Homesteader 2016 by Independent Publishing

Missoula Independent

Homesteader 2016

Life. We’re in it together.

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This is not about banking. It’s about Į ŶĚŝŶŐ ƚŚĞ ŵŽƌƚŐĂŐĞ Žƌ ŚŽŵĞ ĞƋƵŝƚǇ ůŽĂŶ ƐŽůƵƟ ŽŶ ƚŚĂƚ Į ƚƐ ǇŽƵƌ ƵŶŝƋƵĞ ƐŝƚƵĂƟ ŽŶ͘ sŝƐŝƚ ƵƐ ŝŶ ƉĞƌƐŽŶ Žƌ ĂƉƉůǇ ŽŶůŝŶĞ͘

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On the cover:

Table of Contents Super natural Room of one’s own Turf wars Expert Essays: 12 home design trends Is buying right for you? Smart lawn care for dummies 2016 Missoula Housing Report

6 12 18 26 28 32 39

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Mailing address: P.O. Box 8275 Missoula, MT 59807 Street address: 317 S. Orange St. Missoula, MT 59801

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Super natural W

hat happens when a conservationist and economist build their dream home? The answer is nestled on a small lot in the Upper Rattlesnake, inconspicuous among the increasing number of ultra-modern new builds and renovations in the neighborhood. With a welcoming front porch and an efficient floor plan of just under 2,000 square feet, the home’s exterior looks warm and comfortable, though not particularly special. Only the custom-made Douglas fir front door gives the hint of the home’s big secret: from studs to siding, with only a few tiny exceptions, the home is constructed entirely with local, sustainable wood.

When a Rattlesnake family looked to build their dream home, they started— and finished—with nothing but local, sustainable wood by Sarah Aswell

If anyone could do it, it was Mo and Jeff Bookwalter. Mo is the U.S. Forest Service liaison at the Montana Department of Natural Resources and Conservation and has an extensive background in forest products, community-based forestry and rural working landscapes. Jeff is a professor of economics at the University of Montana who shares his wife’s understanding of the complex relationships

between local communities, local ecosystems and the economy. When the couple, along with their two young daughters, had the opportunity to buy a foreclosure on a 7,500-square-foot lot in 2013, they jumped at the chance. The house on the property had a bad foundation and wasn’t salvageable, so they teamed with architect Jeff Rolston-Clemmer at Habitare Design Studio

They can demand products that are made or manufactured in a way that fits their values.” Lonski began his quest simply by going to lumber yards and working with each business to find locally sourced wood, from plywood to trusses. The source of the wood isn’t always apparent, but asking and investigating led him to almost all of the products he needed to begin building. For the Bookwalters, it wasn’t enough to only showcase reclaimed wood in detailing like

and builder Jason Lonski at Jason Lonski Construction and Historic Preservation to create their new family home. They were already sure of what they wanted: all Montana wood, inside and out, top to bottom. “Like food, wood is the other fiber that we use every day, from toilet paper to musical instruments,” says Mo. “And like the local food movement, consumers have the same choice when they buy wood products. We wanted to illustrate that we could take the same idea of consumer choice with local food and apply it to purchasing the materials for our home.” Lonski was up for the challenge. While he has had past clients ask for a local, sustainable countertop or reclaimed wood trim, he had rarely had to follow the trail of each of the products he used, from where the wood grew to how it was logged to where it was milled to where it was sold. He was, however, familiar with helping families with a very wide range of requests build homes that met their needs. “I always talk to [my clients] about what they are interested in and what their concerns are,” says Lonski. “It’s amazing how the Internet has informed consumers on multiple levels. 8

Missoula Independent

hardwood floors and trim—they wanted the overall structure of their home to be local, too. The reasoning was simple: local wood has a low carbon footprint because it doesn’t travel far. Buying local wood (and locally processed wood) also stimulates the Montana economy by employing locals. Finally, and perhaps most importantly, buying local means knowing exactly which forest your wood came from as well as how that

Homesteader 2016

forest is managed. Buying local wood products has another benefit: Unlike a number of other “green” building strategies, it doesn’t often hurt a homeowner’s budget. While some products, such as certain types of reclaimed wood, can be more expensive, many other local products don’t cost any more than those that have been trucked or flown long distances. Some sustainable wood products can even cost less than others, like wood salvaged from old projects or beetle-kill pine. “I am supporting my neighbors, and also the local and regional economy,” says Jeff Bookwalter. “That’s always good to do. We would have done it even if it cost more, but that it didn’t was a bonus.” Walking around the Bookwalters’ home is a study in how to use reclaimed, salvaged and responsibly sourced wood— and each detail has a story. The living room and den are separated by a sliding barn door, which Lonski’s team created using beetle-kill pine found in the discount pile at Boyce Lumber. The hole-dotted pine was full of character and inexpensive, allowing Mo Bookwalter to get a feature she wanted in her home, within her budget and reflecting her values. The living room also houses a pellet stove, which the family uses as a second,

economical heat source during the winter. The pellets, bought from RBM Lumber in Columbia Falls, are manufactured from the mill’s scraps and trim ends. In the kitchen, a Douglas fir table made from reclaimed wood is a centerpiece, while small details like roughly cut ponderosa pine shelving add to the home’s natural, outdoorsy feel. Going up the stairs, the hemlock handrail is also salvaged—from one of Lonski’s former building sites where it was used as a makeshift safety railing during the home’s construction. The second floor is bright and airy, each of the bedroom doors a vintage gem found at Home ReSource. The hall bathroom, shared by the couple’s toddler girls, is also an oldtimey recycled door that reads: “MEN”. “I love looking around and seeing the wood, like the window trim,” says Mo. “It feels like we are bringing the outside inside. But even when I look at our white walls, I am proud of what’s behind it. Though you can’t see it, we know it is Montana-made.” The house is more than a pet project or a way to make the family feel good about their build. It’s a statement. “Sometimes the lumber yards wouldn’t know where their wood came from, or which mill,” says Ponski. “They had never really thought about it. When they know that the consumers care, it will gain more traction. It’s like local meat or dairy products—it’s entering peo-

ple’s consciousnesses more and more.” Mo adds that there are even more advantages to using local wood than the issues of carbon footprints, ecology and economy. “Wood is beautiful,” she says. “The grain,

the texture. I feel like we have brought the outside into our house. And wood tells a story, especially if you know where it is sourced. I wish more people would consider using local wood when doing a project.” B

Woodn’t it be nice?

To learn more about how to utilize local, sustainable and recycled wood in Missoula, visit buymontanawood.com. Also, check out these five Montana resources for local, sustainable wood products:

to toilets. The Bookwalters found their delightfully mismatched reused bedroom doors here as well as a vintage sink that they paired with a reclaimed wood vanity for their upstairs hall bathroom.

RBM Lumber. This family-owned business in Columbia Falls selectively harvests logs using low-impact methods and utilizes every bit of wood it collects, producing everything from beams and siding to wood pellets for heat. The Bookwalters used RMB for their home’s front door, their reclaimed wood trim and their flooring, which is vertical-band-sawn Douglas fir and larch.

Blue Dog Furniture. Founded in Missoula in 1993 by Keith and Kate Ledford, this environmentally friendly family business uses salvaged and reclaimed wood in a variety of styles, from Danish modern desks to log furniture. The Bookwalters’ dining room table, surrounded by windows on three sides, was constructed by Blue Dog Furniture out of Douglas fir and paired with vintage mismatched chairs from the Montana Antique Mall.

Home ReSource. This Missoula staple is a wonderland of recycled, eclectic and affordable building materials, from lumber to tiles

Bad Goat Forest Products. Located by the Scott Street bridge and founded by forester and restoration ecologist Mark Vander Meer,

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Homesteader 2016

this wood products business gets its timber from Missoula’s urban trees and forest restoration projects. The company engages in custom milling and custom building, often partnering with local woodworkers. The Bookwalters installed custom ponderosa pine shelves in their kitchen from Bad Goat as well as a backyard fence constructed with Bad Goat slab wood. Heritage Timber. This Bonner company specializes in building deconstruction and reclaimed material sales. They provide wood to contractors, architects, engineers, artists, designers, business owners and homeowners, who receive information about the history of their wood products from owners Gary and Becky Delp. The Bookwalters utilized reclaimed beams and reclaimed siding from Heritage Timber.

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Room of one’s own Exploring the challenges of finding affordable housing in Missoula by Kate Whittle

At first, we thought it would be a snap. My friend Jen and I both needed to find new living situations in fall 2015 and decided that we’d be a good fit as roommates. We’re both in our late 20s, work full-time jobs and own cars. We thought our requirements were pretty basic: We wanted to be within reasonable walking distance of downtown, a yard if possible, washer/dryer hookups and, above all, a unit within our price range of $750-$850. Within a few weeks, frustration set in. Finding something that fit our bare requirements was becoming a struggle. Our dream spot, a cozy Northside basement with lots of storage, had six other applicants competing for it, and we didn’t make the cut. Another cute two-bedroom in the Rose Park neighborhood was snapped up by the applicant who checked out the place an hour before we did. Several places looked great—except for price tags well above our limit. As the clock ticked down to the move-out day for my old place, our options dwindled, and I got more and more nervous. It turns out we’re hardly the only people to have trouble finding a suitable apartment in Missoula. The Garden City’s vacancy rate has been well below the national average for the past few years, coming in at 4.6 percent for 2014. Missoula Property Management’s Tom Chapman points out that it’s not uncommon for college towns to have low vacancy rates. What’s perplexing is why the rental market remains so tight even when the University of Montana’s student population has dropped to levels not seen since the mid1990s, and it seems like there’s tons of new apartment complexes going up throughout town. Despite an ostensibly lower population of students seeking cheap housing, there’s still plenty of competition for lower-priced rentals. “I’ve been wondering myself, why are all these people coming into town?” Chapman says. “What work are they doing? Those are the questions I keep asking.”

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Missoula Independent

A slightly higher vacancy rate—about 6 percent is optimal—might help create more competitive prices. “It would also allow the going away of certain rental properties that are less than satisfactory rental conditions or poor quality,” Chapman says. Jim McGrath, admissions and occupancy manager with the Missoula Housing Authority, says larger forces are at play in Missoula’s housing market. McGrath’s mission is to help lowincome clients find housing—a job he admits is tough even for middle-class people who don’t qualify for assistance. “Last year it seemed like a very surprisingly tight market, and rents are definitely easing upward,” he says. He describes Missoula’s housing market as distinctly “bifurcated,” with a notable division between lowercost rentals and high-priced, newer housing. Several new apartment complexes have sprung up in the last few years, but most are designed to 14

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Homesteader 2016

appeal to renters with deeper pockets than the average blue-collar worker or recent college graduate. For instance, a one-bedroom corner unit in the Toole Crossing complex, still under construction on Toole Avenue, goes for $1,495 per month. Studios in the new Corso Apartments on Milkwaukee Way start at $755, with $700 deposits that include a nonrefundable $200 administrative fee. The new complexes might loosen up the higher range of the market but don’t ease up the competition on the lower end, McGrath says. In addition, fewer people are buying homes these days, thereby adding to the population of renters. The housing crash and subprime mortgage crisis of 2007-2009 led to lenders becoming more conservative. So even if people can afford a house, they might still be compelled to rent because they don’t qualify for a loan due to poor credit or other issues.

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As for why the market is so tight despite the lower student population, McGrath points out that people are still drawn to Missoula, but they just might not be students. “The fact that somebody decides not to enroll doesn’t mean they’re not renting an apartment here,” he says. Missoula’s population has steadily grown in the past 15 years, despite the ups and downs at the university, from 57,000 in 2000 to 70,000 in 2015, according to the U.S. Census. Plus, the average Missoula household size is 2.3 people, which makes for a lot of competition for two-bedroom units. It could still be a matter of years before the pressure is eased on the rental market, and especially the lower end of it. But McGrath adds that even though it might take a while, his clients usually manage to find something. “We work directly with housing providers and there’s always enough out there, it seems like, to get people housed,” he says. He adds that housing vacancies still tend to be oriented toward the college schedule, with the most openings available in spring and summer. For me and Jen, we not only started to look for a two-bedroom apartment in a price range that’s in high demand, but we’d chosen the worst time of year to do it. Nonetheless, after a few weeks of nail-biting and angst, we eventually signed a lease on a Northside two-bedroom that, while a little farther away from downtown than we might have preferred, fit most of our qualifications. It even has a nice patio and a sunny yard. Fingers crossed that we don’t have to move again any time soon. B 16

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Turf wars by Jamie Rogers

The first house I rented in Missoula had a big bay window looking out at a small strip of front yard. I call it a yard and not a lawn, because lawn suggests grass grew there, which it probably did before I moved in. But I didn’t care about the grass. The yard was too small to throw a Frisbee or roll a bocce ball, and I knew that if I watered it, I would have to mow it, and I didn’t have a lawn mower. This seemed like a reasonable approach to landscaping. Sure, my yard was brown but it

It’s time to have a serious talk about your lawn—how it got here, what it’s doing and what it could (or perhaps should) become

was summer in Montana—everything was brown. My landlord, however, felt differently. One morning, I woke up to him walking by my bedroom window, dragging a hose. I hid in my bedroom and prayed he wouldn’t knock on the front door. He didn’t, but when he called a few hours later, I knew he wanted to talk about the lawn. “We have a problem,” he said, and reminded me that upkeep of the lawn was part of our lease agreement; failure to do so was grounds

for eviction. I told him I was sorry and that I was just trying to conserve water, which wasn’t untrue. He told me that wasn’t my job. In the eyes of my landlord, neglecting sod was unforgivable, and for the duration of my lease he treated me with the passive aggression of a scorned lover. After moving out of that house, I lived in a handful of other rental homes with yards, and I eventually learned that most landlords are as unnerved by unkempt lawns as they are by

carpet stains or running toilets. And they arenâ&#x20AC;&#x2122;t alone. City governments across the U.S. have ordinances requiring people take care of their turf, and in some places, the rules are taken very seriously. In 2015, police jailed a Texas man who violated a local lawn care ordinance after he refused to mow his lawn for years. Missoula law is relatively lenient, but there is still a statute stipulating landowners water, mow and weed adjoining boulevards (i.e., the land between the sidewalk and the street). The ordinance concludes: â&#x20AC;&#x153;It is illegal to degrade a boulevard.â&#x20AC;? A house surrounded by a carpet of green turf is as American as a slice of apple pie or a Ford pickup, but people are beginning to understand that maintaining a perfect lawn has dubious consequences. Pollution and carbon emissions are exacerbated by the use of lawn fertilizers and mowers, and in drought-stricken regions some water districts offer rebates to people willing to kill their grass. Homesteader 2016

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How did we get here? How did the patch of grass in front of our homes come to mean so much to so many, even in the face of dire impacts to environment? I don’t have any real answers, but it’s worth considering that lawns weren’t always here. The lawn and our desire—and mandate—to keep it looking good has a history as long and complicated as America itself. Better understanding that story doesn’t offer any answers. But it helps frame the discussion, which is more important now than ever. We really do need to talk about your lawn.

Growing turf is relatively new to civilization. Up until about the 16th century, land that wasn’t dedicated to building or thoroughfares was used to raise animals and grow crops, which were currency as much as sustenance. But as civilization advanced, so did ways of doing business. Wealth no longer was measured in heads of livestock or bushels of wheat, but in coffers of money, which, unlike raw goods,

could be accumulated and passed from generation to generation. In Europe, wealthy families built opulent manors to memorialize their prosperity, and they surrounded their estates with the thing only the most absurdly fortunate could afford: land dedicated solely to

leisure. The lawn was born. In the 18th century, lawns crossed the pond. At Mount Vernon, George Washington sur-

This four-season vacation rental sleeps seven and is located near downtown Philipsburg. 20 Missoula Independent Homesteader 2016

rounded his mansion with acres of turf, which was kept cropped by grazing animals. Thomas Jefferson did the same at Monticello. In 1830, a British engineer named Edwin Beard Budding built the first lawn mower, allowing the lawn-loving aristocracy to keep their grass trimmed without the help of livestock. By the 1850s, the mower came to America, where the tycoons of the industrial revolution were building country estates to escape the grime of city life. For the next 100 years, only factory owners and corporate executives could afford homes surrounded by cut grass. It wasn’t until after World War II that their employees could afford to move away from the city. In suburbia, you too could have a lawn. In 1947, a New York-based company founded by a realestate mogul and avid gardener named Abraham Levitt began building a town on Long Island. Using prefabricated materials, Levitt & Sons was able to assemble more than 30 homes a day, and by

1951 had completed more than 6,000. Now considered the first mass-produced suburb, the company distributed pamphlets advertising Levittown as an affordable alternative to the congestion of city life. There was a school, a fire department, a train station and a local paper. And each home came with a coveted feature: a lawn. In a company newsletter, Levitt wrote, “No single feature of a suburban residential community contributes as much to the charm and beauty of the individual home and the locality as well-kept lawns.” He meant it. A town ordinance mandated that lawns be weeded and watered and that between April and November residents must cut their grass once a week. Noncompliance resulted in a fine (this ordinance was later amended when the local fire marshal cited sprinkler use as the cause of decreased water pressure). In the following decades, other communities were built using the assembly-line system perfected by Levitt & Sons. Suburban life came to represent the prosperity promised by the American Dream: If you worked hard, you too could have a plot of earth to call your own, and the grass could be as green as you made it.

The proliferation of affordable suburban housing changed the way people thought about lawns. Turf was no longer an elite ideal; it was a standard to which millions of people could hold themselves. And, in time, taking care of the grass in your yard became a social imperative. “A fine carpet of green grass stamps the inhabitants as good neighbors,” Levitt wrote, “as good citizens.”

Today, the lawn is as deeply rooted in the American psyche as ever. According to a 2015 NASA study, there are more than 63,000 square miles of turf in the continental U.S. Three times more land is dedicated to growing sod, the study says, than to corn, making it America’s largest irrigated crop. photo courtesy of Todd Frank

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Which is where things get complicated. Turf has become such a ubiquitous part of the urban landscape, it’s easy to forget that it’s no more natural than a hundred-acre field of corn. Most of the grass varieties grown in the U.S.—from Florida to Montana—are hybridized versions of the grass that once surrounded the aristocratic estates of Europe. They don’t occur naturally in America, and so keeping our backyards and soccer fields verdant and lush requires work and resources. And it’s getting us into trouble. According to a 2015 study conducted by the Environmental Protection Agency, between 40 and 60 percent of the fertilizer applied to lawns flows and leaches into rivers, lakes and groundwater. The major components of fertilizer— nitrogen and phosphorous—can contaminate drinking water and sap dissolved oxygen from

surface water, harming fish, aquatic insects and other wildlife. A 2009 study published in Environmental Science and Technology found the U.S. government spends about $2.2 billion annually mitigating the effects of the pollutants used in lawn fertilizers. In recent years, though, the most visible issue stemming from lawn care hasn’t been contaminated water—it’s been disappearing water. In California, a years-long drought has plagued the country’s largest agricultural producer. In 2015, the lack of water to irrigate crops forced farmers to leave more than 540,000 acres fallow, collectively costing them nearly $2 billion in revenue. And with the state estimating last year’s snowpack to be the lowest in 500 years, hoping for rain seems like wishful thinking. In Southern California, water districts are turning to austerity, and lawns, which account

for about 50 percent of residential water use in the region, are on the chopping block. In San Diego, residents are only allowed to use sprinklers two days a week, for no more than five minutes at a time. And in 2013, the country’s largest supplier of water, the Metropolitan Water District of Southern California, offered customers from Los Angeles to San Diego rebates if they volunteered to tear up their lawn. The program ran out of funding late last year after doling out more than $450 million to willing participants.

A few years ago, my then-girlfriend, nowwife, bought a house in Missoula’s Westside neighborhood. As first-time homeowners, we assumed the responsibility of maintaining the grass. We watered and mowed, but our efforts

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always felt in vain—the yard was really just where our dogs went to the bathroom. Our neighbor, who is a dutiful keeper of turf, would poke fun at us. “It’s looking good,” he’d quip from across the fence as I’d wrestle another stick from our push lawn mower. Eventually, we abandoned the grass altogether. We uprooted the grass and tilled the dirt beneath it. We planted flowers and vegetables and quickly began to realize our little plot could produce a surplus of blooms and tomatoes. We started selling what we grew. Within 18 months, my wife and I both quit our jobs, dedicating ourselves to making a living from our yard. I’m not suggesting everyone tear up their turf and start a backyard farm; dahlias and tomatoes require water and fertilizing as well. I do believe, however, that the earth around our home that once grew grass now grows things with greater value. To us, income is a big part of that value, but it’s only a part. During the summer, our yard bustles with bees and birds, and every flower we sell is a flower grown locally. Where once we saw a burden that needed mowing and watering, we now see opportunity—to be a part of an ecosystem and a community. To me, the lesson is pretty simple: your yard has the potential to be more than a lawn. I don’t think my neighbor is wrong for keeping a perfect lawn. I don’t hate my old landlord for caring so much about the grass in front of his house. Lawns occupy a deeply rooted and complicated corner of the American sense of self, and it’s been this way for generations. But not forever. As we begin to understand the impacts of coveting perfect turf, it’s time to reconsider what lawns really mean to us—that, perhaps, a yard of mowed grass is an antiquated ideal, ready for retirement. I don’t know what will happen if we don’t recalibrate what matters to us. But one thing is becoming clearer: If we don’t talk about the lawn today, the grass won’t be any greener tomorrow. B 24

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Follow the leaders 12 home-design trends to watch for in 2016 by Tom Stringham, Bitterroot Building Industry Association

he National Association of Home Builders recently announced the winners of the Best in American Living Awards, a prestigious awards program recognizing excellence in designs that will influence the entire residential building industry. Award recipients are lauded as the nation’s most creative and inventive builders, remodelers, architects, developers, land planners and interior designers. Below are some of the newest trends in home design that buyers throughout Montana will see in the coming months and years, based on submissions from this year’s BALA winners. Some of these elements are sure to inspire your next design project. Intimate Outdoor Spaces Many single-family custom and production homes include intimate outdoor gathering spaces, complete with outdoor fireplaces or fire 26

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pits and cozy seating. These spaces are geared toward smaller gatherings, instead of the extended family-size backyards of the past. Mid-Century Modern Detailing Mid-century modern is now 21st century chic in furniture, elevation design and detailing. Particularly in the Western United States, this style has become increasingly popular. Indoor-Outdoor Convergence What was once a distinct line between two living areas—indoor and outdoor—has been replaced by floor-to-ceiling retractable glass walls and screens. Families can both visually and physically move between these areas. Troughs and Spouts Outdoor tables with open, trough-like water channels add interest, often culminating in a delicate waterfall off the edge of the table into a

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pool or water feature below. Interior Board and Batten More often used as exterior cladding, board and batten is now being featured inside a large number of homes as well. This technique adds a three-dimensional layer to interior finishes and provides an interesting alternative to paint and wallpaper. Copper Bathtubs These are a popular bathroom feature in several award-winning homes. Copper tubs are a striking addition in any home, from rustic to modern to traditional. White with Exotic or Repurposed Accents Many winning interiors feature stark, modern white paired with rich wood accents, a striking combination in flooring, ceilings and cabinets.

Modern Industrial Accents Making its strongest appearance in multifamily projects, this trend combines sleek lighting and furniture with the brick, glass and steel elements of a buildingâ&#x20AC;&#x2122;s shell and skeleton. Vibrant pops of color offset the cooler color palette of metals and whites. Barn Doors Barn doors are appearing everywhere, from kitchens to mudrooms to closets. These offer an alternative to traditional left- or righthung doors and become a design feature of the home, unlike pocket doors that tuck away. Intricate Stairways Stairways have become more prominent and sophisticated. Designers increasingly feature curving glass railings, detailed iron newel posts, unique stair accent walls, glass treads and intricate tile work. Low-Impact Design Many BALA winners and entrants included sustainable and green features in their designs, including permeable pavers, rain gardens and landscaping with native species.

Waterfall Islands Still trending are waterfall-edged islands, in which the kitchen bar is inset into the cabinetry rather than extended beyond it. These islandsâ&#x20AC;&#x201D; whether made of wood, granite or marbleâ&#x20AC;&#x201D; emphasize clean, modern lines. B

Tom Stringham is a past president of the Bitterroot Building Industry Association. The BBIA can help you find an industry professional for your next project. Contact the association at 406-375-9411, visit BitterrootBIA.com or go to nahb.org.

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Is buying right for you? Weighing the pros and cons of home ownership by Brendan R. Moles, Homeword

ow do you decide whether or not to become a homeowner? For some the choice is easy—they have no desire to be a homeowner. They may like the freedom to move from place to place. Or perhaps they don’t want the responsibility of maintenance and repairs. Others may have the desire to purchase a home but are unable due to bad credit, lack of credit, too much debt or not enough income. Some folks might have all their ducks in a row, but still need to find that perfect home. Whatever their choice, people who

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wish to become homeowners should consider their options and weigh the pros and cons of homeownership before making their decision. One significant advantage of homeownership is having a stable housing cost. With a fixed-rate mortgage the principle and interest payments will never go up, but be aware that taxes and insurance may increase each year. There could be tax benefits if you are able to itemize your deductions rather than taking the standard deduction—home loan interest and property taxes paid each year are

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deductible from taxable income. Additionally, mortgage payments are an investment and, over time, as a homeowner you will build equity in your home. Making monthly mortgage payments on time also creates good credit. Owning a home gives you the control and freedom to live as you desire— choose paint colors, have pets and make improvements. Homeownership creates stability in a household, creating pride, a feeling of permanence and increasing engagement and connection to the community.

Planning now? Apply now! It’s easy to get caught up in the excitement of a new project. Don’t forget the financing! See the professional lenders at Farmers State Bank for local loan approval from people you know and trust. Whether you’re planning a simple upgrade, kitchen or bath remodel, or breaking ground on a brand new project, our professional lenders understand construction and speak your language.

Farmers State Bank www.farmersebank.com Seven convenient locations in Missoula and the Bitterroot Valley 406-642-3431 Member FDIC

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You should also consider the disadvantages of homeownership. There are generally higher monthly costs of supporting a home since the utilities and maintenance are the responsibility of the homeowner. There is also less mobility associated with homeownership. Selling your home could take timeâ&#x20AC;&#x201D;weeks, months and, depending on the market, sometimes a year or more. As seen in recent years, there are no guarantees a home will increase in value, although the housing market is showing signs of prerecession prices. In general, owning a home should be viewed as a long-term investment. The good news is that history has shown that homeownership is a good investment over the long haul. It is important for you to be fully educated before deciding to become a homeowner. Homeownership can be a complicated and intimidating process, and homebuyer education gives you the tools and knowledge needed to be a successful homeowner. Participating in a pre-purchase homeownership class from a reputable source provides instruction and knowledge, helping you navigate the home purchase process. (When looking for a high-quality pre-purchase education class, seek out an organization that has adopted the National Industry Standards for Homeownership Education and Counseling; visit homeownership standards.com). Homebuyer education will enable

you to make an informed decision about what can be the largest purchase and most important investment you will make in your lifetime. Classes include information on budgeting, savings, credit, affordability, mortgage financing, home inspection, homeownerâ&#x20AC;&#x2122;s insurance and the roles of real estate agents and lenders. If you decide to purchase a home after empowering yourself with knowledge about home-

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ownership, then there still are a number of steps to follow. Dependent on your situation, these can take several months or even longer to complete. They include: creating a realistic budget; finding a reputable lender to determine a loan amount; deciding on home type and then finding the home with perhaps the assistance of a realtor; making an offer and upon acceptance entering into a purchase contract; having the home examined by a

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professional home inspector; securing home and title insurance; and closing the loan, giving you the deed to the property. Becoming a successful homeowner can indeed be very rewarding. “Homeownership has changed my life in that I feel I have reached my ultimate financial goal of owning my own home,” said first-time Missoula homebuyer Sonja Morris. “I like owning my own place and being able to make any changes that I want to, such as remodeling, painting and landscaping, without having to answer to anyone but myself. In addition, I now have two cats and a dog that I wasn’t able to have while renting and I thoroughly enjoy my pets. The class opened my eyes to what it really means to own a home. The class was very informative explaining all aspects of homeownership, from credit reports to debt ratios, realtors to inspectors. To this day I highly recommend the class to anyone wanting to buy a home.” Whether you should own a home is a question that can only be answered by weighing present and future household needs and educating yourself on the pros and cons of homeownership. There’s no better place to start the adventure than educating yourself by attending a homebuyer education class near you! B Brendan R. Moles is the Housing Services Coordinator at Homeword, Inc. (homeword.org ) in Missoula. He is a HUD-certified Housing Counselor and facilitates and instructs the monthly first-time homebuyer education class, Get Ready for Homeownership. Homesteader 2016

Missoula Independent

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Smart lawn care for dummies A few tricks to keep your yard as green as your neighbor’s byJustin Rettenmayer, Garden City Florascaping

our neighbor makes it look so easy. Effortless almost. His lawn is so lush, green and thick. It’s the sort of lawn you aspire to grow. And then there’s your lawn. It’s thin, pale, weedy and frustrating. You had sprinklers put in and you water it every day (every other day if the city is asking). Perhaps you’ve hired a lawn care service to keep it mowed. You even pay them to spray it and fertilize it to the point that you come home to flags warning you “KEEP OFF, PESTICIDE APPLICATION,” all in a vain attempt to kill those weeds and green up your grass. Sure, it perks up when they spray it, but 32

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in a few weeks, new weeds pop up, the grass looks bad again and you’ve got to call them back. You’re looking at your neighbor’s lawn, wondering, what’s the difference? Granted, he’s retired and you’re not, so perhaps he spends more time on it than you realize while you’re at work all day. What’s more likely is he just knows the old school tricks we seem to have lost track of in this day and age of chemical lawn care and instant gratification. Before the advent of synthetic fertilizers and pesticides, lawn care was simple: you didn’t. This was partly because many folks didn’t even have a lawn. Until the middle of the last century, lawns were generally considered a lux-

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ury. Widespread marketing to and “lobbying” of the rising middle class by the chemical and agricultural industries drove the rise of the American lawn as we know it today. Anyone with a little time on their hands can do a quick search online and read a multitude of articles detailing just what detrimental effects synthetic fertilizers and pesticides have on our environment and our health. Without question, these things are bad. This is why many Canadian provinces and even U.S. municipalities are beginning to ban pesticides. Well, what does this mean for our old retired neighbor with the best lawn on the block? How is he doing it?

Water less often Once established, your lawn doesn’t need to be watered every day. Here in Missoula, this is a topic that’s near and dear to my heart. We are an arid climate, receiving only about 12 inches of precipitation each year. We are also suffering from extreme drought conditions. If you must have a lawn (and so far, you still have this right, unlike many parts of the country suffering from worse drought than us), please don’t water it every day. Not only is this wasteful and expensive, you’re actually preventing your lawn from reaching its full potential. Frequent watering encourages shallow root development, which means when the upper layer of soil dries out, so do the roots. Infrequent watering does the opposite and trains the grass roots to go deep into the ground in search of water. A good rule of thumb is to water only when your grass appears stressed, which manifests as a silvery-green sheen on your lawn. A well-established and properly irrigated lawn should only

need water every couple of weeks except in the hottest parts of the year.

Lawn care nutrition Just like your body, your lawn will perform

its best with proper nutrition. I’m not a horticulturist, so I won’t delve into the science behind plant nutrition, but I can tell you from years of experience in Missoula, hands down the best method I have found for feeding your

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lawn doesnâ&#x20AC;&#x2122;t come in a bag or a tank. It comes in the form of high quality compost. Compost topdressing is spreading an even layer of compost over your lawn, which comes with a plethora of benefits. I use an Eco Lawn Applicator for professional results in my business, but EKO Compost here in Missoula will rent you a manual spreader that looks sort of like a lawn roller made from a steel mesh, if you want to tackle the task yourself. You can also use the good old shovel and wheel barrow method to broadcast compost over your lawn. If youâ&#x20AC;&#x2122;ve been treating your lawn with chemicals in the past, I strongly suggest you aerate your lawn before topdressing. Chemical applications tend to sterilize the soil by killing off the beneficial microbes, bacteria, nematodes, earthworms, etc., that all live in the dirt and collectively comprise our soil. There is a difference between dirt and soil, at least in my mind. Soil is full of life, and dirt is dead. Itâ&#x20AC;&#x2122;s that life in the soil that naturally aerates it and makes nutrients and minerals bioavailable for plants to use, while at the same time building a healthy layer of organic material (known as the O Horizon in soil scientist talk) that helps to retain water, build soil structure and give your soil a nice dark color. Dead soil, or dirt, will compact over time when we kill off the microbial community, making it difficult for grass roots or water to penetrate the ground, thus creating conditions difficult to grow anything in except advantageous weeds. If you hire a mowing company, often this exacerbates the problem, as the large ride-on-top mowers further compact the soil. Have dogs? Yes, they tend to compact areas of your yard also. Core

A D

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aeration removes plugs of soil, which helps loosen and aerate the soil and gets the compost a little deeper into the ground when you top-dress, speeding up the process a bit. This is a good time to consider overseeding your lawn as well. Any thin areas or bare spots can be seeded heavily before compost topdressing. Overseeding does a couple of things. First, it replenishes your lawn with a supply of new grass shoots. Just like any living thing, the grass in your lawn ages and eventually dies off, so a good supply of newer grass plants will keep your lawn looking great. Second, it builds turf density, which is very important for reducing weed problems in your lawn. It basically crowds them out.

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Mow high and mow often The final important key to a great looking lawn is to mow it. A lot. Set your mowing deck as high as it will go, ideally 3.5 or 4 inches. This follows the same principle as building turf density—we are trying to crowd out and, in this case shade out, weeds. The larger leaf surface area versus a lawn mowed at, say, 2 inches, will also lead to more photosynthesis (it’s how plants make food), in turn creating a stronger and more robust plant. Mow it regularly—weekly or more, if possible. You never want to remove more than about a third of the leaf at once or the plant won’t be able to photosynthesize enough food to support its root structure and some of it will die. If you do this repeatedly, eventually its roots will end up shallow and depleted of energy stores, leaving a plant vulnerable to dehydration and malnutrition. It doesn’t hurt to have a sharp mower blade, either. Additionally, I recommend that you leave the grass clippings on the lawn rather than pick them up. They will dry up and disappear quickly, usually within hours, and are an important source of nitrogen and other nutrients for your lawn. The microbial population and earthworms also benefit, and the grass clippings act as a mulch that helps prevent water 36

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Steam Hot Water Boilers Energy Conservation Solutions WWW.MICKELSONPLUMBING.COM

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evaporation and keep the soil cooler. If you’re mowing your own lawn, it’s also less work for you. So, let’s get back to your neighbor. What is he doing to make such a great-looking lawn look so easy? He’s taking care of it the old-school way, with a little bit of hard work and a little bit of smarts. He knows that some things you have to work for, and a beautiful, safe and natural lawn is one of them. Before chemical lawn care and giant ride-on-top mowers existed, people knew that feeding their lawns naturally with compost, manure or lawn clippings built the soil and developed a healthy crop of grass plants. Your neighbor has a load of compost delivered each year that he uses to top-dress his lawn. He’s also watering his lawn only as needed rather than setting the clock on the sprinkler system and forgetting it. And finally, he mows it high, generally once or twice per week. That’s it, folks. Simple and effective natural lawn care. Save yourself some money this year and try it. B Justin Rettenmayer is the owner of Garden City Florascaping. Learn more about sustainable lawn care and other landscape-related topics on his blog at gardencityflorascaping.com. Homesteader 2016

Missoula Independent

Homesteader 2016

2016 20 16 MISSOU MISSOULA LA

H HOUSING OUSING

REP REPORT ORT

current current knowledge, common wisdom: growing growing a missoula to to treasure treasure

CONNECTING HOME & COMMUNITY

Released Mar March ch 2016 A community ser service vice pr provided ovided by LTO ORS速 the Missoula Or Organization ganization of REAL REALTORS

Housing 2016 by Missoula Organization of REALTORSÂŽ

We are pleased to present the 2016 Missoula Housing Report. Our intention is to provide a comprehensive, credible, and neutral picture of Missoula housing that can be used as a tool by community members, businesses, nonprofits, and policy makers as they seek to serve Missoulaâ&#x20AC;&#x2122;s needs. We think these pages reveal a number of opportunities and challenges for our community. When read comprehensively, we hope the data come together to provide a more complete picture of our community, from affordability challenges to demographics, to the improvements over the years, as well as the issues that require our attention in the years to come. 40

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Homesteader 2016

The is the eleventh annual report on housing in the city and county of Missoula, and the content has evolved based on trends, available information, and feedback from readers like you. Please let us know your thoughts on this report and how we might improve it. If, after reading this report, you are interested in getting involved in meeting the housing needs of our community, please contact any of the public or private agencies engaged in local housing mentioned in this report. Additional housing resources are listed on the Missoula Organization of REALTORSÂŽ website at www.MissoulaRealEstate.com.

Housing Sales (Figures 1-8) The real estate market in Missoula picked up in 2015, with increased sales activity and a median sales price that climbed to a record high for the Missoula areaâ&#x20AC;&#x201D;$238,700. The largest number of sales occurred in the $200,000 to

soldsold in number of homes the homes in the missoula urban area

$275,000 price range, but demand for these more affordable homes currently outstrips the actual supply, and that has created a sellersâ&#x20AC;&#x2122; market for most price points under $275,000. More expensive homes had a challenged market until the third and fourth quarter of 2015, when the absorption rate finally fell into a more normal range.

missoula number of sales by quarter

2012

500

2013

1500

2014

400

2015 300

1000

200

2015

2014

2013

2012

2011

2010

2009

2008

2007

2006

500

Figure 16 1 FIGURE

Source: MORMOR Multiple Listing Source: Multiple ListingService Service

The total number of homes sold in Missoula reached an eight-year high in 2015.

100 0 Quarter 1 Figure 17 3 FIGURE

Quarter 2

Quarter 3

Home sales in 2015 outpaced the previous year in all but the third

Median Price of houses sold Med ian P rice o fh ouses so ld missoula urban area in the missou la u rban a rea

Number of of Sales Sales Number PriceeRa nge Brea kout Missou la Price Range Breakout Missoula

$240,000

600

$230,000

500

$220,000

400

$200-$275,000 $150-$200,000

$210,000

300

$275-$350,000 $0-$150,000 $350-$425,000 $425,001 +

$200,000

200

Figure FIGURE 182

2015

2014

2013

2012

2011

2010

2009

2008

2007

$170,000

2006

$190,000 $180,000

Quarter 4

Source: MOR Listing Service Source: MORMultiple Multiple Listing Service

100 0 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

Source:MOR : MOR Multiple Multiple Listing SerService vice Source: ListingService

The median price of a Missoula home increased to $238,700 in 2015

Figure19 4 FIGURE

MultipleListing Listing Ser Service vice Source:Source: MOR: MOR Multiple Service

Home sales in the $200,000 to $275,000 category now solidly outnumber all other price ranges.

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Missoula Independent

Percent Change Change in Percent Median Sales Sales Price Price Median 15% 10% 5% 0% -5% -10% Missoula a%C Change h

-15% -20%

Na ational % Change C National

-25% -30% 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

Figure 521 FIGURE

Source: MultipleListing ListingService, Service, vice, Source:: MOR MOR Multiple Ser National Association Association ofofREALTORS REAL TORS National Association National Realtors

Missoulaâ&#x20AC;&#x2122;s median price increase paralleled the national increase in 2015.

Condominium & Townhouse Sales in Missoula Urban Area $0-100,000 $100-150,000 $150-200,000 $200,000+

250 200 150 100 50 0

2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

Figure 22 6 FIGURE

Source:MOR MOR Multiple Multiple Listing Source: ListingService Service

For the third year in a row, condominium and townhouse sales remained strong.

Missoula Independent

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Home Sales by Neighborhood

Live the Drreeam

Rattlesnake 2011

Downtown/Northside

2012 2013

U-Area/Slant

2014 2015

Fairviews/S.Hills Lewis & Clark Central Missoula Miller Creek Target Range Mullan Rd./Expressway

Julie Gardner Realtor速 JD, MP PA (406)532-9233 jgardner@ERALambros.com www.JulieGardnerProperties.com

Grant Creek Lolo E.Missoula/Clinton 0

Figure 23 7 FIGURE

100

150

200

250

300

Source:MOR MORMultiple Multiple Listing Source: ListingService Service

All but three neighborhoods in Missoula had increased sales volume in 2015.

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Missoula Independent

Median Sales Price by Neighborhood

Rattlesnake

Downtown/Northside

U-Area/Slant

Fairviews/S.Hills

2011 2012

Lewis & Clark

2013 2014 2015

Central Missoula

Miller Creek

Target Range

Mullan Rd./Expressway

Grant Creek

Lolo

Figure 824 FIGURE

K 00 K $4

50 $3

00 $3

50 $2

00 $2

E.Missoula/Clinton

Source: MultipleListing Listing Service Source: MOR MOR Multiple Service

The median sales price increased in every neighborhood but one in 2015.

Comparative Trends in Home Prices $IIRUGDEOH \HDU Âż[HG UDWH 0RUWJDJHV Various programs to meet your needs Down payment assistance Quality in-state servicing

housing.mt.gov

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The Housing Price Index (HPI) helps us measure appreciation by looking at changes in single-family home prices. The Federal Housing Finance Agency obtains the data by reviewing repeat mortgage transactions on properties purchased or securitized by Fannie Mae and Freddie Mac. When a home is sold, the price is compared to previous sale prices for the same home; the same goes for refinancing. An index value of 100 equals the value in January 1991. Missoula continued its steady trend of higher repeat home prices than other Montana markets and the U.S. national average. Since 2011, the values of those repeat transactions have steadily increased at approximately the same pace as the rest of the U.S (Figure 9).

fhFa fhF Fa h housing ousing p price rice ind index ex | 1st QTR QTR 20 2005 05 - 3rd qtr qtr 20 2015 15 Index = 100 in Januar Januaryy 1991

250

200

BIL LIN GS GR EA TF AL LS MI SS OU LA MO NT AN A MO UN TA IN U. S.

150

100

0 2005

2006

2007

2008

2009

2010

2011

Figure 9 FIGURE 25

2012

2013

2014

2015

Source: Federal Housing Finance Source: : Federal Housing FinanceAgency Agency

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Housing Finance While many consumers anticipated a significant rise in interest rates in 2015 and thus felt the urgency to make a home purchase, mortgage rates actually remained affordable throughout the year. The year-end interest rate for a 30-year conventional loan was 4.19 percent (Figure 10). Foreclosures in Missoula declined by 16 percent in 2015, marking the lowest level in 10 years (Figure 11).

YearEEnd Rates

4.19%

4.13%

4.75%

3.25%

3.75%

4.75%

5.50%

5.38%

6.00%

6.25%

1% 0%

2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

Figure 10 FIGURE 29

First Security Bank, First InterstateBank, Bank, Missoula, Source:Source: First Security Bank, First Interstate MissoulaMT MT.

Interest rates remained low and relatively unchanged in 2015.

Bank Foreclosures Missoula County

142

127

108

50%

100%

108

150%

151

200%

233

262

250%

2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

Figure 11 FIGURE 30

First Security Bank, Stewart Title,Missoula Missoula, MT. MT Source:Source: First Security Bank, Stewart Title,

Bank foreclosures dropped to a 10-year low in Missoula in 2015

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MARK SEAMAN •

General Contractor

406-531-2123 mark@seamansconstruction.com www.seamansconstruction.com

Rental Housing Rental vacancy rates in Missoula remained well below the national average, although Missoula’s rates did rise from 3.9 percent in 2014 to 4.1 percent in 2015 (Figure 12). In 2015, the rates did not follow the typical vacancy spike in the summer as people move, which is normally followed by lower rates as school starts and people settle in for the winter. Instead, the vacancy rate grew in each successive quarter of 2015, from 1.8 percent at the start the year to 5.6 percent at the end. The issue of rental affordability occurs repeatedly in this year’s report. The average cost of rent increased in nearly every type of unit, and nearly half of all Missoula renters spent an inadvisable 30-plus percent of their income on housing costs in 2015. The Missoula Housing Authority (MHA) is now successfully supporting all 774 of its Section 8 vouchers to subsidize rent, yet their waiting list for this assistance grew by 8 percent in 2015, with 1,725 households waiting for help. In late 2015, Homeword began to develop a rental education and counseling program to help low-to-moderate income people access and maintain affordable rental housing.

Are your housing needs changing? We can help you explore your options

annual Vacancy Rates 5% 4%

Making your current home fit your needs

Housing options for 55+ or 62+

Downsizing

Life estates

New mortgage options

Antique & collectible estimates

1% 2012

2013

2014

2015

0% Figure 12 FIGURE 12

We’re not only here to sell real estate, we’re your full service senior home specialists

Source: Western Montana Chapter of NARPM Source: Western Montana Chapter of NARPM

Annual rental vacancy rates remain low in Missoula, increasing only slightly from 3.9 percent in 2014 to 4.1 percent in 2015. Homesteader 2016

Missoula Independent

Rental Costs As has been the trend for the last several years, the average rent increased in nearly every category in 2015 (Figure 13). With the exception of a few statistical outliers (rare single-family â&#x20AC;&#x153;studioâ&#x20AC;? homes and four-bedroom apartments), rents increased across the board by an average of 2.7 percent. The average rent for a one-bedroom apartment in a multiplex rose from $615 to $664, or about 8 percent. A two-bedroom in a larger complex increased from $752 to $767, or about 2 percent.

Rental Assistance Programs Housing Choice Vouchers make private-market housing affordable for low-income families and individuals by paying a portion of the familyâ&#x20AC;&#x2122;s rent. Federal funding remained sufficient in 2015 to support all available Section 8 vouchers. The Missoula Housing Authority (MHA) has 774 available Section 8 vouchers that subsidize rent to private landlords for eligible participants, helping to make private-market housing affordable for low-income families and individuals. The Montana Department of Commerce provides another 262 vouchers.

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average a verage c cost ost of of rent

HOUSES

Studios 1 Bedroom 2 Bedroom 3 Bedroom 4+ Bedroom Studios

2013 2013

DUPLEXES

2014 2 014 1 Bedroom

2015 2015

2 Bedroom 3 Bedroom 4+ Bedroom

MUL MULTIPLEXES LTIPLE TIPLEXES T

Studios 1 Bedroom 2 Bedroom 3 Bedroom 4+ Bedroom $0

Figure 13 FIGURE 14

$300

$600

$900

$1200

$1500

Source: Western Montana Chapter NARPM Source: Western Weestern Montana Chapter Chapterof of NARPM

Average rent in Missoula increased in nearly every category.

In the past, varying federal funding has meant that not all of those vouchers were always deployed. Severe budget cuts in 2013 meant that MHA could support only 733 vouchers, a loss of 40 families being served. MHA did not issue vouchers to new families for most of that year. More funding was available during 2014, but it took months to climb back up, from 727 MHA-leased units in January 2014 to finally reaching 771 of the 774 allowed by January 2015. The 2015 funding sufficiently supports full leasing, and that should continue in 2016. Despite all the vouchers being utilized, the demand for this type of rental assistance has gone up. In September 2015, 1,725 households were on the Section 8 waiting list, an increase of 8 percent from 2014. MHA also provides permanent supportive housing vouchersâ&#x20AC;&#x201D;between 125 and 135, depending on fundingâ&#x20AC;&#x201D;for disabled homeless families. The waiting list for these increased from 37 in 2014 to 100 in 2015 despite full leasing.

Mary Burke Orizotti Broker

BURKE ORIZOTTI REAL ESTATE 406.490.6061 | mbosales@gmail.com 406.926.2885 | office

Tory Dailey Broker, CRS, GRI ERA LAMBROS tory@lambrosera.com 406.880.8679

Homesteader 2016

Missoula Independent

Conclusion & Outlook Missoula’s housing situation has improved greatly in many ways in the last few years, rebounding from the burst of the housing bubble. In 2015, sales were up, foreclosures were down, interest rates stayed low, and the market value of homes continued to increase. However, that strong real estate market, coupled with a growing population, also brings with it affordability and housing supply challenges. Both the number of sales and the median price of a home increased in 2015, with the median price hitting an all-time high of $238,700. Prospective homebuyers found a tight supply of affordable houses in Missoula, and many buyers opted to build instead, with lot sales and the medi-

Missoula Independent

an price of residential lots also increasing in 2015. The Missoula housing market still faces a number of other challenges, mostly having to do with affordability and available supply. While several organizations are working hard to alleviate issues of affordability and homelessness, the demand for their services remains significant. The waitlist for Section 8 vouchers increased by 8 percent in 2015, and the homeless population was estimated to be around 500 people. As the county’s population increases by about 1 percent each year, housing demand also grows. Missoula’s vacancy rate for rentals remains relatively low, and the cost of rent continues to increase. However, most of Missoula’s building permits in 2015 went toward multi-family

Homesteader 2016

units, which may help address the growing population. Meanwhile, the data show that 54.3 percent of renters and 27.2 percent of homeowners spend more than 30 percent of their income on housing costs. (Ideally, they should spend no more than 25% of their income on housing.) This shows that Missoula still has a significant population that struggles to find affordable housing. Overall, 2015 statistics showed many positive trends for the Missoula housing market and the economy, but they also highlighted a number of challenges for buyers and renters. With strong programs working on affordability and homelessness issues, it is clear that Missoula is striving to create a vibrant community that we can all call home. B

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