ADU's and the City of Seattle

In 1988 when I bought a house that was previously a duplex (after WW2 Seattle eased housing restrictions to allow apartments in homes, as there was a housing shortage then). In the 80's and 90's Seattle cracked down on the "illegal' MIL apartments, and I had a hard time getting two garbage cans and two recycling bins so my tenant and I could have separate cans. The city came to "inspect' the house and the regulation was you could have a family member live in your apartment in your home, not a stranger, so there must be an interior staircase connecting the two units and if there was a second kitchen, there could be no stove, in fact the city made me remove my range/oven.

fast forward to now: OK to have both a MIL and a backyard cottage, and OH! they can cook while they live in your basement or backyard...

For more information on this current Seattle regulation, here is a article that was published recently by Curbed Seattle

Fire Safety and Property Protection

At this time of year we usually don't have much rain and the ground and trees are dry. This increases the chance of fires. For the last couple of years, we also have been plagued with smokey skies and poor air quality. It's a reminder that we need to be vigilant and do what we can to protect our property.

One of the most important items on your checklist will be what wildfire protection experts call a "defensible space" in order to create the most protection that you can during this dry season. Brush and debris are a hazard at this time of year so using a zone system will help you create a safer place.

Zone 1

30 feet from any structure is the first zone of protection. Remove all dead vegetation, dry leaves and pine needles and remove any branches that hang over your roof.  Clean your gutters and have your trees pruned regularly to keep all branches at least 10 feet from other trees. Remember to clean under decks and keep foliage away from your house.

Zone 2

Within 100 feet of buildings, cut or mow the grass down to four inches or shorter. Remove fallen leaves, branches, cones and bark. On trees, remove branches at lease six feet from the ground.

Smoke Alarms

Make certain that all smoke alarms are in working order.

Fire Escape Route

Have an escape plan in place. Know how you're getting out and review plans with all family members including young children.

We all hope that we never have to deal with fire in our lives but being prepared, will make for the best possible outcome if we do have a fire. 

Do You Have or Want A Smart Home?

Do you have or want a smart home? Maybe you're confused about what a smart home is. Basically, it's a home that has some automation. You have products in your home that have an internet connection so you can control the devices with your phone, tablet or computer. Sounds complicated doesn't it? The devices are not complicated to operate but do seem a bit magical.

Several common smart devices that you might have heard or know about are things like the Nest Thermostat for your furnace. You set this thermostat to control the heat in your home, schedule when it should come on or go off, when you want the heat to come on if you're away from home and even if you want it to gradually turn up the heat so your home is warm when you get up. If you have set the thermostat to be off during the day when you're at work or school, you can log if from your phone if  you will arrive at another time of day and have the heat come on or off for that days schedule. Very handy, fuel efficient and cost saving.

Another smart device you might have in your home are smart plugs. These plugs work in a similar fashion to the thermostat. You plug them into an outlet, plug your lamp, radio or item you want to control into the smart plug and then use the corresponding app to control the time of day you want the lamp to come on, go off etc.

Did you know that you can also buy smart light bulbs? Same principle here, put the bulb in your lamp, control from the app on your phone. Some of the smart lights also can produce different colors on the light spectrum, so white during the day, maybe blue at night or any other color you choose.

When the Amazon domes opened this week, did you see how they controlled the roof opening in the roof with Alexa? So yes, there are also devices like the Amazon Echo or Google Home. These devices can turn on lights, play music or answer questions or other actions of your choosing.

There are also smart door bells, security cameras and more.

So yes, the smart home is the wave of the future but it's also here today. Of course there will continue to be smart devices added and still more that are available already so imagine what else you would like to see and maybe it's already in the stores for you to buy.

Kitchen Thoughts

My kitchen is need of some updating so I've been reading articles about kitchen remodels and design. I realized there are some other criteria to consider other than just what kind of counter tops I want and should I paint my custom oak cabinets white.

It never occurred to me that the type of hood fan I choose might be dictated by the local building code. I sure wouldn't want to have a violation and have to redo my hood fan.

I also am thinking about drawer pulls or knobs because right now I don't have any. I do love the look of my unadorned cabinets but I know that new hardware will update the look. I just never thought about the fact that I might need two or three different types or sizes to work on all the different types of door and drawer fronts.

Then there are the counter tops. I assumed that I would just replace the counter tops with granite or quartz and straight edges like I currently have but now I'm thinking they should be an eased edge or slightly softened corners. I think that's more in style with my kitchen than the bull nosed or very rounded look.

I have thought about the sink. I already know that I want an undermount sink so it's easier to keep the area clean. It also looks so neat and tidy.

The last thing I can think about today is the toe kicks. Hmm.. I guess these don't need to match the cabinets especially if they're white. Maybe stainless steel would be good, especially with the stainless appliances.

What about you? Are you thinking about making changes or updating your kitchen. What kinds of materials are you thinking about?

Should I Sell or Rent My Home?

I just read an article about girlfriends although this could apply to boyfriends as well. You've got one but then you spot another one that's better and you want to move on. Well owning a home is like that. You're fine living in one and then you see a new one in your neighborhood, or spot an open house and fall in love with the location, the house, the neighborhood and more. So now what do you do? You've made an offer on the new one and it's been accepted so now you need to decide what to do with the one you're currently living in. Well there are five things that you should consider when you're making your decision.

1. Will this property generate positive cash flow?  When it's rented out and you deduct all the expenses such as mortgage, taxes, insurance, utilities, vacancy, repairs etc. will the property produce a monthly profit or will there be a loss?

2. What about ROI or return on investment? How much profit would you make if you sold this home today. If it's not much it might be better to hold on to it for a period of time. Especially if there is a positive cash flow. If you would make a profit by selling and could make $100,000 in profit and your making only $1000.00 per year in cash flow that's a 1% return on your investment. Could you take that $100,000 and invest it some place else for a higher return?

3. And then lets talk about taxes. Usually when you sell a  home for a profit you will need to pay capital gains tax on the sale of potentially up to 20% depending on your tax bracket. However, the IRS allows homeowners to exclude the sale of up to $250,000 (or $500,000 if married filing jointly) of a primary residence if you lived in the home for at least two of the last five years. So when you sell the home in the future you may have to pay capital gains taxes but if you sell now, you will be able to save the profit. There are no guarantees however as to what the home will be worth in five or ten years. You will want to check with your CPA for financial advice.

4. What does the future look like? What will your neighborhood look like in the future. Is there  potential growth? Are there services coming into the area and is the current trend leaning toward growth?

5. Don't forget the tenants. Can you handle tenants? Some tenants are easy to work with but don't forget the party animals, the hoarders and more. You can manage the property yourself or you can hire a management firm but there will be a fee involved. 

So should you buy or sell? This is your own personal decision after weighing all the options. You will have t0 decide if renting or owning is in your financial future. 

Have You Used Houzz?

With the internet accessibility increasing every day and the popularity of smart phones and tablets it's no wonder that we're seeing more more websites offering advice and services, DIY information, sales, home deliveries of food and drink, dating services and more at the click of a finger. One of the websites that has become more popular in the past several years is a website called Houzz, They have many design ideas for a home owner. Once you've created your account you will have an opportunity to save ideas to an idea book. You can search for vendors, photos, search by rooms, and even looks for stories and advice. For homeowners or renters or just interested parties this is a great place to collect ideas and information for your home resource. Do you collect ideas and save them in the cloud? Do you use Pinterest and Instagram for your search? Houzz might be another website to consider.  Houzz

A Night In A Treehouse?

Summer vacation time is upon us and I'm always exploring new places to go or things to see. Did you know that AirBNB has treehouse rentals? That's one I'm not sure I'm up for but it is an intriguing idea. And my kids would love the novelty of it. From a traditional treehouse in a Dogulas Fir tree in Kingston to an African style treehouse in Auburn. It looks like there is something for everyone. There's even one that is walking distance to light rail in Seattle. Hmm... maybe a place for those overnight guests?
5 Washington Treehouses - Curbed Seattle

This photo is by Matt Roth for the New York Times.

Saturday, February 27, 2016, there was a fabulous article about continuing care communities. We have several options here in the Seattle area. I've toured some, I know others more because I have friends who moved into them.



read the article here:


New York Times Article

Dog gone, cat stay

What to do when you live with pets, when your home is for sale? Boarding, taking a little vacation, or telling people not to let the pets out? All these and more are tactics I'm seeing in this market. 

Pricing to Sell

http://www.inman.com/2015/03/20/the-one-item-needed-to-sell-a-home-for-top-dollar/

great article about pricing homes to sell for top dollar.

Whats new at the Pike Place Market

Read about the expansion:























http://pikeup.org/

Only shows when it rains

This sounds really cool,  especially for a native Seattleite like me.

A rainwork is an interesting design or message on concrete 
that only shows up when it gets wet. Some map marker titles 
are intentionally left vague. Go explore!


http://rain.works/

Subdivide the land

In Ballard, the neighbors were all upset about a home being added to a "backyard" when the land use signs went up for a subdivision, making one space into two. It turns out, each lot has it's own tax parcel number and that is good enough for the City of Seattle. Each may be sold separately, or changed without further zoning changes or lot line adjustments. 

Tiny Houses

This story in the New York Times about a Portland couple is sweet, except for the part where they will not use a general contractor or a Realtor in the future...of, course I have an opinion about Realtors.

Link here:

Garages

Are garages really ever used for parking? I say, no.

Anastasia Faiella

This woman used to be a painter, now an interior designer. I see how that can work for a visual artist.

her website:  http://faiella-design.com

Some Home Remodeler's Blogs to look at

Lauren and Kyle Zerbey from Seattle

Morgan Satterfield in Hemet California

Vilde in Norway

Anna and Evan Dorfman in New York's Hudson Valley

The Oldest People on the Street

The other day I was feeling old, creaky, and just plain worn out. (That's right, I am only in my fifties)...then I looked out the window, and caught a glimpse of my neighbor, an older woman (in her 80's who is Norwegian. At one recent block party we all remarked that while we may get older and die, she'll be re-roofing her house and outliving us all. She showed up to that event with a party platter, cut meats cheeses, lefse that she made herself, and gave all a jar of homemade jam.

So, as I limped to the window, imagine my shame as I saw this gal outside, in her boots and rain gear, hauling around her hose. I thought, what? She is washing her house? It turns out she was washing her windows, outside with a long handled contraption I can only think she made herself in her basement. Here is what she looked like:

The New York Times had this little essay by Michael Winerip on a similar line of thinking.

Profits Again by Reducing Mortgages

This New York Times article hit a nerve.

NO BLOGGING about bad real estate photos

New rule from the NWMLS. Northwest Multiple Listing Service.

NO BLOGGING! Check this box, if you allow blogging. I am not allowed to give my opinion on a blog about anyone's property. What? Well, here is my favorite worst photo of the day. I won't say what house it is from, because it's a good representation of a million bad photos. Really...people! Hire a professional photographer. Please.