Your home has been good to you all year. To prevent it from turning bad, give it a gift this holiday season.

In effort to maintain the homes we improve, we offer TR-Plus as an annual subscription service to report and suggest preventative solutions.

Each level includes benefits specific to a variety of needs. Contact us if interested in more information about getting a report prepared for your home.

Basic is no more than a 2-hour inspection and professionally prepared condensed report that rates the condition of exterior, interior and mechanical systems. Silver includes pre-paid and discounted time to perform minor repair work.  Gold adds discounted interior design services to the Silver level. For the snowbird, our Estate Management Services care for the home and prepare t for your return.

Tenhulzen Residential acquired Cabintree Works for all kitchen, bathroom, closet system, wine cellar and specialty cabient systems.  We now have the capacity to perform to schedules by controlling this critical component of the remodeling process.

Why build our own cabinets?  Timeliness and quality control are the primary reasons.  But we can also provide our customers more options with type of box construction, custom details and wood species for less cost than the large manufacturers.

How do we keep the shop busy?  Tenhulzen is not the shop’s only customer.  Dozens of direct customers get their product designed, produced and delivered every year, plus several local builders appreciate the accountability and service for their projects.

The production schedule for any remodeling project requiring cabinets relies heavily on the timing, accuracy and quality of the supplier. This is because once cabinets are set, the countertop template can be done. If templating is delayed, the entire schedule can be jeopardized.

In some cases, we have been able to shorten the production schedule by several weeks by installing cabinetry before flooring. Now that we control the build and install processes, we can not only save on cost and timelines, but provide better quality compared to other local manufacturers.

This allows us to provide peace of mind to our customers knowing that a portion of their cabinet order goes to revitalizing forests.

Our entire crew is excited to integrate custom cabinetry into our Design/Build remodeling process.  For more information visit cabinetreeworks.com.

Construction site safety is one of the most important things we do.

The Governor’s recovery plan has begun with the first phase allowing projects that had begun prior to the shut down, to continue within specific guidelines.

In effort to verify our COVID-19 protocols are appropriate, we invited an L&I inspector to two of our job sites. During the consultation, the inspector was impressed with:

 

• Employee training
• Site specific safety site binders
• PPE use and stock
• Check-in/check-out procedures and visitors log

 

This proactive consultation request helps to keep our safety program strong and ensure that our company is in good standing with Washington State Labor & Industries.

According to the inspector, Tenhulzen Residential was the first remodeling contractor in the state of Washington to request a consultation following the 5/1/20 phase 1 announcement.

As phases 2, 3 and 4 of the Governor’s recovery plan loosen restrictions, our field crews will continue to respect the effects of this effort. This means that close contact with fellow workers will be cautioned, hand washing stations will be made available on all job sites and contact with homeowners will be at their comfort level.

For more information, review the toolkit provided by the Master Builders Association.

We’ve been tracking lumber, labor and fuel prices for the past several years as a trend indicator for residential construction costs. The dramatic drop in lumber over the past couple months, combined with a lagging and less significant drop at the pump suggests the best deals will be limited to the next several months.

If you haven’t already dreamed up your home improvement project and on track to have built before the end of the year, you may be missing the highest investment potential of the decade.

A depressed market followed by potentially high demand indicates an increase in construction costs. This is a simple equation of supply & demand. Currently, the supply is higher than demand, but as that dial starts going the other direction, capitalism inevitably takes over.

Those projects with pricing locked in prior to Q3 of this year will get the best bargains. Especially as financial markets are assisting with the recovery.

There is no substitute for having extra time.

Our customers are enjoying being able to focus on the improvements to their homes. Virtual meeting platforms give us the flexibility to continue the design process without risk of cross-contamination. Although most of our world is planning to shut down, we will continue to operate our pre-production process in effort to be ready to start construction when given permission to do so.

Zoom has proven to be a wonderful platform to convey the design process. By sharing a screen, the two and three dimensional layouts are displayed in an interactive way.

Even materials are being selected on-screen. For the tactile confirmation of finish materials, we are comfortable delivering to our customer’s doorsteps.

Our entire team is excited to maintain our design process performance throughout the next few weeks.

While quarantined and working from home, we find lots of time to dream about what our homes could be.

Whether your needs are upgrades, repairs or complete replacement, we have the experience to help with inspiration. And not just to accommodate today’s needs, but to think through how the improvements will function as the needs change over time.

The planning phase can take a few months, so we recommend starting the process. For example, if you were to initiate contact today, we would schedule the initial consultation within 2 to 3 weeks. Following acceptance of your design agreement, the site measure would be scheduled for roughly 4-6 weeks out.

This is a kitchen addition that allows for a cornerless corner folding window system.

A 3-foot addition makes the kitchen feel double the size, and adds lots of features like added storage, improved lighting and fun personality. Inset cabinetry with creme and chocolate glazed cabinetry is accented by granite countertops and glass tile in a vertical subway pattern.

We can engage with design concepts over the phone or in a virtual meeting.

As we all go through this challenging time, we encourage you to maintain a glass half-full attitude and wish you all a happy and healthy St. Patrick’s Day.

Bigger is not always better.

When a home starts to feel like its not functioning the way it is supposed to, the natural tendency is to add more space. But more square footage does not necessarily mean a more spacious or efficient house.

Instead of raising the bridge, consider lowering the river. That is to say, instead of adding another room, try transforming existing rooms into spaces with dual purpose.

Remodeling is a Green building process by nature. Existing homes have an established footprint, reducing environmental impact to their environment when modified.

Historically, homes have been built with specific purpose rooms: dining room, living room, family room, etc. So, what if these rooms were designed for multiple purposes? Would our homes then need to be as large to accommodate the same functions and number of people?

A recent case study is of a family of 5, who wanted a media room added on to the back of the garage, adjacent to the living room.

 

Thorough consultation revealed that the family room, inside the front door to the right, was only used for holiday gatherings. This made for inefficient unused space that was a net loss in cost value of heating and furnishing the room.

 

“Everyone comes in the front door and turns left toward the kitchen and living room” reported the homeowner.

 

As a result, an 8-foot diagonal motorized screen retracts into the ceiling of new custom library cabinetry surrounding the fireplace in the old family room. And with the click of 2 buttons and a dimmable light switch, the furnished library converts to a home theatre.

 

“The family has been using the room a lot more” the owner later reported, happily adding that the efficiency of the home was improved without
spending 3x more for the addition.

 

Our advice: If an addition is necessary, make sure it doesn’t prevent proper flow with the existing home. Otherwise, it can feel unnecessarily disconnected.

In our vernacular,

a featurette is to a movie, what a service repair is to a remodeling project.

Featurettes include:

DECKS & RAILINGS  |  FLASHING & SIDING  |  INTERIOR REPAIRS  |  GRAB BARS  |  WINDOW & DOOR REPLACEMENT  |  SAFETY LIGHTING

Image of teen prom deck collapse courtesy of YouTube

This December and January, we are offering featurettes at employee pricing for new customers. It’s kind of like hiring a handyman without inheriting the limitations of a handyman. Experience the quality and care of a Tenhulzen performance in a bite-size package.

We know that many outdoor structures are neglected. Painted surfaces often allow water to get in, but not escape – creating a slow deterioration of the wood components until they can no longer perform as designed.

Our goal with this promotion is to prevent severe damage of your home and its occupants.

If you are unsure if your home has a safety issue, ask about TR Plus. A 2-hour inspection process includes structural, weatherization and mechanical/plumbing conditions from attic to crawlspace, through interior and exterior. A full report with recommendations allows you to choose the items you want addressed.

Why Empty Nesters Are Choosing ADUs Instead of Downsizing

If you’re reading this, you likely own a sizeable home on a generous lot. For years, it supported a family of four or more. Now, you may be nearing retirement and reassessing your space. Although your home holds decades of memories, maintaining it requires increasing effort. Large yards, aging sport courts, and oversized garages demand constant upkeep. At the same time, today’s housing market discourages downsizing. In many cases, moving locally offers little financial advantage.

Instead of selling, many empty nesters are building an Accessory Dwelling Unit, or ADU. This approach allows homeowners to stay rooted while improving flexibility.

A Strategic Alternative to Downsizing

An ADU provides options without forcing relocation. Initially, many homeowners design the space for a family member.Later, they may convert it into an income-producing rental.

For example, one family built an ADU for a snowbird mother. She funded a ground-floor suite with a kitchenette and private living area. As a result, she enjoyed summers with her daughter and son-in-law. Eventually, the family retained the added equity within the property. When they sell, they can leverage that value through a 1031 exchange. Therefore, an ADU often creates both emotional and financial return.

Navigating ADU Regulations and Costs

However, ADU regulations have evolved over time. In 2011, King County restricted separate cooking appliances in kitchenettes. Additionally, officials required enhanced fire separation and septic upgrades.

Similarly, Woodinville imposed strict life safety requirements in 2015. In some cases, homeowners had to retrofit both the ADU and primary residence. Consequently, compliance added roughly 25 percent to construction costs. Despite these challenges, regulations have steadily relaxed.

Modern ADUs Offer Greater Flexibility

Today, jurisdictions support ADU development more openly. Modern codes allow fully functional kitchenettes and standard shared-wall construction. Furthermore, some cities now issue separate addresses for ADUs.
For example, the City of Kirkland recognizes ADUs as independent dwellings.

As restrictions ease, more homeowners embrace this practical solution. An ADU can support aging parents, returning adult children, or rental income. At the same time, it strengthens long-term property value.

Interested in learning more about how an Accessory Dwelling Unit would integrate into your home? Visit https://tenhulzen.com/additions-adu for more information.