Tag Archives: Seattle

Must See Projects! 2013 Green Home Tour

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The 3rd annual Green Home Tour, hosted by the Seattle Chapter of the Northwest EcoBuilding Guild and Built Green, is an event you absolutely don’t want to miss! Dozens of homes in and around Seattle, an impressive display of green & healthy systems and features, do-it-yourself information and resources, tour guides and project teammembers on-site to answer questions, and it’s all FREE!

Saturday, April 27th, 11am to 5pm

There will be upwards of 30 projects on the tour this year (so we can’t list them all!), but here’s our selection of must-sees!

Ballard Passive House by Hammer & Hand | Velocipede Architects
The impressive and rigorous German Passivhaus standard is said to be the ‘bar’ for energy efficient homes, and this 1880 sf home in Ballard is one of only a handful that have been built to this standard in Seattle to-date. Can a home really be heated by a system as small as a blow dryer? Well, go see for yourself!

Madison Park Remodel by Green Canopy Homes
These guys are experts at taking tired old homes and affordably re-vitalizing them! The details of this latest project haven’t been released yet, but rest assured it won’t disappoint! Get do-it-yourself ideas on how to improve your home’s energy efficiency, comfort and aesthetics on a tight budget.

MRCCityCabinsCity Cabins at Columbia Station by Martha Rose Construction
Martha Rose has been pushing the green building envelope here in Seattle for over a decade now, and her latest project of 4 high-performance townhomes, dubbed the ‘City Cabins’ is no exception. South facing, super energy efficient, wired for solar pv, and as icing on the cake, detached garages with vegetated roofs!

Clearwater Commons by Cascade Built | Banyon Tree Designs
Yes, we’re a little biased here as we’re helping to market this project, but now that phase 1 construction of 4 new green homes is complete, it’s worth a peak! This 7 acre site is also home to the Mini-B Passive House, a community workshop and gardens, and an impressive stream restoration project.

Grow Community Bainbridge by Asani Development | Davis Studio Architecture + Design
This is an exciting new Bainbridge Island neighborhood of net-zero energy, solar powered homes, endorsed as the first residential One Planet Community in the country. Carbon independence, resource sharing, walkability and healthy living! Who could resist?!

For a full list visit of tour sites in Seattle, on the Eastside and beyond, visit www.nwgreenhometour.org. Maps will be provided closer to the date!

Maybe we’ll see you out and about!

More Listings Needed in Seattle!

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We had to laugh when we saw the recent Redfin post 2013: Calling All Sellers! (Where are you?!?), as this is our sentiment exactly. According to the NWMLS the number of active listings in January was up 1% from December, but down a stunning 44.7% from January 2012, leaving us with a meager 1.4 month supply of homes (a 6 month supply is a balanced market).

We’ve been experiencing this first-hand as we work with buyers who are well-qualified and raring to go, but have nothing new to see! Yes, the market typically slows during the holiday season, and takes a while to build itself back up, but 2012 was nothing like a typical market. The theme was a continually increasing demand combined with an ever dwindling supply, which of course drove home values up all the way through December.

TimetoSellJanuary’s stats compiled by local real estate appraisers Alan L Pope & Associates shows 72% of homes on the market in King County receiving an offer. That’s the highest absorption rate we’ve seen in almost a decade, the second highest being 66.4% in March 2005.

The message is seemingly clear! If you’re a homeowner thinking about selling, now is the time. Competition is slim, market times are short, and multiple offer scenarios are the norm. In other words, it’s most definitely a sellers’ market in Seattle right now. So, what’s the problem?

Well, it’s pretty simple really…

Many homeowners either need to wait, or just plain want to wait to sell their home!

Underwater Homeowners. Many who bought during the housing bubble don’t have the ‘wiggle room’ to sell yet, as they risk losing a chunk of their down payment or even walking away with negative equity.

The Waiting Game. If there is no pressure to sell (job change, growing family etc…) and the market is on a steady rise from the bottom, then many homeowners would rather wait to see if they can get a higher price for their home in a year or two.

Renting Instead. The rental market in Seattle remains strong, with no indication that rents will go down in the next few years, so some homeowners are opting to go ahead and buy now, but rent instead of sell their current home.

So, will 2013 be dubbed the year Seattleites waited to sell? Maybe, but we certainly hope not! These are all valid reasons not to sell right now, but there are also many advantages to jumping into the market, versus waiting until all your friends and neighbors do too!


For your additional reading pleasure, recent real estate headlines…

Brokers report brisk sales, but rising frustration for home buyers – NWMLS

City-by-city look at U.S. house prices – WSJ Marketwatch

Signs of a Housing Recovery Point to a Stronger Economy – NYTimes.com

The Year Everyone Was Wrong (Again) About Home Prices – WSJ

 

 

 

Seattle Green Builder Spotlight: Cascade Built

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Cascade Built has been constructing high performance custom homes in Seattle for some time now, and they have a particular knack for maximizing the potential of postage stamp-size infill lots in the Madison Valley area. While many green builders make their way from ‘light’ to ‘deep’ green slowly over time, founder Sloan Ritchie has jumped in with both feet, and is seemingly only content when he’s literally pushing the green building envelope.

This is particularly refreshing when you consider that a number of Cascade Built’s most successful projects have been spec-built. We’ve had the privilege of working with founder Sloan Ritchie to market and sell a few of the more recent projects, and they’ve been crowd-pleasers every time! Clean modern designs that are at the same time warm and inviting, fresh and sassy finishes with earthy undertones, uniquely appealing color combinations that are both bold and subtle, and a predilection for open, light-filled spaces that connect to the natural and urban environment alike.

AlleyHouseAlley House – 3BR | 2.5BA | 1,830sf | Off-Street Parking
As one of the first LEED Platinum certified single-family homes in Seattle, this stunning modern redefined urban infill development with it’s plethora of sustainable and energy efficient features and unique back alley location. Structural insulated panel (SIP) construction, cedar rain screen siding, concrete and recycled wood floors, custom Kirei doors, dual-flush toilets, pre-wiring for photovoltaics and solar hot water, drainwater heat recovery, Alley House Kitchenrain gardens, grasscrete parking, a green roof and so much more!

Every square inch of this 3-story home was maximized, yet it felt both open and inviting with its over-sized windows and glass doors connecting the main living space to a private bamboo courtyard. The home’s high performance design and construction also meant it was 50% more efficient than other similar code built homes, and roughly 70% more efficient than the average Seattle home.


Alley House 2 – 3BR | 2BA | 1,697sf | 1-Car Garage
ExteriorflyerDesigned by award-winning architect David Foster and certified LEED Platinum, Cascade Built’s second Alley House was prefabricated in modular components by Seattle-based, green prefab specialists Method Homes. Sloan chose a modular prefab build for this project because of the shorter building time-frame (approximately 2 months) and reduction in material waste (minimized to less than 5%). The prefab build also means the house was constructed in a closed environment where exposure to elements such as rain, do not exist. All the modules were craned into place in one day!

PrefabKitchenThis 3-story home featured hardi-panel rainscreen siding, bamboo floors, custom Squak Mountain countertops, Energy Star and Water Sense fixtures and appliances, an on-demand tankless hot water heater, ductless mini-split heat pumps, heat recovery ventilation, and a fully conditioned garage for future ADU conversion.

If you think living in an alley sounds unappealing, think again! Tree-top views of Madison Valley, over-sized east and south facing windows for ample natural daylight, two entertaining balconies, and a quick stroll to neighborhood amenities made this the perfect urban retreat.


Park Passive – 4BR | 3BA | 2,300sf | 1-Car Garage
Designed by NK Architects this ultra-modern home is now under construction in Madison Park and is targeting Passive House certification (the world’s leading standard in energy efficient construction). As a result of extreme attention to detail in air sealing, high levels of insulation, and high-performance windows, this home’s heating energy consumption will be reduced by nearly 90%.

This home will also feature a solar hot water system, site harvested woodwork, zero VOC finishes, heat recovery ventilation, pre-wiring for solar PV and more. True to Cascade Built style, the in-fill city lot this home occupies measures just about 2,000sf. This home is expected to be completed this spring, so stay tuned for our upcoming tour announcement!

Cascade Built also has a fantastic line-up of sustainably designed backyard dwellings – see Backyard Boxes to learn more!

A Seattle Gut-Rehab Targeting LEED Certification

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Homeowner Collen Groll of O’Brien & Company has spent the last 5 years bringing this 1919 Seattle bungalow back to life, and it’s now for sale! Remodeled from the studs-out for superior energy efficiency, increased comfort, and flexible, open living spaces, and is now going to achieve LEED for Homes Silver Certification.

Exterior

3 bedroom/2.5 baths, 3-stories, 2,390 sf home, 3,530 sf lot and 1-car garage. Secluded amongst trees, yet blocks from Lake Washington & Leschi town center.

Design

This home was originally built in 1919, and is 2-stories with a basement. When purchased in 2007, the house was in poor repair, extremely leaky, and was not functionally well laid out. It was essentially a stripped shell with exposed floor joists and wall cavities. The second floor included a typical gable roof with a small window at either end, and because the south side of the house was already at the set-back line, there was no way to extend the roof line.

The floor plan was redesigned to include functional, adaptable spaces. In order to accommodate three bedrooms and extend the ceiling on the second floor, the roof peak was raised, which increased the pitch of the roof line. A crow’s nest (future yoga and meditation studio) was added, which allowed an additional view of Lake Washington and a special place for rejuvenation.

Goals

The priorities for this project were improved envelope and energy efficiency. Additionally, homeowner Colleen, wanted to incorporate salvaged products and healthy finishes where possible.

In order for this project to pursue LEED for Homes certification a complete gut rehab was necessary, as partial or even substantial remodels are not eligible. Additionally all systems and components (e.g. HVAC, water heater, windows) are required to be replaced and exterior walls must be open to allow for a Thermal Bypass Inspection.

Features – Exterior & Envelope

  • Metal Roof
  • Locally Milled Red Cedar Siding (from naturally downed trees)
  • Double 2×4 Wall Construction
  • Blower Door Tested
  • Envelope Airsealing using Closed Cell Foam & Caulk
  • Blown-in Cellulose Batts (R-28 Walls)
  • Super-insulating SeriousWindows (u-factor range .15-.17)
  • Garage Can Accommodate up to (4) 500-gallon Tanks for Rainwater Catchment
  • Cantilevered Deck to Protect Environmentally Sensitive Area
  • Permeable Driveway & Parking Area

Features – Interior

  • RecoupAerator 200DX Energy Recovery Ventilation System
  • HTP Elite Energy Star Modulating Boiler (up to 98% efficient)
  • Runtal Wall Radiators
  • Lennox Elite Direct-Vent Gas Fireplace w/ Electronic Pilot
  • Over 100 YR Old Salvaged Wood Floors (from Garfield High School)
  • Salvaged Solid Wood Cabinets & Doors (from Second Use)
  • Locally Made Paperstone Countertops
  • Energy Star Lighting & CFL Bulbs used Throughout 95% of House
  • Kohler Highline Toilet w/ Sloan FlushMate Pressure-Assist (only 1.0 GPF)
  • Low-Flow Showers & Faucets
  • Non-Toxic Paints (Benjamin Moore Natura) & Finishes


Architect
Jamie Fisher Architect

Builder
Kristian Nunnelee
NW Contour Building Co
nwcontour.com

LEED Homes Green Rater
Chris Edlin
O’Brien360
obrien360.com

We Are ADDO Real Estate!

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We are Cally Fulton and Danielle Johnson, a mother/daughter real estate team, and we’ve been working together in Seattle since 2004. In September 2012 we launched our new Seattle-based brokerage ADDO Real Estate.

In the early years!

In the early years!

We started our real estate careers at John L Scott, a big name brokerage with an excellent training program, great tools, and a very experienced and very detail-oriented broker.

We couldn’t have asked for a better beginning, as the real estate market was booming and our broker taught us well how to navigate the very real liabilities we faced in each and every transaction we oversaw.

Sustainability, especially in the built environment, has been a part of our lives for a long time, and we decided early on that making this a central part of our real estate careers was essential. People needed to know they had an option for what had sadly become the ‘conventional’ home, so we focused our outreach on how to make homes healthier, more resource efficient and eco-friendly.

We soon learned that while there was a strong community of like-minded folks in Seattle, especially in the building industry, there was no one in the real estate industry able to represent them. There were buyers looking for green homes, and certainly plenty of builders building them, but there were no agents able to truly connect the two.

Thus began our search for others who might be interested in learning how to be a ‘green agent’, and what we found was GreenWorks Realty, which was the first brokerage in Seattle to focus almost exclusively on green homes. We transferred to GreenWorks in 2005 when they were just getting off the ground, which meant actively participating in helping to grow the company. Opening an office in Greenwood, creating green agent trainings, attracting other like-minded agents, building the tool base needed to market green homes and more. We dove right in and were rewarded by attracting the attention of green builders like Martha Rose Construction, who had homes that needed selling.

When the real estate boom in Seattle began ebbing in early 2008, it became apparent that big changes were around the corner and we were going to have to adapt or die. We joined forces with another GreenWorks co-founder and started Infiniti Real Estate & Development. We would continue to specialize in green homes, but also get our feet wet managing our own brokerage, with the goal of staying open to the demands of a quickly changing market.

In many ways this ended up being the reason we were able to sustain ourselves when the market eventually crashed. Low overhead, flexible commissions for those already losing so much, and the ability to adapt the company to what we and our clients needed. We knew this would only be a stepping stone, a time to hunker down and hone our ideas about how a brokerage should be run. So, when the market began to look up in 2012, we decided it was time to move on.

Thus ADDO Real Estate was born, and to be honest, we finally feel like we’re home! Addo is a latin verb (long ‘o’) meaning ‘to give, bring, place, / inspire, cause, / add, join’, which we felt resonated well with what we do in our work. We hope you agree!

It’s not our intention to become a big name brokerage with hundreds of agents and a fancy office. ADDO RE will instead be a boutique brokerage with a strong team of very knowledgeable folks (not just real estate agents), passionate about sustainability. We will focus on residential real estate, but provide a number of related services, including consulting on community development, healthy homes, aging in place, home design and more. And of course, we will continue to keep our overhead low, so that we can provide our great services at flexible rates.

We invite you to browse our new website at addoreseattle.com, and give us a call any time! We are excited about the launch of our new company, and we love to chat!