By Joshua McNichols, KUOW

As you head east to Snoqualmie Pass on Interstate 90, lush green forests line the freeway.

That land has been protected from development. But sometimes communities believe they need development to thrive.

The question of when to grow—and when to restrict growth—can lead to hard decisions.

THEY CALL THEM PRH-ISMS.

Beliefs that define every home Justin Goff and the Pacific Ridge Homes (PRH) team build. Words like Honesty, Quality, and Commitment, principles that have turned a small family-owned construction company into the largest locally owned and operated homebuilder in Snohomish County. The PRH-isms go on, as does Pacific Ridge, through economic instability and a reignited Millennial-driven market, into an uncertain future where limited inventory threatens.

All in all, it's just another day in the Puget Sound area residential housing industry.

"It's not easy," says Goff, co-owner at PRH, referring to the building industry and its challenges, "and it's never black and white." Planners see things differently, the market fluctuates, and new rules provide ever-increasing challenges.

There's also an already diminishing land supply problem.

Lynn Eshleman, manager of land acquisition and development and director of government affairs at PRH, grapples with a host of challenges, not the least of which is simply finding land where people want to live. "We have to work around more pre-existing neighborhoods and that can mean neighbors opposed to new growth," she adds.

SO WHY KEEP DOING IT?

For Goff, it comes from a longtime love affair of building things, great things people can call home and start families in. He occasionally drives through communities built by his 23-person team, just taking it all in. Seeing one of their finished homes, condos, or townhomes become part of a community is always a fulfilling moment for him, a rare constant in the 15 years since PRH was founded. And though fulfillment doesn't pay the bills, it remains a driving force behind the company's original commitment to provide residents with a great place to come home to at the end of the day.

The past 15 years have been a boon for the former "secondary" housing markets, with sparse land and skyrocketing rents residing within city limits. Areas like South Everett, Lake Stevens, Marysville, and Mill Creek have become hot spots where commutes aren't too excessive, prices remain reasonable, and schools grade well. It's also where PRH homes line the streets.

So far, 2015 has been a banner year for PRH. "We can't build fast enough," states Goff, who has built 75 residences in just the past three months, with some 200 homes and 50 townhouses planned by year-end. This may seem rosy, however take a drive through Kirkland or Redmond for a look at the latest in "Northwest contemporary" architecture, where open floorplans and trendy distressed wood accents rule the roost. As always, buyers dictate the market, and their contemporary taste doesn't come cheap. The latest design elements can add $5,000 to $10,000 to a new home and it's up to Goff and co. to ensure that the trendsetters can afford the final product. Builders like PRH have countered rising costs by going higher density, forsaking once-treasured assets like big grassy yards for more compact lots designed to pack a higher quality punch. New homeowners, like builders, are learning to do more with less.

As always, there is a balancing act between building homes that people love, keeping them affordable, and remaining in business while doing so. And Goff credits the MBA for its part in forming a common voice that protects the homebuilders' well-being in regard to various governmental issues and giving builders the freedom to build, as opposed to manning the front lines of legislative affairs. It's this unified voice that jurisdictions listen to, which in turn allows builders to focus on creating the best products for current and future generations.

In terms of what he can control himself, Goff is quick to adapt in the face of constant change, keeping PRH consistent both in terms of value and quality, two pillars of the industry. He knows that "one bad thing trumps one hundred good things," when putting together the puzzle pieces that make the perfect home, which means that a working cohesion between all facets of the building process is a must, both in-house and out. He's also not afraid to think outside the box, promoting creativity within his expanding crew while working closely with each unique homeowner to ensure sustained happiness.

And so, with core values solidifying their foundation, PRH continues to build upon their simple yet effective blueprint for success. PRH continues to be, in the words of Eshleman, a team that "fosters respect (for) each other's opinions and ideas," which in turn cultivates innovation and ‘buildability' within the community and industry.

And hey, there's another PRH-ism.

Ed. note: Pacific Ridge Homes lives on today as a division of D.R. Horton.

This week, Shannon talks to this year's Spirit of Service Award winner, Mark Huber with Huber's Custom Building.

More about the Spirit of Service Award

Shannon talks to Nancy G, director of marketing and events, about the 2016 General Membership Gala & Installation of Officers, happening this Thursday.

Get your tickets now

By Brooks Powell, Powell Homes & Renovations

Q: In a sea of competition, how do we know which builder is right for us?

A: There are certain essentials you'll want to have in place before building your dream home: the right location, the best floor plan for your family's lifestyle, the best possible financing, and the best builder for the kind of home you want to build.

There are a lot of builders out there, so how do you go about finding the best one for your specific needs? To be honest, some of the criteria for evaluating builders can be backed up with hard data, while other factors are a bit subjective. Both are important. Let's look at a few of each.

Let's start with the ones that can be backed up with data. One of the key qualifications you'll want to insist on when selecting a builder is experience. It's not just the number of years that a builder has been around that matters; you’ll also want to know that the builder you’re working with has built homes of the same scope and quality that you’re planning.

One way you can do that is to check the references of prospective builders. But don’t settle for just a list of names on a piece of paper. Take it a step further and talk to some past clients to see what they have to say. Look at examples of the work. Make sure it demonstrates that this builder has the skills to perform what they're promising.

Make sure any builder you consider will stand behind their work. Most builders cover workmanship and materials on things such as siding and stucco, doors, trim, drywall, and paint for one year. The goal of a quality builder shouldn’t just be meeting the terms of the warranty—it should also be making clients happy.

There are, however, some very important subjective criteria you’ll want to consider. When you look at examples of what builders have done, take note of their sense of style. Different people like different styles. Find a builder whose style reflects the kind of home you want to live in.

Look for a homebuilder who listens to what you want. It’s your home. You need to find a builder who is willing to pay attention to the things that are important to you and not just build to the plan they have drawn up because it’s easier for them.

Listening isn’t enough. You’ll also want to find a builder that is creative enough to come up with a plan that helps you fulfill your vision for the home you want—without blowing your budget.

Finally, you’ll want to deal with a builder you’re comfortable with. That doesn’t mean you have to be best friends and send each other Christmas cards. You should, however, be comfortable having this builder in your home. This can be very subjective, but if it doesn’t feel right, walk away.

In short, use both the objective and subjective cues you pick up from builder interviews to make sure that you select the best homebuilder for you.

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 in the Seattle Times. 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.

By MBAKS Senior Policy Analyst Allison Butcher

The December edition of The Builder's Bulletin is now available. 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:

This week, Shannon talks to Eric Drivdahl with Gelotte Hommas Architecture about this year's Gingerbread Village, an annual event held at the Sheraton to benefit Juvenile Diabetes Research Foundation Northwest Chapter.

More about Gingerbread Village

As most savvy buyers and sellers know, spring is the peak season for home sales. But job and lifestyle changes can sometimes make it imperative to sell during the winter months. Our Northwest winters can make it difficult for your home to look its best and attract those buyers who, like you, need to relocate in the winter. The following steps can help brighten your home and make it appealing to potential buyers.

Make Your Home Accessible

Make sure there is always a clear path to your door by continually shoveling a path through snow or debris and always make sure the sidewalk and any steps are not slippery from rain or ice. When in doubt, sprinkle a layer of sand to ensure stable footing. If you are holding an open house on a rainy day, put a rubber mat by the front door and a container to hold wet umbrellas.

Create a Warm Welcome

On cold, damp days, keep your home a degree or two warmer than usual and set the thermostat to maintain that temperature so that visitors feel a welcoming warmth when they enter your home, especially during an open house.

A higher temperature setting will also ensure that the heat won’t kick on when a potential buyer is present, which is especially important if you have a loud HVAC system. A toasty, warm house will also give a buyer more motivation to linger and give the house serious consideration. If you have a fireplace, a cozy fire can also create a mood of comfort and homey charm.

Keep it Light

Pull up blinds and open shutters. Make sure drapes are pulled back on all the windows to let in as much light as possible. The only exception to that rule would be open blinds that reveal undesirable outdoor scenery. The idea is to create an open, airy feeling in your home. Turn on every light in the house, including appliance lights and closet lights. This will help even a house with limited windows appear bright and cheerful.

You can also brighten darker rooms by adding a few spotlights on the floor behind furniture. The one light you want to keep off, however, is the light from the TV. You want potential buyers to be concentrating on the merits and features of your home and not the score of the game! For the outside of your home, consider motion sensors to light up the walkway or the front door area for when a buyer approaches the house.

Appeal to the Senses

Music playing softly can enhance the mood of the house, but don’t use a commercial radio station. Instead, have light and unobtrusive music continuously playing during a showing or open house. To make the house seem appealing all year round, display photographs showcasing your summer flower garden or the back deck with charming flower pots on it.

Pleasing smells are another effective tool when showing a house, but be careful, many people are allergic to certain scents and deodorizers. So instead of air fresheners or burning candles, bake cookies or heat apple cider with cinnamon. But be prepared to offer these treats to your guests, or the appetizing odors may make them eager to leave and get a treat of their own!

By Logan Riely, Seattle Times

The 24th Annual Gingerbread Village was unveiled Monday at the Sheraton Seattle Hotel lobby. Creations were inspired by scenes from the wizarding world.

The event came together with more than 1,000 volunteer hours, an estimated 1,200 pounds of dough, 800 pounds of icing, 200 pounds of white chocolate, 250 pounds of almond paste, and hundreds of pounds of candy.

By Shoreline Area News

Workers from Shoreline's Irons Brothers Construction joined local businesses and the Master Builders Association of King and Snohomish Counties in partnership with Kindering, the largest and most comprehensive therapy program in the Northwest for children who are disabled, medically fragile, or at risk.

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