Q

A: HVAC systems control indoor temperature, humidity and air quality. They help keep your home comfortable and healthy, so having the right one is indispensable.

With temperatures in Washington state reaching a high of 115 degrees last summer and lows of 20 degrees for three straight days this winter, homeowners are looking for more efficient HVAC systems to improve indoor temperature and air quality, and also to curb utility costs. 

If your home’s HVAC system is nearing the end of its first decade, if your energy bills seem too high, if repairs are becoming more common or if parts of your home are running too hot or too cold, it’s probably time to replace it.

Planning a replacement before the system falters will give you time to consider your options. An Energy Star-rated model can save you money by increasing energy efficiency by as much as 15%, while also making your indoor environment considerably more pleasant.    

Take advantage of your remodeling project

Most remodel projects that are not whole-house renovations overlook the HVAC system, since upgrading it can easily add thousands of dollars to your project.

But remodels present a rare opportunity to access the inner workings of your home. Even partial remodels (such as kitchen renovations) require opening up large sections of the house. While your existing HVAC may still have life left, this is the perfect time to evaluate it and assess how long it’s going to last. 

An expert can help you determine if you need an upgrade, and which type of system is best-suited to your home.

For example, many older houses have complex duct systems that may become unnecessary with a new layout, such as an open floor plan. The existing ductwork could be replaced with a compact mini-split system which could provide climate control for an entire section of the house more efficiently and with less fuss.

(As an aside: Even if you don’t touch your existing HVAC, make sure to properly seal any exposed ductwork before closing your walls. Preventing leakages will save you energy and money, and you may not have this chance again until the next remodel.) 

Make sure to consult with an expert

If you are interested in upgrading or replacing your HVAC system, first consult a mechanical engineer to determine the best one for your home. 

It’s crucial to have their expertise because a bad installation can greatly reduce efficiency, thereby nullifying the savings of the upgrade — the worst possible result. Before you hire a contractor, make sure they’re licensed, insured and reputable.

Adding a more efficient HVAC system could require opening up additional walls throughout the house or relocating the HVAC system to another part of the home. This approach requires prioritizing long-term benefits over up-front costs. Make sure you have the right team, so every cent is spent wisely.   

A comfortable home is a more enjoyable home. To ensure your comfort during the next heat wave or deep freeze, talk to your remodeling contractor about how you can improve your HVAC system. 

Nathan Coons is founder and project director of Coons Construction LLC, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling or residential homebuilding question you’d like answered by one of MBAKS’s more than 2,600 members, write to homework@mbaks.com.

Q: My house has a spare bedroom I mostly use for impromptu storage. I’m thinking about turning it into a rental property. What do I need to know up front?

A: Good question! An attached accessory dwelling unit (AADU) is a residential unit inside an existing single-family home or townhouse that functions as a separate residence. AADUs are a great way to bring in rental income but have a lot of other benefits as well—they increase housing stock in neighborhoods that need it, create equity for first-time homebuyers purchasing them, and they provide housing options for aging parents or college-age children.

In June of this year, the Seattle City Council enacted legislation that makes accessory dwelling units (ADUs)—both attached and detached—considerably more practical. The new policy allows up to two ADUs on a single property and eliminates additional parking and owner occupancy requirements.

In short, Seattle has made it relatively easy to legally convert an old garage, spare bedroom, or attic space into an AADU. So, what does the process look like?

Get Acquainted With the Rules

AADUs are limited to 1,000 square feet in single-family zones and 650 in low-rise zones. Each unit must include a separate lockable entry door; living, kitchen, and sleeping spaces; and bathroom.

For fire and safety purposes, the AADU must have at least one exterior door or operable window large enough for a resident to use in case of an emergency. The city of Seattle considers AADUs to be second residences, so walls must also provide sound and fire separation. These are just a few of the rules. You can find a more comprehensive rundown here.

Get Your Funding and Design Ducks in a Row

If you’re borrowing money, it’s best to start the pre-loan approval process as soon as possible since it can take considerable time. Meanwhile, start developing your AADU design. You can do it yourself (provided you’re ready to navigate all the regulatory hoops) or hire an expert to prepare the design—there are design and architectural firms that specialize in AADU projects and can bring a lot of experience to the process.

Contact the City

Get the approval process rolling by contacting your city government’s permitting department. For the purposes of this article, you’ll want to contact the Seattle Department of Construction & Inspections by submitting an application and site plan online. The city will then set up a Seattle Services Portal account for your project and contact you to set up an in-person intake appointment.

Assemble the Necessary Documents and Complete Permit Application

At this point, you’ll need to create detailed site/floor plans and structural plans and upload them to the city’s portal. Once the application materials are complete, you’ve had your intake appointment, and you’ve paid your permit intake and application fees, the city will review your permit application. It’s possible they will request more information or corrections. Once you’re approved, you’re ready to go.

Hire Your Contractors, Line Up Your Funding, and Start Building!

Once you have the go-ahead, it’s time to get started. If your project requires an architect or a contractor, seek out reputable candidates, interview and conduct site visits as needed to determine the best fit, and make your selection.

Make sure you get a detailed bid that accounts for every aspect of the project as this will help head off any unexpected setbacks or cost overruns. If you initiated the pre-loan approval early in the process, congratulations! You are now much better positioned to arrange your financing. Now you’ll need to create a detailed construction contract and, once that’s in order, it’s time to build!

Note that the city of Seattle will require inspections throughout the process and you’ll be responsible for scheduling them using the city’s portal.

In Conclusion

This is a very simple summary and you’ll want to do a lot more research before you begin. The long and the short of it is converting part of your home into an AADU is not as simple as installing some shelves, furniture, and fixtures. It takes planning, hard work, and dedication from start to finish. On the plus side, the investment will pay for itself once your new residents move in and you’ll have done your part adding vital housing stock to the city.

James Slone is a writer for Master Builders of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ nearly 2,800 members, write to homework@mbaks.com.

Q: I’ve been weighing a major remodel for a while now. How long does the process take from start to finish in Seattle?

A: In Seattle, whole-house remodels can take a year or more.

Whether you want to renovate a home you just purchased or one you’ve lived in for decades, you may be shocked to find out just how long it takes. To make the process faster and easier, let’s break it all down.

Allow a month or two to choose a designer

A gut renovation is one of the most involved home projects imaginable and your designer will be integral to its success. Take your time to find a designer or design-build contractor who communicates well and understands your vision. You will thank yourself later.

The design process may last two to six months

The time it takes depends on the company you choose and several other factors: if they have a queue to get started, how refined their process is, how complicated the project is, and what level of detail is included in the specifications. If you have never remodeled your home before, you may be surprised at how many decisions there are to make. It’s best not to rush. Taking the time to carefully choose layouts and finishes helps ensure you will be happy with the result.

It can take five months or more to get a building permit

Seattle’s permitting process has many steps and can stretch on for months. After waiting two weeks for the city to assign you a project number, you’ll wait even longer (two to four months) for your “intake,” the day you’ll be able to submit your complete set of drawings. City staff will review your plans (another two to eight weeks) to ensure they comply with all relevant building and safety codes. In most cases, you’ll go through at least one round of revisions (another one to four weeks), and only then will the city finally issue your permit. That said, there is a quicker alternative: some simpler projects may be eligible for a “Subject to Field Inspection” permit, which bypasses the detailed plan review. A knowledgeable designer or design-build contractor can guide you.

Construction will take three to five months

Many homeowners are surprised to find out that the building phase of their project is quicker than the design and permitting phases. Of course, this depends on how organized and focused your builder is and the degree to which you can stick with your original plan and design choices. Most builders will create a detailed schedule of the construction process and share it with you.

Make your remodel go faster

Remodeling a home in Seattle can take longer than in other locales, but that doesn't mean you must sit back and wait. While some factors are out of your control, there are steps you can take to complete your remodel as quickly as possible.

1. Be decisive: Try to decide everything during design and avoid making any major changes after construction begins.
2. Limit your scope: By focusing on just the problem areas of your home, your project will be quicker to design, permit, and build—and you’ll save money, too!
3. Choose a company with reliable subcontractors: Nothing slows down a project more than subs who don’t show. Choose a remodeler who has established relationships with reliable tradespeople.
4. Avoid contractors who are juggling too many projects: We’ve all heard horror stories of remodels that dragged on forever. Choose a remodeler who can give your project the undivided attention it deserves.

As you can see, remodeling doesn’t happen overnight, especially in busy Seattle. If you are considering a major renovation, it’s best to start reaching out to remodelers as soon as possible. With realistic expectations and the right team, your vision of a transformed home is within reach.

Denny Conner is president of CRD Design Build, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ more than 2,900 members, write to homework@mbaks.com.