involved in our councils.

Learn more about our councils

By Daniel J. Westbrook, Westbrook Restorations

Q: What should we know about getting exterior repairs done the right way?

A: To replace or repair—that's the question.

It's not often that a home needs its entire exterior surface replaced, but a few do. Some people just want a whole new look to their homes or an energy package installed. Or perhaps the home is getting an addition.

Repairs, on the other hand, can be less expensive and less invasive, while still giving you long-term quality if done correctly. It does require a higher level of expertise than replacement, because the work is increasingly outside the realm of what's being taught in trade schools regarding new construction or total replacement of building exteriors.

In other words, a modern-day tradesperson may not have the experience or methodology to repair a historic or midcentury modern home. The result is it has become increasing difficult for a homeowner to find a professional to do their home's exterior repairs properly.

Another phenomenon that has been developing for years as it relates to talent is the drive to specialize in one thing. The roofer doesn't do siding, the sider doesn't do roofing or masonry, the mason doesn't do flashing, the window installer just does windows (and only certain brands) and the painters, well, they just paint.

The problem here is that all the interfacing exterior surface components between all the specialty contractors and their specific work can get compromised over time. So, it's especially important for the homeowner to find the right fit for their home's exterior project needs, repairs or otherwise.

All of this work needs to be done with like materials and in such a way that when the home is painted this summer, it will be better than before, but still look original. Specializing in one thing is great if that's what's needed, but if you're a homeowner with a myriad of repairs or replacements needed on an older home, sometimes it's best to find a contractor who can do it all for you.

Daniel Westbrook is the founder and owner of Westbrook Restorations and a member of the Master Builders Association of King and Snohomish Counties. HomeWork is the group's weekly column. If you have a home improvement, remodeling, or residential homebuilding question you'd like answered by one of the MBA's more than 2,800 members, write to homework@mbaks.com.

This week, Leah Missik, our Built Green program manager, announces the keynote speaker for our 2017 Built Green® Conference.

Learn more & register

How Well Does Seattle Recover From Disaster?

Turns out, pretty well.

80.5 percent* is the percentage of Seattle metro area homes that have recovered to peak pre-recession value, according to a recent Trulia article.

What does this mean, exactly?

It means that the Seattle area has recovered quite well compared to a large amount of the United States. The region ranks #22 nationally in recovery percentage (a bit surprising we're that low), currently sitting behind Colorado smoking buddies Denver (#1, with an impressive 98.7 percent recovery rate) and Colorado Springs (#7, 93.4 percent), San Francisco (#2, 98 percent), and Oklahoma City (#3, 94.3 percent—and give us back the Sonics, please).

Other cities beating us at the moment include Dallas (#9, 92.5 percent), Honolulu (#11, 91.5 percent), and Portland (#13, 90.3 percent—grrrr).

Find the full list here.

Among the areas with the lowest recovery rates, including the bottom tier of Las Vegas—#101, with just 0.6 percent of homes back to pre-recession value), Tucson (100, 2.4 percent), and Fresno (99, 2.5 percent), it's no surprise to find that these cities have seen the worst income growth in the years spanning December 2009 to January 2017.

And guess what?

The cities with the strongest recovery rates, including our beloved Seattle, also have the strongest income growth. With the median Seattle proper home price currently clocking in at $638,000 (and $426,000 in the Seattle metro area), that's no big surprise, really. It takes a heavy wallet (or a lot of big wallets) to help dig us out of such a monumental disaster, especially considering that just 34.2 percent of all homes nationally have fully recovered to their pre-recession peak value.

The three big factors that set the tone for quicker recovery include, alongside income growth, job growth and population growth, as well as post-recession vacancy rate.

It's a bit humbling to see just how far into the hole the housing market was just eight years ago, spurred by the foreclosure crisis that was so big it now has its own major motion picture. The good news is that, according to Trulia, U.S. home recoveries have been steadily—albeit slowly—climbing since the stuff that hit the fan began to get cleaned up, to the tune of 5 to 6 percentage points per year. While Trulia's data suggests we won't see 100 percent of homes fully recovered until September 2025, the fact that we can again use terms like "thriving" and "booming" when it comes to the housing market and our economy feels good. Let's hope we can keep wearing these buzzwords out.

Now, if we can only figure out where to house all these home-hungry folks…

*All data courtesy of Trulia.com

Shannon interviewed state Senator Guy Palumbo (D-1st District) about the recently signed SB 5674, which will make the final plat approval process significantly more efficient.

Keep up with our advocacy work

By Brooks Powell, Powell Homes & Renovations

Q: Best advice for home staging in order to more quickly sell?

A: If you're planning on building a new home, you may be facing a fairly significant event before you can make that move: selling your existing home. Obviously, pricing your home properly is important to selling it in a timely manner. But making your home attractive to potential buyers also depends on how it looks when they come to see it.

Here are 10 tips we've collected from award-winning area designers on how to stage your existing home so that it shows well—and sells.

Clear away clutter. This may be the single most important thing you do to prepare your home. A cluttered home looks smaller than it actually is. Stuffing your closets and drawers, however, isn't the right approach. Serious buyers will open all the doors and drawers. If those spaces are packed, it can give the impression that there's not enough space. One solution is to ask a friend or relative to temporarily store some things for you. Or you might rent a storage unit to really clear your space until your home sells.

Keep surfaces clean. We all know that life goes on even when your house is being shown, but during this period, you'll want to be extra vigilant when it comes to cleanliness. Have disposable dusting and cleaning wipes available for quick wipe-downs on furniture and kitchen and bath surfaces. Keep windows with major views clean as well. Views can help sell your home.

Fix what's broken or damaged. If you have a hole in the wall (you know, that doorknob that dents the wall coming in from the garage because the stopper broke?), fix it. It's an easy fix that makes a big impact. But don't waste your time (or money) remodeling the bathroom. Chances are a buyer will have different taste and see your new finishes as something they would want to change after moving in.

Take a sniff test. This may seem awkward but we do get used to smells that surround us. Have a trusted friend help you with this. You may want to hold off on cooking corned beef and cabbage before a showing and do some deep cleaning—or you may even have to replace some flooring if you have a pet that has forgotten its manners.

Cover unattractive views. You'll want to allow as much natural light in as possible, but if you have a view of a neighbor's messy yard, you may want to install top down/bottom up blinds so that the view isn't advertised.

Group your furniture. You may want to pull furniture away from walls to give a room a larger appearance. Or you may want to store an item or two to enhance the feeling of space in your home. You can also group pieces together to create a cozier gathering place.

Give purpose to empty corners and spaces. You might want to situate a comfy chair and side table in a corner to create a quiet reading area. Suggest additional functionality for rooms (such as a work space at one end of a large family room). Turn a spare bedroom into a craft, exercise, or playroom.

Pay attention to lighting. Make sure your rooms are well lit. Replace burned out bulbs or add brighter lights. Add lamps in corners and work spaces and turn on all the lights for a showing. A bright home suggests warmth and is more welcoming.

Create a warm, personal look. After you've decluttered, add a few tasteful and colorful items back in to add personal style and warmth. While you don't want clutter, you also don't want the place to look sterile. Place some folded towels and candles in the bathroom. Put a simple floral arrangement on the dining table. Add a bowl of fruit in the kitchen. Keep things simple and clean. If you're going to err, go for less rather than more. Let the house be the star—not the decorations.

Freshen up the landscape. The time of year will dictate how much you can do with the yard, but keep the lawn neat. Trim the hedges, rake out beds, and (weather permitting) plant a few flowers to add color. Even if your yard isn't blooming at its peak, having a neat landscape enhances the feel of your home.

None of these items is difficult or expensive to do. It does require a little bit of planning and work, but small steps like this can make the difference between someone really liking your home (and perhaps buying it) and not giving it another thought.

Brooks Powell is the general manager of Powell Homes & Renovations and a member of the Master Builders Association of King and Snohomish Counties. HomeWork is the MBA's weekly column. If you have a home improvement, remodeling, or residential homebuilding question you'd like answered by one of the MBA's more than 2,800 members, write to homework@mbaks.com.

FOR IMMEDIATE RELEASE
Media Contact:
Sharon Couts
Master Builders Association of King and Snohomish Counties
425.499.1723

Governor Signs into Law Permit Process Improvements to Help Housing

New Law Will Create Efficiencies in the Final Plat Approval Process for Subdivisions

Bellevue, Wash—April 27, 2017—Governor Jay Inslee today signed into law Senate Bill 5674, providing a local option to allow administrative approval of the final plat process. The bill, sponsored by Senator Guy Palumbo (D-1st District) and Senator Joe Fain (R-47th District), will provide significant efficiencies in many jurisdictions where it can take a long time to get a final plat through the legislative process.

Shannon Affholter, executive director of the Master Builders Association of King and Snohomish Counties, explained why the bill is one of the Association's top legislative priorities: "Allowing local governments to delegate final plat approval to planning directors or other designated authorities will save our members weeks or even months of delay in getting on Council agendas for final approval in what is largely a pro forma action," he said.

"The new law is a positive step forward for housing affordability because it will bring greater efficiency to the permit process," Affholter added. "In homebuilding, time is money. Anything that reduces unnecessary delays in the permit process helps to lower another cost pressure on housing."

The preliminary plat application provides an opportunity to appeal, so making the final plat approval process administrative will not remove the opportunity for public input or appeal.

About MBAKS

Founded in 1909, the Master Builders Association of King and Snohomish Counties (MBA) has grown to become the largest residential homebuilders association in the United States. With more than 2,800 member companies, the Association is dedicated to membership value, government advocacy, financial stewardship, and promoting the residential building industry in the Puget Sound Region. The Association and its members address many of the concerns and issues affecting the residential housing industry. If you are looking to buy, build, remodel, or maintain your home, trust the MBA for industry professional referrals and practical information to get the job done. mbaks.com

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By MBAKS Senior Policy Analyst Allison Butcher

Supply of Homes for Sale Struggling to Keep Up with Demand

With our region's continued strong demand for housing, King and Snohomish counties' supply of housing inventory for sale fell to just three weeks. That is notably low in light of the fact that many analysts consider a four-to-six month level as an indicator of a healthy market. Meanwhile, both counties continued to see double-digit, year-over-year single family home price increases, reaching $425,000 in Snohomish County and nearly $600,000 in King County during March. In Seattle, the median single family home price rose to $700,000.

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:

By Brenda Nunes, Nunes Group Realty

Q: Can you walk me through the process of selling land?

A: Are you sitting on an acreage and wondering if it would be wise to sell? Could you use additional cash to fund a retirement home? Do you feel like your land could be a source of retirement income but don't understand how to value it? Do you understand the issues that affect the price of land?

The Puget Sound region is growing significantly and we know there is a shortage of homes in our area. Builders are seeking land on which to build more homes.

Are you ready to sell? Many considerations can affect the value of property. Of course, the market will ultimately determine the value of the land, but landowners should also work with trusted professionals who can do a market analysis or provide a broker opinion of value to help determine the potential selling price or estimated value of a real estate property.

The price of land depends on location, the value of any completed buildings, and the ability to develop and customize the lot.

Land buyers need time to evaluate the costs, as well as any strengths and weaknesses of the property they are considering purchasing. This analysis happens after a contract is signed, and is known as the due diligence or feasibility period.

Understanding the terms and conditions of the contract is vital for any land deal. The feasibility phase should include a time negotiated between the buyer and seller and may include an earnest money deposit.

What might builders evaluate during the feasibility period? Among other things, they'll be looking to answer a range of questions.

• What is the current zoning and anticipated future zoning?
• Is the zoning residential, commercial, or flexible?
• Have there been any changes to the immediate area that positively or negatively affect the property?
• Are there utilities near the site? If not, how far away are they and is it economically feasible to bring in services?
• If the property is residential, how many buildable lots can the site support?
• Are there easements on the title that might limit lot yield?
• Are there homes/structures currently on the property? Where do they sit and are they in good condition?
• Are there wetlands, steep slopes, streams, or other environmental issues that limit the amount of buildable land?
• Are there environmental issues, such as old oil tanks that need to be decommissioned?
• What is the site drainage?
• How much earthwork will be needed to prepare sites for building?
• Where is the site located in relationship to transportation options?
• In what school district does the property fall?
• What are the amenities within a short distance?
• Are there trails, parks, and other recreation options nearby?
• How close is the site to major job centers?
• What is the neighborhood like and what is the value of new homes?
• What are the mitigation fees for utilities, schools, and transportation?

When the builder/buyer decides to go ahead with the purchase of the land at the conclusion of the feasibility study, the earnest money becomes non-refundable. At that point, the deal will proceed toward closing.

Brenda Nunes of Nunes Group Realty is a member of the Master Builders Association of King and Snohomish Counties. HomeWork is the group's weekly column. If you have a home improvement, remodeling, or residential homebuilding question you'd like answered by one of the MBA's more than 2,800 members, write to homework@mbaks.com.