A supplement to the Methow Valley News
Building Methow Valley
2010
Free
Methow Valley Building 2010
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Even in difficult economic times, people need places to live. We may make some changes to our plans – downsizing, simplifying, cutting back on extras – but we still build. Long before we scrape off the first shovelful of topsoil, we are faced with choices. Where will we build? What will it be built of? How big should it be? Will we build it ourselves or hire a pro? How will we pay for it? We hope that you find some of the answers to those provocative questions in this, the 2010 Methow Valley Building guide. Between the stories and the advertising, all of the resources you need to build in the Methow are right here. Enjoy the process, use local suppliers and services when you can and build smart!
Inside....
Photo by Sue Misao
Houses getting smaller, greener...................................4 Many building styles at home in the Methow...............8 A roof over your head..................................................12 Entryways: not just another hole in the wall...............14 (More) affordable options..........................................16 Get your home tight (but not too tight).................19 Should you remodel?........................................21 Photo gallery: Workin’ it..............................23 Under foot: building the best floor..........24 Using the solar system........................26 Siting your home...........................29 Second home or future home?...32 Know your zone.......................35 Making tax sense......................38 Photo gallery: Mail.....................40 Directory of Advertisers...............42
Methow Valley
Building 2010
Methow Valley News P.O. Box 97, 101 N. Glover St. Twisp, WA 98856 509.997.7011 fax 509.997.3277 editor@methowvalleynews.com www.methowvalleynews.com
Cover photo by Sue Misao
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Contributors Joyce Campbell Stacey Chisam Ashley Lodato Soo Ing-Moody Ann McCreary Mare Nemeth Dee Dee Pearce Amy Stork Bob Spiwak Marcy Stamper
Photo by Joyce Campbell
A publication of the
Paul Butler, publisher John Hanron, editor Sue Misao, design Marilyn Bardin, office manager Robin Doggett, ad manager Callie Fink, ad sales Dana Sphar, ad design, production Linda Day, ad design Janet Mehus, office assistant
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Methow Valley Building 2010
With the number of larger new homes going down, smaller houses continue to go up.
Photo by Joyce Campbell
Houses getting smaller, greener By Joyce Campbell
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he Methow Valley building industry is going in several directions at once – down in number of new houses and square footage, back to the way some things used to be, and forward with the green revolution. So, what’s going up? Cabins are going up faster than mansions, according to Dan Higbee, building official for the Okanogan County Building Department. “The trend in the last five years is a steady decline in square footage. Now there’s more 1,200-square-foot cabins,” he said. Competition within the building industry is bringing back cost
controls to the runaway building industry boom of the late ’90s and the early part of the last decade, according to local sources. “I see a trend of contractors paying a lot closer attention to the prices they are putting out,” said Howard Cherrington, certified professional building designer and owner of Integrated Design Concepts, Inc. Last year there was a noticeable decrease in cost of construction, said Cherrington. “Clients are obviously a lot more concerned about a budget.” “My challenge is clients on a budget,” said Barb Preston, designer and owner of Pinto Design. “It’s more challenging to have to make a
great house on a tight budget,” said Preston. Her goal is to design what people can afford and her niche is livable, medium-sized homes. The cost of construction is forcing clients to go smaller. “Construction costs and land prices are high,” said Preston. “People get big sticker shock as the price per square foot goes up. People are shopping around for designers and builders who are willing to take a little less to get work,” said Preston. She said while work has been steady, it’s less busy than in the past, due to the difficulty of getting financing. “Everybody’s hungry for work,” she said. “Buyers are still looking for a
great deal, looking for sellers that are really motivated to sell,” said Patsy Rowland, broker and owner of Winthrop Star Properties. The biggest change is a shift back to seller contracts. Seller contracts used to work fine, said Rowland, and it was standard protocol in the 1980s and early ’90s, when one in five sales was a cash sale. “They will probably become the norm.” “Buyers are either into bargain hunting or looking for really good value,” said Sherry Malotte, broker and owner of Blue Sky Real Estate. She said buyers have been through a cycle of short-term investment and now it’s back to long term. “Real
Methow Valley Building 2010
Photo by Sue Misao
One way new builders can save money and be green is to recycle materials from older homes. estate has always been a long-term investment, but sellers are having a difficult time coming back to the norm, “said Malotte. “The design, people’s taste and money spent is similar, there are just not as many jobs,” said Chris Stern, homebuilder and owner of Common Sense Custom Homes. “Now it’s like it used to be, only with so many more contractors, the competition is fierce. It’s not unlike the early ’80s, when going into winter it was rare to have
Page 5 work for the coming year.” New home starts in the Methow Valley were down from 71 in 2008 to 46 in 2009, according to reports provided by the county building department. New home permits dropped about 30 percent across the county, said Higbee. The size and value of homes dropped about 15 percent countywide. “It’s definitely slower, but there’re little glimmerings,” said architect Ray Johnston, owner of Johnston & Associates. All three of his projects on the drawing board in February were small and simple and the clients were not in a hurry, said Johnston. “People are being much more careful about size and complexity. And if it takes a little longer, people don’t mind.” “The trend is not as large. Clients have more modest expectations,” said Margo Peterson, architect with Balance Associates, Inc. There are savings in selecting more modest finish materials, fixtures and appliances. A well-built house with a good design is more sustainable just from using greener materials, said Peterson. “It’s all right to be in a simple little house,” said designer Doug Potter, owner of Shackitecture. He said the common man is finally in touch with modern architecture and modern is not so much another category. People are looking for smart, simple architectural design such as
Photo by Ashley Lodato
“People are looking for smart, simple architectural design,” said one local builder. flat and shed roofs. “People’s ideas are scaled back,” said Dave Rudholm, owner of David Rudholm Construction,
Photo by Sue Misao
Smaller houses are not only cozy, but are more affordable to heat.
Inc. “Dreams aren’t quite as big and clients are a little more practical, but it’s still happening,” said the homebuilder. His clients are asking more questions about doing things green and he sees the prices of green technology dropping and becoming more available to people on budgets. “I am looking forward to more green. It’s something that needs to happen.” “Some people are willing to pay now for savings later,” said Cherrington. He said that just about any energy-efficiency move will pay back in comfort and utility costs. “You get paid back in your lifetime and pass to your grandchildren a place they can afford to heat.” “The emotional desire to build green is very high, but is being balanced with pragmatic financial concerns,” said Donald Miller, designer and owner of Shadowline Design and Construction, Inc. There is a trend of people being very careful with their choices right now as they consider their options, said Miller. Green-technology systems like solar power, on-demand hot water heaters and geothermal heat pumps using ambient soil temperature have Continued on P. 6
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Methow Valley Building 2010
Photo by Sue Misao
Cabins are going up faster than mansions, according to the Okanogan County Building Department. been around long enough to be very reliable and more available. “The most effective use of energy is still high insulation levels and an airtight building envelope,” said Miller. “Some of the more exotic green technologies can be very personally sat-
green y l e u q i n u
es m ho
isfying but a good financial return can be difficult.” Clients often say they want to build green to the degree their budget will allow, said Preston. “It’s not cheaper unless you’re invested in getting, storing and finishing materials,” she said. “It’s not going to
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Methow Valley Building 2010 be cheaper but it’s the right thing to do.” There’s a trend in people being involved in building their project and making it greener, said home builder Donald McLane, owner of D. McLane Construction Co. “Homeowners, whether they are carpenters or not, want to be involved doing finishing work, for instance.” It took McLane 10 minutes to set up and show one couple how to nail exterior cedar shake siding on their house. They did their own siding and were surprised how well they worked together, said McLane. Another couple took doors from their old house that was to be torn down and refinished them for the new house. “It wouldn’t be cost effective to pay someone to do that, but they got to put their handprint in it,” said McLane. One pair of ownerbuilders was on the job every day, with the wife making decisions and the husband providing labor. The retired couple was active in reducing the building costs and helping with finish work like sanding and painting. “I think things are looking better this year. If people want to go out and build a house, they should take
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Less indoor square footage leaves you with more outdoor play area. the opportunity, “said Andy Hover, manager at North Valley Lumber in
Winthrop. “It’s a better opportunity than the stock market. If they have
Photo by Sue Misao
the money and are looking at the long term, it’s a good investment.” H
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Methow Valley Building 2010
Many building styles at home in the Methow By Amy Stork
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efore air conditioning and propane heat, before cheap transportation and manufacturing, people built homes from the materials found in their immediate surroundings, and located them to take advantage of nature’s own heating and cooling mechanisms. Today, we can import any material we want, and each year brings new products to market – each one sold as better than the previous. The choices can easily grow overwhelming. To help us sort through the pros and cons, we asked a trio of local builders to share their thoughts on some of the most popular building techniques and materials used in our area.
First things first Builders Larry Halford, Alex Hall and Gary Phillips all agree on some principles for anyone planning a new home: Use the sun in winter and shade it out in summer. Build with materials that make sense for
in winter and summer. And when designing rooflines and overhangs, it’s important to consider where the snow and rain will end up. Beyond these basics, choices of building materials and techniques depend on balancing considerations of style, cost, environmental impact and more.
Earth berming
Photo by Sue Misao
An earth-bermed home takes in the sun’s warmth and keeps it for a long while. your location, budget and lifestyle. And be considerate of your neighbors and the environment. Designing with the Methow’s hot summers and cold winters in mind
means thinking first about where to put your home and which way it faces. (See “Siting your home,” page 29). Insulating walls, roof and ceilings keeps indoor temperatures stable
Earth berming consists of building some or most of a home into a hillside or built-up berm. Building against the ground takes advantage of the more constant ambient temperature of the earth – warm in winter and cool in summer. However, direct contact with the earth means the structure must be waterproof and strong enough to resist the pressure of the dirt. Poured concrete or manufactured concrete forms are most commonly used in walls that will be placed against a hillside. Winthrop designer and builder Phillips tries to incorporate earth
Methow Valley Building 2010 berming into almost every home he builds. ”It’s not the cheapest way to build, because you have to dig a hole,” Phillips said. “But it is the best for energy efficiency. I did a house where the owners live in Seattle and aren’t here very often, and they are able to leave the heat off and the water on and it will never freeze.”
Strawbale construction This popular construction technique uses baled straw from the waste product of harvested wheat, oats, barley, rye, rice or other grains. The bales are stacked and typically covered with concrete stucco on the exterior. With a thickness of one to two feet, strawbale walls provide excellent insulation and temperature stability. Much of the building work can be done by inexperienced builders, and the materials are not expensive. However, rooflines must be carefully
Page 9 planned to protect the bales from snow slide and rain splash, which can eventually seep through the stucco and create problems with moisture and mold. Halford, a builder for more than 25 years who estimates he has built at least 12 homes in the Methow over the last decade, built his own home with strawbales and recommends them for some construction. “Strawbale is great if it’s done right,” said Halford. “The bales are pretty local and utterly renewable. A strawbale house takes a few hours to heat up, but if you leave for six hours [the temperature] barely changes. I really like the look, which is kind of Southwestern. But there are design limitations. It wouldn’t make sense to build a two-story house with lots of windows out of straw.”
Insulated concrete forms Insulated concrete forms (ICFs) – interlocking foam
Photo courtesy of Laura Brumfield
A strawbale house, typically covered with stucco, provides excellent insulation and temperature stability. units that are dry-stacked, then filled with rebarreinforced concrete – create thick walls that help maintain indoor temperatures throughout the summer and winter. The blocks’ foam exterior can be carved to create soft and interesting shapes, and any exterior or interior finish can be added. The
forms are highly fire-resistant and low-maintenance. Rastra blocks, perhaps the most popular brand of ICF, are made with recycled polystyrene foam. Mazama-based builder Hall says ICFs work well in many applications, but their advantages must be weighed against the process used to
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create the materials. “They create very strong walls that heat and sound don’t pass through very well. Building inspectors and engineers love them, because there’s a lot of steel and concrete. But concrete has high embodied energy Continued on P. 10
Page 10 content, and polystyrene is made from fossil-fuel products.” Halford adds that the foam particles that fall off while building with ICFs are difficult to contain and often litter a homesite for years after construction.
Structural insulated panels Known by the acronym SIPs, these pre-made panels consist of a sandwich of two
Methow Valley Building 2010 layers of structural board with an insulating layer of foam in between. SIPs replace several components of conventional building such as studs and joists, insulation, vapor barrier and air barrier. They can be used for many different applications such as exterior wall, roof, floor or foundations. Despite their increasing popularity, SIPs have not made a favorable impression on the local builders we
talked to. “SIP panels are very toxic, utterly nonrecyclable, and you export all that money out of the valley,” said Halford. Hall agreed, adding that the covering on SIPs is laden with formaldehyde. For his part, designer Phillips says SIPs can make for a speedy building process, but their rigid form limits design possibilities.
Building with wood Traditional stick-frame building is probably still the most popular form of construction in the Methow. Wood-frame homes can be built with locally or regionally sourced renewable materials, and can even incorporate recycled wood from deconstructed buildings. Hall says double framing, which creates an extrathick wall that can be filled with insulation, can re-create the insulation properties of a concrete form or structural insulated panel, without importing toxic materials.
Photo courtesy of Gary Phillips
Insulated concrete forms have a lot of benefits, although particles may litter a homesite for years. Hall says another advantage to traditional stick-frame building is its familiarity for so many builders. “Everyone is comfortable working with it, from
the carpenters through the plumber, the electrician and the finishing trades,” Hall said. “That is a sure way to raise the chances of success throughout the project, by
Methow Valley Building 2010
Page 11 Hall, “where I just really stubbornly want buildings to work better. The builders and designers and then the people who want the housing form a triangle. We have to work together to challenge ourselves to get the best result we can. It’s just too easy to make some choices that you will regret after you have lived in it for a few years.” “No one is telling you that you can’t have the house you want,” said Halford. “It will just be a lot smarter if
Photo by John Hanron
Wood is the most common type of construction in the valley. making as many entities and participants involved feel comfortable along the way.”
Making choices The bottom line, say all of the builders we interviewed,
is to plan ahead and make the right decisions in the design phase. Part of any home-building process, they advise, should be getting advice from professionals who have used the techniques you are considering.
Hall is intrigued by the potential of new building materials and techniques, but recommends focusing on the basics first. “I’ve sort of moved to less exciting views of materials and buildings,” said
you do it right. Houses are a huge amount of work. They wear you out and cost you a fortune. You want to do it right.” Halford suggests looking for a builder who has a firm foundation in traditional building but is also open to utilizing new materials. “It’s still a house even if it has bales in the walls,” said Halford. “You have to understand how buildings function, and play to the strengths of the materials.” H
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Methow Valley Building 2010
A roof over your head
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aving a roof over one’s head is often referred to in the same breath as the essentials for sustaining life, as in “food, water, and a roof over your head.” So, it’s not surprising that when it comes time to decide what roofing style and materials you’re going to use, you don’t make the decision lightly. The good news is that there are many ways to make a first-class roof. Beginning with the design and ending with the installation, many decisions along the way contribute to the desired end result of a solid roof. There is no inherently “best” roof; rather, the best roof for any particular Methow Valley situation is one that keeps moisture out, deals with snow effectively, and contributes to a pleasing appearance for the building. Any builder will tell you that a good roof consists of an indivisible combination of roof design and roofing materials: that the “best” roofing material for one house plan would be less effective for another and,
By Ashley Lodato
There are many ways to make a first-class roof. conversely, the “best” roof design for a particular material would be disastrous with a different roofing product. Tom Triplett, of Triple T Roofing, says he’s happy to give homeowners roofing recommendations, but only once he has seen their house design. “Is it a steep pitch?” he asks. “Are there
Photo by Joyce Campbell
many valleys? Are you trying to hold snow or release snow?” “One thing is a given with roofing,” Triplett said. “Water has always come out of the sky and rolled downhill; that’s not going to change.” Your roof needs to be prepared to deal with the weight of snow and the flow of water in a way that minimizes the
impact on your house and your lifestyle. “If your roof is going to release snow,” warns Triplett, “think about where the snow is going to pile up.” Is it going to block your entry? Pile up in front of your picture window? Fall on your kids as they play outside? If you’re not using metal, the snow is going to sit on your roof and drip as it melts. Are you going to use gutters to direct the flow of drips, or just dodge the droplets as you walk along the house? Climate plays an important role in the efficacy of a roof, too (there’s a reason that thatched roofs never caught on in Juneau). “We have dramatic weather changes from summer to winter in the Methow Valley,” says Triplett. “Your roof needs to be effective in all seasons.” Like climate, other environmental factors play a part in a selection of roofing. For example, while cedar shake roofs are quite popular in many areas of the country, they are infrequently used in the Methow
Methow Valley Building 2010
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Photo by John Hanron
Having a roof over your head is more essential than finding a pot of gold. Valley due to wildfire risks. Triplett, who has been in the roofing business since 1974, says that although the quality of roofing materials has improved over the past few decades, there has not been much change in what customers want for their
roofs. Although roofing options worldwide (and even nationally) are varied, ranging from metal to tile to thatch, Triplett notes that Methow Valley homeowners have long shown an overwhelming preference for
metal and asphalt/composition shingle roofs, although membrane roofs are becoming more popular, particularly with the recent proliferation of low-pitch and flat roofs. (Membrane roofs are large pieces of synthetic material that essentially wrap a roof either seamlessly or with vulcanized seams. Think Saran Wrap.) Flat and low-pitch roofs used to be regarded with suspicion in snowy or wet climates, but advances in roof-support engineering and roofing materials allow flat roofs to be just as effective as those that shed moisture. “As long as you use a product designed for low-pitch roofs,” says Triplett, “your flat roof poses no problems.” Garth Mudge and Barri Bernier’s flat roof on their Winthrop home was inspired by Doug Potter’s designs. Tucked into a south-facing bank just off the East County Road, the earth-bermed house features a super-insulated roof with a vinyl membrane, installed by
Scott Alexander of Cascade Foam and Coatings. The house blends right into the landscape, seeming to just peek out from the slope it’s nestled into. For Mudge and Bernier, the aesthetic appeal of a bermed house with a flat roof was the primary motive, but Mudge in particular also appreciated the ease of framing the flat roof himself. But it wasn’t just personal considerations that were the clincher for them; it was the
impact their house had on others. “Even the recumbent bicyclist riding past,” says Mudge with a smile, “can still see the mountains beyond our house. “ According to our best hopes and predictions, water is – as Tom Triplett reminds us – still going to come out of the sky and roll downhill. And as long as the water is making it back into the ground – and not into your attic – your roof is doing its job. H
Inc.
D. McLane
CONSTRUCTION CO.
(509) 997-4821 or (509) 429-0580
dmclane@mymethow.com Lic#DMCLAMC936KB
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Methow Valley Building 2010
Entryways: not just another hole in the wall
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By Stacey Chisam
hether you plan to build your own entryway or team up with one of the Methow Valley’s skilled builders, one thing is certain: “An entryway can’t be just a hole in the wall,” insists local designer Gary Phillips. “It needs to be thought of as part of the house, helping create one coherent package.” Phillips has been designing and building homes in the valley for more than 25 years. He specializes in using recycled materials to create low-energy, low-profile structures often bermed into hillsides, and he considers the entrance to an abode an important feature. “When you approach a home, there should never be a question as to where to go in,” he says. “If there is more than one door, you should distinguish the entry point in some way, with perhaps a creative door design or front landscaping.” Phillips’ innovative entryways include crafting a round door out of teak for a home on Studhorse Mountain, and
designing a greenhouse with removable windows and a small waterfall in the entryway for another valley home. “Both were very distinctive and inviting, setting the tone for the rest of the house.” Mike Kutz, a local builder who moved to the valley 20 years ago, agrees with Phillips. “The entryway is the first impression of the house, and it must be inviting to anyone who enters.” Kutz found that the beauty of the valley was his inspiration for his building style. “I consider the houses I build my art projects,” he said. Kutz applies simple, organic architecture using local materials for his creations. One of his favorite entryways, located in a house he built just outside Winthrop, sports a one-of-a-kind front door crafted by local artist Jim Gerlach. “As always, I used all local materials on that door,” says Gerlach, who has a background in construction and building, “and it took about six months to complete, but you’ll never see another one like it!”
Dan Yaksic, Owner
A home’s entryway should be inviting. Beyond having a one-of-a-kind door designed for your house, you can add character to an entrance by using a recycled door. Methow Resource Recovery (MRR) in Twisp salvages used building and landscape materials that would otherwise
Rich Lockwood, Owner
Photo by Sue Misao
end up in dumpsites, burn piles and transfer stations. “We screen all the items we receive to make sure they’re usable,” says Mary Thompson, a volunteer and previous director of MRR, “and we often have several used doors to choose from. Occasion-
Methow Valley Building 2010
Photo by Ashley Lodato
A mud room protects the rest of your house. ally we’ll receive really old, solid wood doors from the early 1930s or ’40s, and they’re still in great shape.” Once you’ve crossed the threshold, what’s next? “A mud room!” suggests Molly Patterson emphatically. Owner of The Patterson Company, Patterson believes that an entryway in the Methow Valley presents a unique challenge. “It should absolutely be utilitarian. A mud room provides you with a place to leave your outdoor gear, or wash vegetables from the garden, for example. It also protects the rest of the home.” The Patterson Company created a mud room for local Montessori teacher Florence Sawyer. An avid gardener with four active kids, Sawyer needed space for the family’s sports gear, her seedlings and rinsing her
Page 15 garden’s bounty. “The original front entrance was around the side of the house and wasn’t even visible from the driveway,” recalls Sawyer, “so we were using the garage door, but it was a disaster with mere inches allotted for squeezing by the laundry area on the way to the rest of the house.” Sawyer’s two-car garage was transformed into a defined entryway with a mud room that included a double-basin utility sink, a bathroom with a shower, radiant-heat floors and even a small sauna. “After one winter here, anyone who doesn’t have a mud room wishes they did!” Sawyer says confidently. “For us, it’s the most important room in the house.” Phillips acknowledges the usefulness of a mud-room entryway in the Methow, and maintains that it should be considered not only functional but transitional as well. “Mud rooms can be a great addition to an entryway, but placement is key,” he cautions. “If you place the door so that people walk directly into the mud room, all the commotion of taking off outerwear clogs the entryway. I’d place it off to the side of the entry area for a smoother transition to the home.” Your lifestyle plays an important role in how you craft the entrance to your home. Our inventive local artists and builders understand how to take advantage of Methow Valley resources to give you an entryway that will leave a lasting impression, coming or going. H
DESIGNS 2000, Inc.
WINTHROP
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Methow Valley Building 2010
(More) affordable options
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By Ann McCreary
ondering about affordable housing options in the Methow Valley? Think small, think prefab, think out of the box. First of all, though, let’s be honest. “Affordable housing,” as it applies to the Methow Valley, may be an oxymoron. We’re talking about a place that attracts second-home owners building high-end custom houses (before the recession, anyway). So affordable is a relative term. Let’s just say, “moreaffordable housing.” Whether you are building a primary residence or making the dream of a second home come true, think small if you want affordability. This may seem too obvious to even bother discussing, but when economic times were better, small homes didn’t have quite the appeal they have now. “I think there’s something happening, in the sense that people are getting more real about space,” said Kristin Devin, owner of Kristin Devin Real Estate in Winthrop. “The 3,000- to 6,000square-foot homes aren’t being built, and they’re not selling. I don’t think people can afford to rationalize it any more.” “Size drives costs. There’s a direct correlation,” said Tom Lenchek, principal architect of Balance Associates Archi-
tects, with offices in Winthrop and Seattle. Balance Associates has been going small in a big way lately. “A smaller home is something that people can get their head around and say, ‘We can probably afford something like that, even though we’re middle-income folks,’” Lenchek said. “A 2,000-square-foot home is beyond what a lot of people can afford, or what a lot of people even want.” The average house size in this country is still about 2,400 square feet, Lenchek said. However, in the past few years Balance has seen a growing number of requests for homes under 1,500 square feet, including two cabins under 1,000 square feet recently built in Mazama. An 800-square-foot cabin on a hilltop in Pine Forest designed by Balance generated “hundreds of inquiries from around the country” after it was featured last year in Sunset magazine and on MSN.com, Lenchek said. In addition to the cabin’s small size, costs were held down by finishing the interior with economical materials, such as laminate cabinets and open shelves in the kitchen, and fir-plywood interior walls rather than standard wood paneling. Even the smallest house can break a budget if the interior finishes get out of hand,
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Lenchek noted. “You need to be realistic and focused if you really want an affordable, low-cost home, and not get into thinking, ‘Yeah, we really want an affordable house, but we really need a Wolf range.’” The growing interest in smaller, more economical homes has generated a lot of excitement about a relatively new approach – prefabricated houses. These aren’t the traditional manufactured housing or “double-wides,” nor are they as inexpensive or as quick to move into. However, they are constructed in a factory and delivered, ready to be erected on site. About three years ago, Balance partnered with a manufacturer, Method Homes in Blaine, Wash., to create a line of prefab cabins in three sizes. Small is a studio design with an interior of 540 square feet, starting at $98,000; medium has one bedroom with 588 interior square feet, starting at $120,000; and large is a two-bedroom house with 1,295 square feet, starting at $210,000. The homes arrive 95 percent ready to set up, with plumbing and electrical installed. They are offered with a menu of finishes – flooring, cabinets, siding – that eliminate the time and effort of selecting from the whole universe of plumbing or lighting fixtures. Choices made here can affect the final cost of the home, Lenchek noted. “Instead of buying a house, it’s more like buying a car. You have to decide if you want the stereo upgrade.” Another approach to economical, ready-to-erect housing is to think out of the box, – or more precisely, round – as in yurt. Smiling Woods Yurts in Carlton fabricates kits with walls that are complete with cedar siding, windows and doors already installed. The homes have metal roofs with
Photos courtesy of David Silver Crow
A pre-fabricated six-sided hogan is quick to build. Just pick your site...
...gather some friends...
..and you’re practically done. thermal skylights. Owner Michael Vilardi got into the business by
building a yurt for himself when he arrived in the Methow Valley. Requests to
Methow Valley Building 2010 build similar homes for other people led him to create Smiling Woods Yurts about eight years ago, much to his surprise. “I never dreamed of actually having a shop where I have people working for me,” Vilardi said. It operates as a family business, with Vilardi’s three sons helping him. Smiling Woods Yurts are different from the traditional canvas yurt because they have metal roofs and insulated windows that open from the inside, they meet building codes, and they are engineered for specific snow, wind and seismic loads. The kits arrive with all the trim and hardware needed to set up the structure. Foundation, floor, utilities, interior walls, plumbing, electrical, heating, cabinets and other interior finishes are the responsibility of the owner. The kits are offered in six sizes, from 12 feet in diameter, with 120 square feet of space and 10 walls, starting at $8,580, to 35 feet in diameter, with 930 square feet and 27 walls, starting at $23,840. A recent customer on the East Chewuch Road in Winthrop built one of the large yurts and added a 150-square-foot bedroom and a loft, for a total of 1,100 square feet of living space. The finished home, including site preparation and utilities, was about $90,000, Vilardi estimated. While traditional homebuilding ground to a virtual halt in the recession, “Last year was our best year,” Vilardi said. Smiling
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Photo by Marcy Stamper
A yurt is affordable, weatherproof and, of course, round. Woods Yurts sold eight yurt kits last year; their previous best was seven. However, Vilardi says, living in a round house is more a lifestyle choice than an economic decision for many people. “The people who come to me think out of the box, literally,” he said. “Occasionally, there is the person who sees it as an affordable option, but most people see it as a great way to live.” For Chuck Tonn, a classic canvas yurt was going to serve as a place to live while he built a home on property about three miles north of Twisp. “I wanted something simple, but didn’t want to put money into building right away,” Tonn said. So he bought a 30-foot yurt for $17,000 Continued on P. 18
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Methow Valley Building 2010
from Pacific Yurts in Oregon, with a full winter-insulation package. He set up interior walls in the 706-squarefoot interior to create a separate bedroom, kitchen and living room, and built a deck. The entire project, including constructing the platform, installing utilities and exterior and interior finishes, cost about $60,000, Tonn said. “I’m still considering building, but this has worked so well, I’ll probably do it slowly if I do it at all,” Tonn said. “You’d be surprised how big 700 square feet feels.” Real estate agent Kristin Devin
also put up a 30-foot yurt on property she owns on the Chewuch River near Winthrop. She uses it for her real estate office in warmer months, but it’s not insulated for winter. The platform plus the yurt was about $13,000, and she spent another $2,000 for a small bathroom next to the yurt. “What a cheap fix,” Devin said. Helping people connect to nature and each other, not economics, motivates David Silver Crow to offer simple shelters modeled on the hogans of the Navajo and Hopi in the American Southwest.
Silver Crow lives in a hoganstyle home he built on the Colville reservation and wants to share the lifestyle with others. “It’s a sacred space. It feels like a place to gather energy,” said Silver Crow, who said he is Scottish-Irish by ancestry but has been accepted into the tribe. He has built several hexagonal houses in the Methow Valley and hopes to pass on what he has learned by securing an old apple warehouse to set up a facility to prefabricate the sixsided houses. He envisions involving buyers in helping with the prefabrication, to help keep the cost low. He calls
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the idea “Hogans To Go.” The homes would be very inexpensive, quick to build and, Silver Crow said, “lay light on the land.” Once set up, the exterior is stuccoed, like the hogans of the Southwest. “They will last 100 years.” The kits would start at about $6,000, Silver Crow said. At the moment, however, Silver Crow is focused on another, more pressing project. He is working to design a “lightweight version” of the hogans that could be easily fabricated and quickly erected, to provide housing for Haitians who lost their homes in the recent earthquake. H
Methow Valley Building 2010
Page 19
Get your home tight (but not too tight)
W
hat things can homeowners do to limit the impact of Methow Valley weather on our indoor living environment? With temperatures that can swing 100-plus degrees in the course of a year, we tend to want to make our
By Dee Dee Pearce
homes tighter – keeping them warmer in winter and cooler in summer. While this appears to be a good idea, interviews with local builders turned the coin over: Is it possible for a home to be too tight? The trick is to find a balance between heat loss and adequate ventilation
for air quality, to maintain and maximize our health. The first question to answer, according to Ron Whiteside, housing manager of Okanogan County Community Action Council (OCCAC), and Howard Cherrington of Integrated Design Concepts, is “how old is the home?” Homes built in the last 10 years may tend to be too tight, if anything. Homes built prior to that time tend to be too loose. Whiteside also pointed out that even manufactured homes built in the last 10 years are often too tight and need to be “loosened up” with mechanical ventilation. Fortunately, we have an excellent resource in the OCCAC’s weatherization program, administered by Whiteside. He explained that this program does both lowincome and for-profit work,
with federal and state grants aiding the low-income component. The program entails weatherizing, rehabilitation and repairs. While we typically think of weatherization techniques as being new windows and doors (or their weatherstripping) and insulation, Whiteside says that OCCAC’s procedure features a complete home audit, conducted by a Building Performance Institute certified auditor. The audit includes a “blower door test” that determines how much heat is escaping from the entire building, and a BTL (Building Tightness Limit). The BTL involves such factors as the number of square feet, the number of levels in the home, and the number of occupants. The number of occupants is a factor since a home appropriately “tight”
for a couple would be too tight for a family of six, even if the homes were identical, states Whiteside. Once the OCCAC auditor has checked the tightness of the building, he or she determines why too much or too little air is passing through, and follows it with a set of step-by-step recommendations for correcting the situation. These recommendations are prioritized, with the most important being anything concerning health and safety issues. Whiteside’s office may be reached at (509) 422-4041, extension 31, toll-free at 877641-0101, or via e-mail to ronw@occac.com.
Tightening up So, perhaps you know that your home is more than 10 years old and your energy Continued on P. 20
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Methow Valley Building 2010
Photo by Sue Misao
New, properly installed windows are just one part of a home’s weatherization. bills are pretty excessive. What can you do yourself? The No. 1 factor for keeping the outside elements at bay is controlling air infiltration, according to building designer Howard Cherrington. Air – be it hot in summer or cold in winter – seeping into the home can decrease your comfort level while increasing
your energy expense. Cherrington points to several areas of concern. In the roof area, there may be exposed rafters that run from inside to outside. Plumbing pipes, especially near the tub, may be surrounded by large holes. Outside water spigots and places where wires enter the home can also have large
gaps around them. This can happen with anything that breaks the surface of the siding. Other suggestions include seeking out air leaks by holding the back of your hand near window and door frames. The weatherstripping around doors deteriorates over time and may need
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The Methow Valley speaks to all of us. What it says to future generations depends on the choices we make today.
Add your voice. Imagine the Methow: The Campaign for Conservation is a special fundraising effort by the Methow Conservancy, the Valley’s local land trust, providing a once-in-a-lifetime opportunity to make the choices today that will determine what the Methow looks like in 100 years. To learn more about our efforts to protect critical Methow Valley land forever, please visit our website at www.imaginethemethow.org or call us at 509-996-2870.
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replacement. Window leaks can be addressed in a couple of ways: The trim can be removed and the area filled with backer rod and caulked before replacing the trim; or you can invest in insulated shades or blinds to allow nighttime protection from cold, and solar gain when desired during the day. Insulation is another factor that will help determine the comfort level of your home. Whiteside mentioned thinking first of roof or ceiling, then walls, then the floor, which is often overlooked, although it is a source of cold. Dampness under our buildings, even here in the Methow, can make the floor feel colder. He recommends a vapor barrier and insulation. It is also good to remember that when using paper-backed insulation, the paper belongs on the warm side, which, with the floor, means raw insulation will be left exposed, necessitating a rodent-proof membrane underneath.
Loosening up As previously mentioned, increasing airflow is typically done by the installation of mechanical ventilation systems, which is a more specialized field. Cherrington refers to creating a “ventilation loop,” a combination of exhaust fans and inlets that allow fresh air in. Whole-house heat recovery systems, like the air-to-air heat exchanger that extracts heat from air that is leaving the home and puts it back into the incoming air, can be quite efficient. Of course, when the weather is moderate, opening doors and windows helps clear stuffy “inside” air from your home. Many homeowners have discovered the routine of keeping windows open during cool summer nights and closing things up before the heat of the day sets in. Regardless of whether you are loosening or tightening your home, there are ample resources in the valley to help you achieve your goal. H
Methow Valley Building 2010
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Should you remodel?
I
By Dee Dee Pearce
s remodeling your home more economical than building from scratch? The answer to this question is far from cut and dried. Many factors can influence this decision, such as the quality of the current structure, the extent of work to be done, the “charm� or character of the building, and its siting and orientation. Depending upon the builder or designer you talk to, the answer will vary, but there is the consensus that each potential remodel needs to be evaluated on its own merits.
basic structure has been compromised, the home is not a good candidate for remodel.
Extent of the remodel
Quality of existing building The quality of a building includes, but is not dependent upon, its age, points out Molly Patterson of The Patterson Company. A home of good design, constructed with quality materials and workmanship and, built 40 years ago, will often be a better candidate for remodeling than a lesser-quality structure only 20 years old. This underscores the wisdom of
Photo by Ashley Lodato
There are as many factors to consider when remodeling as there are colors of paint. building a quality home initially, she said, since such a building will merit remodeling in the future.
Another quality consideration is the state of the foundation of the home. If either the foundation or
A large remodel can cost the same as new construction, according to Howard Cherrington of Integrated Design Concepts. He also states that if a remodel is entirely composed of an external addition to the present structure, that cost is the same as building new. If the remodel is creating more space or changing space, the home may need stronger beams, and tying the foundations together can be a challenge. Sometimes, the cost may be balanced by the advantages of other factors, such as creating solar gain for the home. It may be possible for some remodels to be done in increments. This would avoid a large initial cost and perhaps allow the homeowner to live there while the work is being Continued on P. 22
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Methow Valley Building 2010
Photo by Sue Misao
Quality workmanship is an essential key to successful remodeling.
done. Cherrington points out that the homeowner can put in “sweat equity,” doing clean-up of the job site, painting and other tasks. Smaller remodels that typically improve the resale value of a home are re-dos of the kitchen and/or bath areas, indicated Patterson. All the builders interviewed acknowlPhoto by Joyce Campbell edged the big unknown in all remodel Workers require a variety of ingredients to get the job done. work: what will be found when the home is opened up? There current laws would prohibit putting a new can be surprises in how the home was building on the same site. These factors can originally framed, and also with respect to complicate a purely financial decision. wiring and plumbing. This makes estimating the cost of a remodel more difficult than Following your dream estimating the cost of a new structure. Last, but certainly not least, is the element of knowing your ultimate goal. Builder Style and history Bob Elk points out the importance of analyzSometimes deciding for or against a ing your dream and going after what you remodel is not purely a “bottom-line” deci- want. While Elk tends to favor remodeling sion. There may be historical elements the over new construction, the homeowner owner wants to preserve, or the building needs to ask whether the end result will may possess a special charm or character. suit his or her needs and wants. That may Likewise, the building may be sited such that be the final decision-maker. H
Methow Valley Building 2010
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Workin’ it
Photo by John Hanron
Photo by Joyce Campbell
Methow Valley builders, carpenters, contractors and do-it-yourselfers know how to get it done. Photo by Sue Misao
Photo by Sue Misao
Photo by Joyce Campbell
Photo by Joyce Campbell
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Methow Valley Building 2010
Under foot:
building the best floor By Ashley Lodato
I
once rented a house with a carpeted bathroom. It seemed an odd choice for a room whose humidity approached 100 percent while the shower was on. It also complicated routine tasks such as, say, returning the toilet brush from the toilet to its holder. At the time it was the most unusual flooring situation I’d ever encountered; then I moved into a house with a carpeted kitchen. In addition to vastly improving my vacuuming technique, living in these houses confirmed one thing for me: Choosing flooring is an intensely personal decision. Bill McAdow of Harmony House Interiors helps homeowners make such deci-
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sions by first exploring their aesthetic preferences with them. Many homeowners come in with a general idea of what they want, but with such a wide range of flooring options available, they need help narrowing the field. “I work with color first,” says McAdow, “then we move on to practicality, and then to budget.” Methow homeowners make tasteful flooring choices, notes McAdow, but above all they’re seeking practicality. “Whether it’s carpet, Linoleum, or wood,” says McAdow, “people are looking for a good value. They want their flooring to look good and function effectively for a number of years, but they also need to work within their
budgets.” “Everyone is on a budget,” comments McAdow wryly, “it’s just the numbers that differ.” McAdow can frequently suggest more practical options than the ones that his clients initially favor, alternatives that look similar but last longer. Many Methow homeowners are turning to the most resilient flooring materials to use in entryways and mudrooms: slate (and other stone) and concrete. Both materials resist excessive damage from the mud, gravel, dirt, and snow that get tracked in and both are relatively easy to clean. Furthermore, both are effective with radiant-floor heating, making it possible to get all those wet snow clothes
Photo by Ashley Lodato
People need floors with functionality. and boots dry without trucking them off to another part of the house. Like the entry, the bathroom sees a lot of wet traffic and requires flooring that
resists water damage, such as ceramic tile or stone. Concrete slabs are great in bathrooms, too, as long as they’re warm. Radiant heat tends to be appreciated most acutely when you step out of the shower, so tile, stone and concrete are all good choices for bathrooms with in-floor heating – and less desirable choices for bathrooms without it. As the use of radiant-floor heat becomes more widespread, notes Molly Patterson of The Patterson Company, so does the use of concrete, tile and stone flooring. “Virtually all of the houses we’ve built in the last five years have radiant heat and most have either concrete or tile flooring,” she says. “It’s an
Methow Valley Building 2010 extremely effective way to keep a house warm and you have some really beautiful design options.” The texture and color possibilities offered by a concrete floor, coupled with its efficient compatibility with radiantfloor heat, make concrete increasingly fashionable in living rooms, kitchens and eating spaces. Pet hair and dust bunnies seem to float along on it quite visibly, but cleanup and maintenance are easy. Concrete is quite hard, though, and can be tiring to stand on. Similarly, slate and tile are beautiful and durable materials that hold heat and are easy to clean, but they don’t provide a cushioned surface either. And then there’s wood. Less than a century ago, if you had a “wood” floor, you had a floor made of solid wood planks, strips or parquet. In the past 40 years, however, with the invention of laminate technology, “wood” floors come in several categories: •Solid wood: which is milled from a single piece of lumber and can be prefinished (sanded and finished in the factory) or unfinished (sanded and finished after installation); •“Engineered” wood: which is not technically engineered, but instead composed of several layers of wood, with a thin piece of sawn lumber for the top layer and less expensive layers beneath; •Laminate: which is an image of wood with a core of different wood products, covered with a clear, durable
Page 25 surface layer; •Bamboo: which is a solid, sustainable, renewable material, but is actually a grass, not a wood. Due to its warm and natural appearance, wood continues to be a prevalent choice for the main living areas of the house. It is classic and classy, a reasonable combination of comfort and durability. It isn’t, however, always a good fit with radiant heat. For homeowners who want both radiant heat and wood floors, cautions Patterson, “make sure you’re getting really dry wood: reclaimed wood, quarter-sawn oak – something with a very low moisture content.” Laminate flooring can work well with radiant heat, says McAdow, “but make sure your particular product is manufacturer-approved for radiant heat. Check the warranty on the laminate flooring and install above radiant heat according to manufacturer specifications. Then don’t crank your ther-
mostat above the recommended levels, or else your floor will begin to buckle.” For bedrooms, carpet is a popular choice. Carpet feels nice on bare feet, stays fairly clean in bedrooms, and insulates noise nicely; it can also be relatively inexpensive. “We’ve seen a tremendous increase in the quality of carpet in recent years,” says McAdow. “There are now a lot of relatively inexpensive carpet fibers that look great and wear well.” But for those with allergies, pets or an aversion to vacuuming, carpet is out. Wood floors (and by “wood” I am including all the wood-like products listed above) are a good choice for bedrooms, too, because they have a warm and soft texture and are easy to clean. And with minimal traffic, the wood floors in the bedrooms remain in good condition. Cork flooring is gaining in popularity, too. Cork is a natural, renewable and sustainable material, harvested
✩ 5
from the bark of the cork oak tree, which regenerates its bark about every 10 years. It is shock- and noise-absorbent, it resists allergens such as pet dander and it has a warm appearance. Cork’s drawbacks are that it is more expensive than many other flooring choices, it is less resilient than other materials (it scratches easily) and thus requires regular maintenance, and it’s not recommended for rooms that need to be wet-mopped frequently.
There are also a host of other flooring products that are less frequently employed locally, but all of which are viable flooring alternatives, ranging from Linoleum (or Marmoleum), which is an allnatural product composed of linseed oil, cork, tree resin and limestone, to painted plywood, to earthen floors. “There are so many flooring options out there,” says McAdow, “there’s something for every style and for every budget.” H
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Methow Valley Building 2010
Using the solar system
T
here are many aphorisms that center on the power of the sun: Make hay while the sun shines. Find your place in the sun. Let the sun shine in. It is no surprise that people, particularly in the Methow Valley, look for ways to harness the power of the sun for warmth and light. After all, it’s free and is said to shine as many as 300 days in a typical year here. While getting electricity from the sun is not exactly free, it has become increasingly affordable – and feasible – to incorporate a solar system to run lights, appliances or an entire house. For most people, fulfilling all their electric needs with the sun and being completely off the grid means designing the house to accommodate a solar system. The house must incorporate adequate insulation and appropriate materials and be oriented to take full advantage of the sun. Many people, however, have been able to retrofit an existing home
By Marcy Stamper
Photo by Sue Misao
Find your place, let it shine, make hay, power your home. to use solar energy as an additional source of power, particularly during the summer. State and federal tax incentives
have made solar power considerably more cost-effective, according to Ellen Lamiman, who designs and sells solar-energy systems through her
company, Energy Solutions. With recent changes in federal tax law, people can write off 30 percent of the cost of a solar system, including materials and installation, she said. On top of that, for households connected to the power grid, Washington’s renewable energy program will provide an annual payment for every kilowatt hour you produce but do not need – it is essentially sold back to the grid. Lamiman estimated that the combined tax benefits and utility rebates will amount to about 70 percent of the outlay for a grid-tied solar system over the first 10 years. People who are totally off the grid would probably not save as much, because they have to spend more on back-up batteries, said Lamiman.
Designing with solar in mind “Being off-grid is everything about conserving energy, so that you don’t have to make it,” said
Methow Valley Building 2010
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Photo by Marcy Stamper
Take advantage of southern exposure. Howard Cherrington, the owner/designer of Integrated Design Concepts, who specializes in designing and
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and store it for use in the evening, while keeping the house from overheating. People often use a concrete slab floor and adjacent concrete wall mass, said Cherrington. Most people who rely exclusively on solar energy have a propane, diesel or gas generator to top off their batteries in the winter, when the sun is not strong enough to keep everything charged, said Lamiman. In fact, if they installed enough pho-
tovoltaic panels to charge the batteries in the winter, they would be wasting the power for at least six months of the year, she said. Some people look for innovative ways to take advantage of this surplus power by setting up cottage industries or taking up hobbies that need electricity. One built a woodshop and outfitted himself with a sailboat, said Lamiman. Continued on P. 28
S
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siting energy-efficient houses to take advantage of passive solar gain and incorporate solar power if desired.
Ideally, the house would be designed to take advantage of southern exposure for maximum solar gain in the winter, with overhangs that will shield it from too much sun during the summer. This is fairly easy to do here because of the dramatic swing in the angle of the sun over the course of the year, said Cherrington. He also recommends berming the house into a hillside to help maintain a more constant temperature. “The first thing you do is insulate as well as your budget will allow,” said Cherrington. He also emphasizes the importance of good glazing. “Windows are not just things you’re looking through, but they will save you energy,” he said. Shades or other window coverings can help regulate the temperature by adding another layer of insulation and blocking the sun, he added. The interior mass of your house is the other key element, to absorb the sun
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Methow Valley Building 2010
Outfitting your house with a solar system In addition to the photovoltaic solar collectors or panels, people installing a solar system need an inverter to convert direct to alternating current. Anyone who is completely off the grid needs a sizeable bank of batteries, and those who are connected to the utility’s power network often still elect to have a battery to power some circuits during an outage. In addition, people should expect to replace the battery bank about every 10 years and to perform regular maintenance on the batteries. Today a high-quality solar system tied into the grid costs about $15,000, with another $5,000 for an electrician and installation, according to Lamiman. Anyone who is completely off the grid must incorporate an alternate heat source, whether wood or propane, because it is not possible to generate adequate solar power for heat in this climate. They also typically have a propane stove for cooking, said Cherrington. Solar hot-water heaters can also be very cost-effective, said Cherrington. Still, said Lamiman, you need to have a use for the hot water
Photo by Sue Misao
Solar-power users know when to turn off the lights.
you generate during the day or some way of storing it. It is not hard to retrofit a house if you are simply adding solar electricity to reduce your footprint and have excess power to sell back to the utility, said Lamiman. The surplus of summer power can be one good reason to be tied into the grid, because that power will generate a credit that will go toward your winter energy needs. Under Washington’s program,
which works in conjunction with the utilities, the excess will be returned to you in cash at the end of the year. Peter Morgan, who has a grid intertie system at his Balky Hill home, got a check for almost $500 last year, essentially cutting his power bill in half, he said. Morgan and his wife, Raleigh Bowden, use the solar energy for lights and some appliances, but rely on the grid for electric radiant heat
and appliances that require more energy. Morgan said they opted for the grid inter-tie because they wanted “some of the conveniences of modern life,” but that he was drawn to the system to help with overall energy conservation. Another thing Morgan likes about the system is the awareness it contributes about the household’s power consumption. “We have a meter on the wall, so you can see how much power you’re buying and selling at any given time. It does motivate you to run around and turn off lights,” he said. “That is what truly off-grid people learn to do – they don’t run appliances all at once,” said Lamiman. While solar can be a good option for many people in the Methow, not all sites provide adequate sun. You need unobstructed sun from 10 a.m. to 2 p.m. in the winter, or for longer if there is an obstruction, said Lamiman. Some people have systems that are essentially dormant for part of the year. “You’re not going to get rich from solar, but with all the incentives today, it’s pretty doable – a long as you can come up with the money for the equipment,” said Lamiman. H
9 T H Annual Methow Valley Tour of Homes ■
Saturday, August 7 Tickets: $25 (or 4 for $80) on sale through Confluence Gallery 104 Glover Street, Twisp 509 997-2787 Visit our website for art class listings and more information www.confluencegallery.com
regional art
education center
community gathering place
Methow Valley Building 2010
Page 29
Siting your home By Mare Nemeth
T
o rather varying extremes, the Methow Valley has at least four distinct seasons: winter, mud, summer and fire. Assorted sub-seasons s u c h a s : l a t e - s u m m e rwinter, early-spring-winter or early-spring-summer are also prevalent, depending on your location. Last November, during earlywinter-summer, I was picking tomatoes off the vine in my garden near Winthrop, yet my neighbor across the street lost hers to frost in late-summer-winter. Perhaps that’s a silly way of illustrating the quirky-sounding nature of localized atmospheric conditions. These weather patterns are not all about global climate change. They’re actually accountable sub-climates that create locally unseasonable
Photo by Marcy Stamper
Design your home to be in harmony with the specific landscape at your disposal. conditions within the context of the current legitimate season. Not only does your land have a unique climate, but the addition of your lovely new home will further
complicate things by creating different micro-climates around it. The key to living comfortably in any number of seasons or conditions is to design your home to be
in harmony with the specific landscape at your disposal. Ideally, your site should be protected from the harsh ravages of Mother Nature while intelligently embrac-
ing and utilizing her abundant gifts. A propitious homesite and thoughtful home planning are key when working with, rather than against, nature. You will also save money, and the proper site can improve comfort and the aesthetics of your home. Design your home to be a sanctuary, where you will feel comfortable inside regardless of the weather. One of the primary things to forecast when locating the ideal homesite is how local conditions interface with the structure you plan to build. The elements in this environment are harsh, can wreak havoc on your building and landscape, and eventually can be a major cause of increased disinterest in rural Continued on P. 30
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Methow Valley Building 2010
Photo by Marcy Stamper
Orient your home to take advantage of the free warmth and natural light of the sun. living, as chores and maintenance quelch your dream of boundless recreation. Better, you could make a conscious effort to assuage future headaches by design-
ing a smaller, more functional home. First, orient the main living areas of the house to take advantage of the free warmth and natural light
of the sun as it changes throughout the day. Utilize ample windows to the south to allow maximum solar gain. Incorporating a natural shade-bearing screen of leafy
Photo by Marcy Stamper
Incorporate natural shade to avoid an overly hot house in summer.
Methow Valley Building 2010 vines or deciduous trees and short roof overhangs on the south side will keep the house from overheating in the summer. Natural light is easy on the eyes and doesn’t have to be turned off to save energy. Careful placement of glazing, skylights and clerestory windows on the east side of the house will allow pleasant, diffuse lighting, while generous overhangs will limit direct sun that can be damaging to the home’s interior. Incorporate passive cooling by designing opportunities for cool air to enter the west side of the house and use deep overhangs to block hot afternoon sun, making a shaded outdoor area that can extend your overall living space. If your land has a south-facing hillside, consider an earth-bermed design that will allow you to take advantage of the constant temperature found beneath the frost line when you shelter the east and north sides of the building in the earth. These homes will be naturally cooler in the summer and easier to heat in the winter. Low-maintenance finishes that do not require constant re-finishing and drought-resistant landscaping
Page 31 will free you up to spend more time doing the things you want to do. Creating a greenbelt or firebreak when you are building in the forest will give you peace of mind and help protect your assets. You can take cues from what is already tried and true, but keep in mind that advances in building design and materials should be utilized wherever possible to help ensure your home’s long-term viability. Metal roofing, stucco and metal siding are widely used, functional, low-maintenance finishes in this area, making them fine choices for a new house. However, using them to build a large ’70s-style chalet with a 30-foot north-facing wall of single-pane windows isn’t feasible these days. Changes in our economy have finally precipitated one of the most progressive trends to come along in home design: modest-sized, efficient homes that fit into the environment are now in demand and will continue to be an asset as energy prices continue to escalate. Each new home built in cooperation with the elements will take us another step closer to a healthier and better-functioning society. H
Photo by Sue Misao
Mud season is certainly to be considered when choosing your home’s building site.
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Methow Valley Building 2010
Second home or future first home? By Marcy Stamper
H
ome is where the heart is. Or is it where you vote, or where the IRS says it is – a place you’ve lived in for at least two out of five years? The definition of home has financial ramifications for individuals and the larger community, as well as a less tangible, but perhaps more important, effect on the nature of that community. Anyone who has spent much time in the Methow has probably seen houses that are empty a good part of the year – vacation properties used seasonally or on weekends, or places that linger on the market after the residents have moved. It turns out that counting up these part-time residences is not that straightforward, with the totals influenced by the vantage point of the person providing the estimate. Okanogan County doesn’t keep statistics on whether a house is occupied full-time or not, but county assessor Scott Furman was able to
Photo by Sue Misao
The definition of “home” depends on who is doing the defining. extrapolate based on where his office sends property-tax bills. Pretty much any way he looked at it, full- and part-time properties in the Methow are split about 50-50. Furman looked at the Methow
Valley School District, which runs from Gold Creek to Mazama, and found that 49 percent of taxable properties – houses, businesses and undeveloped land – have out-ofcounty ownership. Recalculating
by taxable value or acreage, the out-of-county numbers edged up by only one percentage point. When Furman looked only at single-family residences (eliminating duplexes and apartments, homes on farms and bare land), he came up with 44 percent out-of-county ownership. But to people actively involved in the real estate market, the picture looks quite different. Linda Schmal, a broker-owner at John L. Scott Real Estate, said about 60 to 70 percent of properties are second homes. “Absolutely,” she said. “You go to Mazama, and there are 150 or 200 people – the rest are second homes.” Bob Monetta, broker-owner at Windermere Real Estate, said his sales are 80 percent out-of-area, and he predicted that proportion would continue to grow. Particularly in the upper valley, he said, most buyers are looking for recreational properties that are easy to maintain and close to trails. Those shopping for a full-time residence look closer to
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Methow Valley Building 2010 town and want more space and more privacy, he said. Often it is hard to define where someone’s primary residence is, said Jason Paulsen, executive director of the Methow Conservancy. Many people can work remotely, and others have what Monetta termed “alternative-lifestyle jobs,� following seasonal work to different areas around the country. Whether you use Furman’s figures or the real
Page 33 estate numbers, the Methow is still very different from the rest of the county, where only about a third of properties belong to people whose primary residence is outside Okanogan County, said Furman. What do all these numbers mean? When it comes to price, these preferences assign value to different features. According to Monetta, a small recreational cabin in Mazama costs about the same as a house on five acres
near Twisp. On the other hand, the sheer number and value of properties here affects the property-tax levy rate, so everyone pays less per $1,000 of value. Then there are other ramifications of the population mix that are harder to characterize. “What it’s done is take a community that was more cohesive – we used to play poker, pinochle, have volleyball leagues and projects like the Winthrop Barn that were built totally
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by donations of time,� said Monetta. “Now people are used to paying for things that we used to do by volunteerism.� People who own second homes participate in the community, but they may be more apt to make financial contributions than devote time to a community project, he said. Schmal said she has found part-time residents are big donors to local nonprofits and often give their time as well.
Housing market fluctuates “Real estate is not like any other market,� particularly in the Methow, said Monetta. “It’s like buying a yacht – it’s not a necessity; it’s a luxury market.� As a result, Methow sales fluctuate with the economy whereas, at Windermere’s Omak office, with about 70 percent local sales, the volume remains more constant. During the high-flying period that ended with the
mortgage and stock market crisis two years ago, real estate in the Methow saw unprecedented growth. Staring in 2004, home and property values increased about 30 percent a year, or five to seven times the normal appreciation, said Monetta. Nevertheless, even with the downturn, the recreational draw has kept the market in the Methow more active and has probably kept prices higher, said Schmal. This dichotomy between full- and part-time residences has other economic impacts as well. At the Okanogan County Electric Cooperative, which supplies power to the upper valley, Winthrop and some areas near Twisp, 40 percent of the customer base is seasonal, but these households account for only 24 percent of total revenue, according to co-op general manager Ray Ellis. Concerned that locals were in effect subsidizing those who come only for a Continued on P. 34
Page 34 weekend, last year the co-op restructured its rates, a move that proved unpopular with many full- and part-time residents. That threshold has significance for Robert William Sandford, a writer who focuses on natural and human history. In his book The Weekender Effect, Sandford wrote that “We are seeing that when a mountain town approaches 40 per cent part-time residency, the sense of community begins to implode.” “There are subdivisions here now that have so few people living in them full time that they lack the basic elements that by definition constitute functional community life,” wrote Sandford about his town in the Canadian Rockies. “Big houses exist side by side but there is not enough interaction between those who occupy them to constitute community as we have known it historically in the mountain West.”
Part-time: choice or necessity?
A lot of part-timers want to live in the Methow full-time but have trouble figuring out how to make a living, said Schmal. As a result, they may have to wait until they
Methow Valley Building 2010 retire, which has its own effect on the culture. “My experience is that everyone would like to live here, but most don’t end up doing it,” said Monetta. It would doubtless have an impact on the valley and its infrastructure if all those people – an additional 2,000 to 3,000 residents – were able to make the transition to full-time. Enrollment in the school district is one measure of the demographic shift. Although the population in the Methow has increased by about 700 people during the past 10 years, from 4,400 to 5,100, school enrollment has dropped by about one-third over the same period.
Economic, cultural evolution Sandford is not alone in studying what is happening – or could happen – in places like the Methow that attract people seeking to escape from urban areas, as well as those buying vacation properties. “I want you to imagine the sudden eruption of an economy that has nothing to do with wheat or livestock or timber, and everything to do with outdoor recreation, health care, wellness, fitness, and the ma-
Photo by Sue Misao
Escaping urban areas to live in the Methow is the dream of many. nipulation of symbolic imagery,” said environmental studies professor Donald Snow in a lecture on the transformation of the rural West. “What we value most tends to be about the intangibles, the stuff that’s hard to describe about a given place but is palpably obvious to many who live there. It’s about culture, history, heritage, and the feeling that emanates from places still surrounded
by, and infused with, nature,” said Snow. “What is the make-up of the Methow Valley 50 years from now, when people who love the Methow transfer their assets to their kids, who may have more distance in relation to their sense of place?” asked the Methow Conservancy’s Paulsen. “Does it change their level of engagement?” H
Methow Valley Building 2010
Page 35
Know your zone
P
lanning and zoning requirements that are stricter than those in the rest of Okanogan County – and much of the western United States – have guided development in the Methow for the past three decades. Those rules, say local land-use consultants and conservationists, have helped maintain the valley’s open character and boosted the value of all the properties in the area. “The zoning we have has worked for 30 years,” said John Hayes, a consultant who helps property owners figure out how to meet their goals while working within the zoning regulations. Compared to other parts of the country, “There’s no question [property] values are holding in the Methow,” said Hayes. “Without plan-
By Amy Stork
ning, this place would have been destroyed long ago.” Jason Paulsen, executive director of the Winthropbased land trust group the Methow Conservancy, agreed that zoning has protected the area’s natural resources, while allowing for some development. “There’s a lot of thought that’s gone into the regulations that are in place and they seem to have found a pretty fair balance. One of the challenges in planning in a county this large is recognizing that one size doesn’t fit all.”
Lot size, density are key differences Community input in the 1980s led the county to establish the Methow Review District, an area that roughly Continued on P. 36
Photo by Sue Misao
Zoning and planning laws help maintain the valley’s open spaces.
Page 36 mirrors the Methow Valley School District, extending south along the river to around Gold Creek. This special subsection blankets the Methow with zoning rules that result in lower-density development. In most of Okanogan County, the minimum lot size is one acre, but this will probably become stricter in the new comprehensive plan. Minimum lot sizes in the Methow range from 20 acres in upland areas like the Rendezvous, to five acres on much of the valley floor – with one-acre lots allowed in some of the more developed areas. Zoning for the Methow also limits the number of homes that can be built on one lot. Owners may build only one home besides the primary dwelling, and it cannot exceed 50 percent of the square footage of that first home. Ben Rough, senior planner for Okanogan County,
Methow Valley Building 2010 says Methow property owners also need to be aware of the many environmental regulations that govern building in the valley. “There are a lot more critical areas, such as floodplains and wetlands. The valley is so narrow, with a lot of the private property close to the river,” Rough said. “If people understand that before they apply for their permits, it will make their process more simple.” Rough recommends new property owners work with a consultant like Hayes, or study county critical areas maps to figure out if their property has environmentally sensitive sections.
Larger developments mean more planning Anyone wishing to divide a Methow Valley property into multiple parcels with lots smaller than five acres must create what is called a planned development – a site-specific plan for how land will be subdivided
Photo by John Hanron
Zoning laws are intended to keep houses out of the flood plain. and how the developer will situate home sites, roads and utilities. Paulsen says the planned development process gives developers the ability to achieve the density they
want, in exchange for setting aside meaningful open space or creating trail corridors. “I would say it’s actually fairly progressive. A lot of the rural character and open fields along the highway to-
ward Mazama were achieved through that development tool, keeping the development in the trees instead of the meadows. Those levels of review and design standards don’t typically exist in other
Methow Valley Building 2010 communities.� Hayes says that planned developments also ensure that the developer and new buyers pay for the impact of the development. “It’s orderly growth. Roads are named, health issues are met, roads are built to standards. When you just short-plat and long-plat land, that’s just carving it into tiny squares. There are issues with road dust and sewer systems. “There’s nothing wrong
Page 37 with making a profit but when you make a profit and you cause indirect costs to the rest of the people in the community, that’s not right,� said Hayes. “And that’s what happens when you don’t have zoning.�
Property rights groups silent here Paulsen and Hayes both say the Methow has been largely free of the kind of conflicts over development that have plagued other ar-
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eas. They are hard-pressed to think of any vocal opponents to planning in the Methow. “You hear those complaints outside the Methow Review District,� Paulsen said. “But at least at the [county] planning commission level, there’s a respect that the people who live in the Methow have done this and it works for them, so who are we to tell them it should be otherwise?�
Meet the new plan Okanogan County is in the process of updating its comprehensive plan for the first time since the 1960s. Planner Ben Rough says it’s unlikely much will change for the Methow when the new plan is adopted a few years from now. “I don’t think people want it to change. It is working pretty well over there already. People want the Methow to be preserved, and I think the way the comp plan is now, it does that.� “I hope they leave us
Photo by Sue Misao
When humans plan their developments carefully, deer and other wildlife prosper. alone,� said Hayes. “If they start tinkering with the
Methow they can undo a lot of good that’s happened.� H
Page 38
Methow Valley Building 2010
Make tax sense of your renovation
I
f you have been thinking about making renovations to your home, this may be the year to put those thoughts into action. Although residential home improvements typically do not qualify as tax deductions, the recent addition
By Soo Ing-Moody
of some energy-efficient tax credits has made some serious exceptions to the general rule. The credits may make a much-needed renovation seem not only sensible, but also may actually prove it does pay, in more ways than one, to replace those old drafty windows now.
“With all the tax credits available for improvements, it makes good tax sense to make improvements now and take advantage of the tax savings,” says Pam Floyd, enrolled agent at the Floyd Company. “Residential energyefficient property such as qualified solar electric, solar water heating, small wind-energy, geothermal heat pump and fuel cell properties could be eligible for 30 percent of the costs or $500 per half-kilowatt-hour of capacity of the property, whichever is less,” says Floyd, “and, with the exception of eligible fuel cell property, there is no limitation to this credit starting in 2009.” Another credit, the NonBusiness Energy Property Credit, has been available since 2006 (with the exception of 2008) and extends into 2010. It enables individuals to claim qualified energy property credits up to $1,500 a year based on 30 percent of the eligible property for improvements to their principal residence located in the United States. The credit may apply to qualified natural gas, propane or oil furnaces, hot water boilers, hot water heaters, air conditioners, biomass (including wood) stoves, water heaters, insulation, and/or systems that reduce heat gain or loss in the home, exterior windows (including skylights), exterior doors, coated metal roofs, and asphalt roofs with appropriate cooling granules. However, to complicate the eligibility for these credits, not all makes and models of these items qualify, even if they are Energy Star rated. To determine if these improvements do qualify, you should ask the seller or manufacturer for proof of its qualification.
Photo by John Hanron
Renovating your home won’t necessarily empty your pockets if you consider some of the tax credits that are available. There are restrictions to note – these credits only apply to improvements to existing homes, not new construction, and as nonrefundable personal tax credits. “If you owe no tax, you get no credit,” says Floyd. However, even if you don’t qualify for these credits, keep good records on the cost of any and all improvements through the years. “Keeping track could save you a bundle in tax when your home is sold,” adds Floyd.
“It is direct money in your pocket.” If you are considering purchasing a fixer-upper you may be given further incentive to act now, as you may be eligible for other additional tax credits. Dropping average prices for homes and low mortgage-interest rates may provide the incentive for some to purchase a “fixerupper” home and take advantage of these home-
improvement tax credits. In addition, new homebuyers can take advantage of a recently passed tax credit that can further reduce the amount of tax paid. The “First Time Home Buyer Credit” is $8,000 for firsttime homebuyers, and has been extended to purchases in which a binding contract is entered into by April 30, 2010 and closed by June 30, 2010. The similar $6,500 “Long Term Resident Homebuyer Credit” is also available for those who have owned and lived in a home for five of the past eight years, but is subject to income phase-outs. “It is direct money in your pocket,” says Winthrop certified public accountant Bart Bradshaw. “You could look at it like the government is addressing the downturn in the real estate market and you’re getting advance compensation for the potential of market depreciation; or you could see it as money that could help to make improvements and add value to the home. If the market was to go down, or the purchased home drops in value – in the end, you are still not out that much. Either way it may be a good
Methow Valley Building 2010 reason to buy now. It might be safer to buy real estate now than invest in the stock market, as long as you know you’ll be there for awhile.” For those who have already begun or completed the renovation process and discovered that the above credits do not apply, don’t fret. According to our tax experts, there may be other ways to maximize your investment, regardless of a year’s available tax credits.
Page 39 “Just keep track of all home-improvement costs in a home file that will later work to offset the cost of any taxable capital gains when the house is sold,” advises Floyd. If you purchased a fixerupper, keep your final closing statement. The final closing statement lists fees and interest that may be deductible in the year of purchase, while the cost of all improvements can be
used to offset the cost of any taxable capital gains when the home is sold. “The interest, mortgage insurance, and real estate taxes you pay could enable you to itemize your deductions, rather than use the standard deduction, possibly resulting in substantial tax savings,” says Floyd. “If you own a home, always be sure to look into all the possible itemized deductions available to you
before using the standard deduction,” advises Floyd.“ Seniors could save a bundle depending on their income level by contacting the Okanogan County Assessor’s office to inquire about a real estate tax discount.” “Since 2008, under current law, even people who do not itemize can receive a deduction of up to $1,000 for property taxes paid,” adds Bradshaw. “This is an extender bill which gets re-
approved by Congress every year – and since it acts as a sort of stimulus, it is likely to continue in the year to come (tax year 2010). Also new is that mortgage-insurance fees are currently deductible, extended through 2010.” Though it is unclear how much longer some current incentives may be available, with the economy being a major influencing factor, one thing is certain – no two tax years are ever the same. H
Page 40
Methow Valley Building 2010
You’ve got mail
Photo by Bob Spiwak
Photo by Marcy Stamper
Photo by Marcy Stamper
Photo by Bob Spiwak
Photo by Marcy Stamper
Photo by Marcy Stamper Photo by Marcy Stamper
Methow Valley Building 2010
Page 41
in the Methow Valley
Photo by Marcy Stamper
Photo by Marcy Stamper
Letter-writing may be a lost art, but folks in the Methow Valley know how to get their bills and junk mail in style.
Photo by Marcy Stamper
Photo by Bob Spiwak Photo by Marcy Stamper
Photo by Bob Spiwak
Page 42
Methow Valley Building 2010
Directory of Advertisers Accountants Bart Bradshaw, CPA..............19 Appliances Alpine Designs ......................15 Webster Furniture..................16 Architects & Designers Balance Associates Architects...44 David Coleman Architecture... 11 GP Designs ..............................6 Integrated Design Concepts ...29 Johnston Architects .................2 Lawrence Architecture ..........43 Pinto Design ..........................19 Richard A. Fisher Architects ...10 Shadowline Design & Construction ..................2 Sun House, Alex Hall ..............32 Artists & Artisans Bruce Morrison, Raven Ridge Sculpture...........14 Jerry Cole Woodworking ......27 Kamron Coleman ..................37 The Slagworks, Barry Stromberger.................15 Swanson Woodcraft ..............25 Tannehill Company ............... 11 Building Supplies Alpine Designs ......................15 Bear Creek Lumber ...............44 Cascade Pipe & Feed Supply ...38 East Slope Building Supply ...24 Methow Resource Recovery ...6 Methow Valley Lumber ........12 MM Wood Restoration & Protection ..........39 North Cascade Builders Supply ..............17, 25 North Valley Lumber ..............21 Sierra Pacific Windows .........36 Winthrop Ace Hardware .......15 Builders & Contractors Artisan Flooring ....................25 Bart & Company Construction ................20 Big Valley Builders ...............19 Brandenburg Construction ....43 Byro Construction .................14 Common Sense Custom Homes ........14, 20, 28 Cougar Creek Timber Frame ...32 Custom Building Services.....33 David Rudholm Construction ...18 D. McLane Construction.......13 Eagle Handcrafted Homes ....43 France & Co. .........................34 GP Designs ..............................6 Hilton Construction...............22
Builders & Contractors, Cont. Hungry Mountain Construction..................... 28 Laverty Construction ..............7 Libbey Construction .............37 Methow Mountain Homes ......8 Micheal Parks Construction ...32 North Cascades Construction ...34 Norseman Company..............39 Palm Construction ..................8 Rhinehart Construction Company .....................39 Rockwood Greene .................18 Shadowline Design & Construction .................2 Stopwater Construction.........22 Sun House, Alex Hall............32 Washington Timber Frame Co..................... 11 Western Ranch Buildings ......17 WSA Construction .................9 Yellowjacket Construction ....15
Energy Consultants/Sales, Cont. Energy Solutions ..................27 France & Co. .........................34 Solarwind Energy ................ 26
Cabinetry Alpine Designs .....................15 Jerry Cole Woodworking ......27 Swanson Woodcraft ..............25 Tannehill Company ............... 11 Carpet Cleaning High-Tec Carpet Cleaning ....24
Flooring Artisan Flooring ....................25 Bear Creek Lumber ...............44 Harmony House Interiors ......24 Methow Valley Lumber ........12 North Valley Lumber ............21 WCC Tile ..............................24 Webster Furniture..................16
CafĂŠs & Coffee Roasters Blue Star Coffee Roasters .....10
Furniture & Furnishings Webster Furniture..................16
Concrete & Gravel Brandenburg Construction ....43 Byro Construction ................14 Cascade Concrete ..................10 Five Star Concrete.................25 Palm Construction...................8
Galleries Confluence Gallery & Art Center ...................28
Conservation Consultants Methow Conservancy ...........20 Plantas nativa east .................26 RW Thorpe & Associates ......18 Construction Cleanup Services High-Tec Carpet Cleaning ....24 Housewatch ...........................19 Methow Recycling Round-Up....................27 Damage Restoration France & Co. .........................34 High-Tec Carpet Cleaning ....24 Electricians Methow Electric ....................29 Switchback Electric .............32 Energy Consultants/Sales Derosa Edwards ....................27
Engineering & Design FL Cooley & Associates .......31 Equipment Sales & Rental Cascade Concrete ..................10 Cascade Pipe & Feed Supply ...38 Hamilton Farm Equipment .............33, 39 Okanogan Truck & Tractor .....9 Winthrop Ace Hardware .......15 Excavating B & B Excavating .................31 Doug Haase Excavating ..........7 J.A. Wright Construction ......37 McHugh’s Excavating...........30 Palm Construction...................8
Geothermal Services Fisher Refrigeration ..............22 Fogle Pump & Supply...........17 Glass Supply & Design D&R Glass Works .................14 Heating & Air Conditioning Al Ju Stoves & Fireplaces .....29 Cascade Pipe & Feed Supply ...38 Energy Solutions ...................27 Fisher Refrigeration ..............22 Hamilton Farm Equipment .............33, 39 North Valley Lumber ............21 Interior Design Harmony House Interiors ......24 Insulation All Valley Insulation .............17 Cascade Foam & Coatings ....27 Methow Valley Lumber ........12 North Valley Lumber ............21
Insurance Melbourne Insurance Co. .....20 Irrigation Services & Supplies Beaver Creek Well Services ...37 Cascade Pipe & Feed Supply ...38 Doug Haase Excavating .........7 Hamilton Farm Equipment .............33, 39 Land Use Permits RW Thorpe & Associates ......18 Landscaping Services & Supplies Cascade Concrete .................. 10 Cascade Pipe & Feed Supply ...38 Eastern Green Hydroseeding ...25 Eric Claussen ........................22 Kamron Coleman ..................37 Loup Loup Tree Service........15 Plantas nativa east .................26 Wild Hearts Nursery ...............9 Windy Valley Landscaping ....28 Masonry Kamron Coleman ..................37 Masonry Arts.........................32 WCC Tile ..............................24
Recycling Methow Recycling Round-Up....................27 Methow Resource Recovery ...6 Restaurants/Breweries Old Schoolhouse Brewery ....27 Roofing Cascade Foam & Coatings ....27 Triple T Roofing ....................13 Septic Design FL Cooley & Associates .......31 J.A. Wright Construction ......37 Monetta & Associates ...........19 Small Engine Repair Sawtooth Small Engine Repair ............................9 Solar Power Derosa Edwards ....................27 Energy Solutions ...................27 Solarwind Energy Systems ...26 Sun House, Alex Hall............32 Steel Buildings Western Ranch Buildings ......17
Metal Workers The Slagworks, Barry Stromberger.................15
Surveyors Erlandsen & Associates.........31 Tackman Surveying ..............26
Non-Profit Organizations Confluence Gallery & Art Center................28 Methow Conservancy ...........20 Methow Resource Recovery ...6
Tree Services Loup Loup Tree Service........15
Office Supplies & Reproductions Havillah Road Printing & Graphics ..................18 Plumbing Allways Plumbing.................38 Pole Buildings Norseman Co. .......................39 Porta Potty Rentals J.A. Wright Construction ......37 Pre-Fabricated Homes Method Homes ........................7 Winton Global Homes ..........13 Property Maintenance Housewatch ...........................19 Real Estate Blue Sky Real Estate...............9
Well Drilling & Pump, Sales & Service Beaver Creek Well Service ...37 Fogle Pump & Supply...........17 MVM Quality Drilling ..........30 Windows & Doors All Valley Insulation .............17 D & R Glassworks ................14 East Slope Building Supply ..24 Methow Resource Recovery ...6 Methow Valley Lumber ........12 North Valley Lumber ............21 North Cascade Builders Supply ...................17, 25 Overhead Door Co. of Wenatchee ...............37 Sierra Pacific Windows .........36 Woodworkers Alpine Designs .....................15 Jerry Cole Woodworking ......27 Swanson Woodcraft ..............25 Tannehill Company ............... 11
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