Home Builder Developer - Interior Renovation and Design

By Mike Lednovich

The Fernandina Beach Building Department slapped a stop work order on the demolition of three downtown neighborhood homes because asbestos was being removed without the required permits. Work on the homes has been idled for more than a month.

The stop work orders were posted on Nov. 11 and the homes have not been touched since then.

The homes at 123, 124, and 119 S. Fourth St. are part of the Tringali property development and are future sites for new townhouses.

There are strict state and local requirements for asbestos removal to minimize the release of asbestos fibers during demolition activities involving the removal, handling and disposal of asbestos-containing material.

According to Angie Lester, CRS administrator for the building department, asbestos affidavits have been submitted but not paid for. Jensafe Environmental was doing the work.

Officials at Jensafe Environmental did not respond for comment on the situation.

Its important to note that the contractor has hired Jensafe Environmental who is very aware of the methods to remove and report on asbestos. It appears they are using the wet method for removal, Lester wrote in a Nov. 21 email to City Manager Ty Ross.

She said the buildings were draped and they have removed siding from two structures.

According to local resident Taina Christner, workers were seen in hazmat suits last month removing what appeared to be house siding containing asbestos.

Approximately two weeks ago, my neighbors and I noticed the removal of what appeared to be asbestos shingles from three of the homes on the property. Despite the workers donning hazmat suits and facemasks, none of us observed asbestos safety measures such as wetting down the shingles with water or the use of plastic sheets to contain airborne particles, Christner said. At that time, I assumed the contractors were carrying out the task under city supervision, adhering to all necessary rules and regulations.

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Tringali Demolition Halted Owing to Missing Asbestos Permits - Fernandina Observer

Emergency demolition work is underway on the portion of the Bronx building that partially collapsed earlier this week.

Crews are working to remove pieces of the buildings floors and ceilings that were left dangling as high as seven stories in the air.

Work on the building, located at 915 Billingsley Terrace, started around 10 a.m. Thursday morning and is expected to take multiple days to complete.

The Department of Buildings said Thursday afternoon that demolition work will be paused at some point later Thursday to allow for residents who live in the south wing of the building to retrieve some of their belongings.

Some tenants will not be able to retrieve their belongings. That includes the Zavaleta family, who lived at apartment 53 inside of 1915 Billingsley Terrace.

For the last four decades, the apartment was a safe haven for the Zavaletas.

Over the years, several family members have called it home. But after Mondays partial building collapse, it is now a danger zone, and therefore being demolished.

So when tenants are allowed to return to their apartments Thursday to get some of their belongings, Diana Vargas and her family will not.

My mother is no longer with us, and I have, we all have specific items to remember by her, and I'm just not getting that back, Diana Vargas said.

Vargas was at work during the time of the partial collapse. The clothes she wore and her work bag are all she has from her apartment.

She said the material items are replaceable, but the thought of never wearing her late mothers jewelry or flipping through old photos of her makes her emotional.

They told us no, like, we can't go back in. And I wish I could get my photos album with her, her perfume, her rings that I had of her. We had a blanket that she left behind. And I am not getting none of that back, she said.

Vargas sister and nephew were home at the time of the collapse. Her nephew was on his way into his bedroom as the floor began falling through.

Though they feel lucky they were able to get out safely, Vargas said they lost everything, and that the landlord and city are to blame.

If that building has so many violations, why do we get bypassed? Like, why was nothing being done? And all the complaints that we made to 311, like what happened there? she said.

Vargas, her family and some of her neighbors have been put up in a Brooklyn hotel by the Red Cross, but they have to check out by 11 a.m. Friday.

She said they have submitted all their paperwork to the city to get placement in a shelter.

We dont got no details. We dont know where were being placed, how far out, Vargos said.

Vargas has reached out to her local elected officials, asking if she can direct emergency personnel to find some of those sentimental items before everything is demolished.

She said she is holding out hope, but doesnt know if that is going to be possible.

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Demolition work on partially collapsed Bronx building underway - Spectrum News NY1

By Jimmy Settle

City of Clarksville

The City of Clarksville Building & Codes Department is aware that some apartment owners whose buildings were damaged by the Dec. 9, 2023, Clarksville tornado may intend to have those structures demolished without proper City permitting.

The City understands that the owners may not fully understand the correct procedure for demolition.

Interim Building & Codes Director Justin Crosby says his department wants to work with those apartment owners, to ensure the process is handled correctly, and safely.

We have been notified of some apartment owners that have started evacuating buildings with the intention to demolish the structures without permits, Crosby said. We want the community to know about our demolition process.

Crosby said the demolition permitting process, which also includes single-family homes as well as multi-family, is primarily a safety measure that is in place, in large part, to formally ensure that all Clarksville Gas & Water and CDE Lightband utilities have been shut off and disconnected. Representatives of the utilities, themselves, are also engaged in the demolition authorization process.

Realizing that private owners are eager to move forward with tornado recovery on their properties, Crosby said his department will put all demolition permits on an accelerated timetable.

Please contact Clarksville Building & Codes at (931) 645-7426 for further assistance.

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For safety, City requires proper demolition permits in tornado recovery | ClarksvilleNow.com - Clarksville Now

The local district attorneys office said Thursday that it had opened an investigation into the stunning Bronx building collapsethat displaced more than 100 people, though it remained unclear what caused the structural failure.

Bronx District Attorney Darcel Clarks spokesman, Eric Steltzer, said the prosecutors office was probing any possible criminality that may have led to the partial collapse of the seven-story structure in Morris Heights.

The brick building had been flagged for more than 100 violations, according to city records. But the Buildings Department said it had no record of any open violations related to structural issues at the time of the collapse.

On Monday, the corner of the 96-year-old building crumbled to the street, opening six levels to the frosty December elements. Ceilings on four levels sagged against the walls. At the bottom of the building, a mountain of debris poured onto the pavement.

Nobody died or was seriously injured.

The 47-unit building, located on Billingsley Terrace, is owned by 1915 Realty LLC. David Kleiner, the manager of the building, said by phone Thursday that he had no clue what caused the collapse.

The corner came down after extensive work on the building over the past few months that had nearly reached completion, Kleiner said. He said he has worked with the Red Cross to relocate residents, and has hired security to protect the tenants belongings.

Responding to the Bronx district attorneys investigation, Kleiner said, I dont think theres any criminality, but added, Theyre welcome to check.

It was in perfect condition it was just upgraded, he said of the building. Im very confident.

He declined to say how many buildings he manages in the city, abruptly hanging up when asked.

Richard Koenigsberg, an engineer previously hired by the buildings owner to inspect the property, deemed the building unsafe in reports he filed with the city in 2020 and 2021 after finding cracked brick, loose and damaged mortar, and other deficiencies.

Koenigsberg suggested Thursday that the collapse might have resulted from the failure of a first-floor column, but he deferred to the city officials probing the incident to determine the exact cause.

This could not have been anticipated, Koenigsberg said. This is not a common failure.

Engineers were beginning to demolish the collapsed section of the structure on Thursday. Fencing surrounded the block. At the base of the building, a yellow crane hummed.

Felix Vargas, the buildings superintendent, watched as officials carried out the demolition.

Thats my granddaughters jacket, he said of a pink baby jacket hanging from the door to a unit that was cleaved by the collapse. She is 2 years old.

I am not in a condition to talk right now, Vargas, 57, said as the crane neared the ripped corner of the building, and as his eyes teared up.

Twenty-six families including 79 adults and 22 children accepted temporary housing, according to New York Citys emergency management agency.

By Wednesday night, electricity was restored in some parts of the vacated building, according to the Buildings Department. Residents in the buildings south wing would be offered the opportunity to join an engineer to recover personal belongings on Thursday afternoon, the city said.

Demolition paused Thursday while residents headed into the building to recover belongings. Some shell-shocked residents had said earlier this week that they were worried about missing pets who had not made it out.

About 5 p.m., around 40 residents were waiting to get their belongings from the collapsed building.

I just want to get my passport and important documents, said Pedro Rodriguez, 66, as he held huge black plastic bags, adding that he was living with relatives nearby.

The biggest task is to now look for a new apartment, said Rodriguez, a 30-year resident of the building.

Theodore Parisienne for New York Daily News

David Maggiotto, a spokesman for the Buildings Department, said in a statement that the city would continue to provide the displaced tenants with housing assistance and would work with the landlords as they work to make the building safe for occupancy once again.

The building sits a block from a fire stationhouse, and the city said it responded to the collapse within two minutes on Monday.

The Buildings Department said it has informed the buildings owner that, after the demolition of the corner of the building, further actions must be taken to ensure the safety of the building. Ultimately, the department said, it would reassess whether residents can reoccupy sections of the building.

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Criminal investigation underway in Bronx building collapse as demolition begins - New York Daily News

Dec 14, 2023, 6:31pmUpdated 5d ago

By: News 12 Staff

Construction began Thursday at the partially collapsed Morris Heights building on 1915 Billingsley Terrace.

Residents of the building were spotted being escorted into the building to receive their belongings from their homes, and cleanup and construction efforts are underway at the partially collapsed building.

The DOB anticipates construction will take several days. Before allowing tenants back into their homes, the owner will have to ensure safety measures are put in place including heat and hot water, fixing broken locks and sealing off the damaged section of the building.

Until then, tenants have been in placed in hotels throughout the boroughs. Council Member Pierina Sanchez says elected officials are waiting to hear back from NYC Housing Preservation and Development to negotiate short-term and long-term solutions while demolition continues.

If you are one of these individuals who cannot retrieve their belongings, you can visit Bronx Community College or call 877-RED-CROSS for support.

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Demolition, construction begins at Morris Heights building days after partial collapse - News 12 Bronx

Whether youre embarking on a full bathroom renovation or just looking for ways to keep your space fresh for the year ahead, stay on-trend with the latest bathroom design styles for 2024. Expect to see a combination of functionality and design, with natural elements, earth tones, and a focus on accessibility in the coming year.

Bathrooms feature a greater attention to detail and focus on sustainability than ever before. Nature-inspired elements will continue to reign, but with a more saturated take in 2024 than they have in previous years. A lot of the bathrooms we have designed for completion in 2024 are full of deep earth tones and colors, says Katie Labourdette-Martinez of Hearth Homes Interiors. We are loving the juxtaposition of off-white tiles and stone paired with deep earthy plaster and dark marble.

Jean M. Allsopp

As far as what exactly homeowners will be keeping in mind when embarking on bathroom renovations in 2024, Mitchell Parker, Houzz senior editor says addressing unique familial needs, particularly that of aging family members, will be another primary focus.

From sustainable elements to handmade faucets and fixtures, these are the most popular bathroom trends the experts predict for 2024.

Courtesy of Hearth Homes Interiors / Public 311 Design

Consumers can expect to see an increased popularity in spaces that feel truly timeless. Parker credits this trend to homeowners aiming to stay in their homes for a longer duration of timeperhaps well into retirement. Designers on Houzz are hearing that homeowners want to achieve a timeless style with materials and features they wont grow tired of, he explains. Even modern homes are incorporating elements such as brick, handmade clay tiles, rustic wood elements and arches that create a feeling of quiet luxury.

According to Parker, focusing on a more timeless aesthetic also furthers the popularity of sustainable design where features like water- and energy-efficient fixtures, LED lightbulbs, and dimmers are all continuing to gain prominence.

Courtesy of Hearth Homes Interiors / Public 311 Design

According to Parker, the trend toward personalized elements and custom, handmade features initially gained traction in European design shows but has made much headway for U.S. consumers. This trend toward handmade details and features is also closely linked to the growing popularity of timeless style. Pros on Houzz say this includes handmade tiles, custom bathroom vanities and other bespoke elements, which create a feeling that the homeowner has something truly unique and special, Parker says.

Courtesy of Hearth Home Interiors / Public 311 Design

The 2023 Houzz U.S. Bathroom Trends Report found that wood is the most desired choice when upgrading a bathroom vanity. While white continues to dominate as the most popular color for countertops and walls, this attraction to wood vanities connects to a larger move throughout the home away from cool grays and stark whites to warmer neutrals like beiges, creamy off-whites and rich browns, Parker says. With the broad range of wood tones on the market, it can work for nearly any aesthetic ranging from coastal to traditional.

Courtesy of Hearth Homes Interiors / Erin Feinblatt Photography

Labourdette-Martinez says she is seeing scallops pop up just about everywhere. From vanity chairs to cabinetry details, its coming in hot and we think its here to stay through 2024, she says. Another detail thats making its way to the bath after playing a prominent role in living space design is fluted cabinetry. The aesthetic creates a thick, often rough statement-making detail beneath island countertops, bathroom vanities and dining room tables, adding visual texture and interest, Parker says.

Courtesy of Hearth Home Interiors / Public 311 Design

While natural materials are continuing their unprecedented rise in popularity, so too are nature-inspired colors and wall treatments that can further the soothing, indoor-outdoor appeal of the aesthetic. Earth-toned paint colors, plaster, and accent colors are recent favorites for us and weve been weaving them into our designs in 2023, and expect to be doing even more of that through 2024, Labourdette-Martinez says. When it comes to selecting earth-toned paint colors, undertones are more important than ever. To keep it interesting, look for shades that bring an unlikely element to the table (like an off-white with a subtle apricot nod) for a fresh take on the earth-tone trend.

Courtesy of Hearth Home Interiors / Public 311 Design

Bold marble and natural stones have been a big bathroom trend through 2023, and we expect 2024 to be no different, Labourdette-Martinez says. Were loving the deep reds and browns, bold veining, and black stones for bathrooms lately. For those who are looking to keep their budgets in check, consider tiles that can lend a similar effect, or even smaller elements like a rattan stool, natural rug, or wood bench to deliver a grounding, natural feel.

Because more homeowners are planning to stay in their homes for longer, they're implementing features that they'll need down the road. Half of homeowners who are addressing these needs are planning ahead for the future and theres growing interest in universal design that prioritizes beauty, in addition to function, Parker says. Manufacturers are supporting this trend by creating stylish, aging-in-place features. For this reason, nonslip flooring, curbless showers, wider doorways, lower vanity heights, and grab bars are a few design elements youll see more of in 2024.

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7 Bathroom Trends That Will Make a Splash in 2024 - Better Homes & Gardens

Bathrooms, a bit like kitchens, take a lot of consideration especially when you are starting from scratch and designing a totally new space. Unlike living rooms and bedrooms where you can quite easily switch things around as your tastes and trends change, bathrooms need to be considered from the start - they need to last through ever-changing trends and get that balance between being both current and classic.

Essentially you want to be creating a bathroom that never dates, a timeless space that always looks on trend. Easier said than done we know, which is why we asked top interior designers for what they think makes for a timeless bathroom.

The key to a timeless bathroom is really about creating a space you love and not being too swayed by interior design trends. If you reflect your own personal style that's what's going to give a space longevity, plus choosing colors and finishes that aren't going to date too soon (although if you love it, what does 'dated' even really matter?).

(Image credit: Julie Soefer/Marie Flanigan Interiors)

'Begin by layering your bathroom with timeless natural materials, in both the bathroom flooring and countertop selections. I love a classic marble paired with wood flooring or a beautiful tile. These elements create a canvas that fosters a sense of enduring elegance.' suggests Marie Flanigan.

'Plumbing fixtures with clean and subtle silhouettes help strike a balance between contemporary touches and timeless design. Create a balanced and inviting atmosphere with strategically placed fixtures that not only enhance functionality but also offer a new finish to the space. Hardware selections serve as jewelry for your bathroom. Choose timeless finishes like unlacquered brass or polished nickel and pay attention to intricate details that add a touch of sophistication to the overall design.'

'Im a big believer in choosing timeless materials for things that are not easily changed like tile and plumbing fixtures in a bathroom,' agrees Emily Henderson. 'Think of a pretty subway tile for instance. Then after those foundational elements are in place you can either continue with traditional light fixtures, bathroom paint colors, decoror you can decide to play with different styles to make it feel more eclectic.'

Marie Flanigan

Marie Flanigan is an award-winning interior designer whose passion and achievements in design have positioned her as one of the nations best.She is classically trained and practiced architect, and her trademark style is evident through the sophisticated use of color, texture, and light. Every home she designs receives her personal signature of timeless elegance and innovative simplicity.

(Image credit: Micheal Sinclair/Tala Fustok)

'A timeless bathroom is all about the fusion between form and function. Everything in your bathroom should serve a purpose, especiallyif the space is on the smaller side,' explains Kathy Kuo.

'I would advisefirst making a list of the bathroom essentials you know you'll need -shower curtain, bath mat, towels, soap dishes, a toilet paper holder - and then make design-centric choices to check those pieces off your list. Finally, finish the space off with an artful wall mirror, some fun wall art, and a chic waste bin - these are items that you can moreeasilyswap if you decide you want a slight refresh down the line. If you let practical needs lead the design, you can't go wrong!'

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Kathy Kuo is a celebrated interior designer and international guru within the home and lifestyle space. She has 20+ years of experience in the design industry.

(Image credit: Tala Fustok)

'Bathrooms have come a long way in the last few years.The use of unusual and impactful materials has really been on the rise.One thing we keep in mind for someone looking for a showstopping bathroom is whether it will work in five years!' recommends Jennifer Walters, founder of Folding Chair Design.

'Some of this boils down to materials. The use of a powerful marble is always a good idea in my book. Marbles have been used in bathrooms for hundreds of years and will continue to be used in different ways, so the timeless quality of this material always holds up.Geometric porcelains and cement bathroom tiles are already seeing their way to the door, so we like to use more trendy looks in spaces like bathroom backsplashes where they can easily be changed out in a few years if necessary without redesigning a whole room.'

(Image credit: Julie Soefer/Marie Flanigan Interiors)

'Creating a timeless bathroom is all about blending enduring aesthetics with functionality. We begin by selecting materials that have stood the test of time. Marble bathrooms immediately come to mind, with their innate elegance and timeless beauty, or subway tiles which are known for their versatility and clean lines.' explains Jennifer Davis.

'We keep the bathroom color schemeto neutrals, like pristine whites, warm beiges, or soft, inviting grays. To complement these foundational elements, opt for fixtures and plumbing fittings characterized by classic lines,nothing to ornate or too modern. We tend to stick with timeless metals such as polished chrome or brushed nickel. The marriage of classic materials, neutral tones, and timeless design elements creates a space that surpasses the fleeting bathroom trends.'

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Jennifer fell in love with design at a young age and has been working in the industry for over 25 years. She has developed an eye for detail and a talent for creating timeless designs. Jennifer offers a balance of creativity and forward-thinking with a structured, organized, and detailed mentality.Jennifer is driven by her deep passion for design while curating an exceptional client journey, ensuring pure delight from the very beginning to the end.

(Image credit: Design by Caitlin Higgins Photo by Sara Ligorria-Tramp)

'Aesthetically, try for clean, beautiful finishes. But a bathroom does not have to be all white or neutral to be timeless,' says Mindy O'Connor Principal Architect and Founder of Melinda Kelson O'Connor Architecture & Interiors. 'Bold tile, wall, or vanity colors and deep saturated or colorful hues can be timeless as well. The way you apply those colors though is critical for longevity. Think in large areas, and avoid overly complicated or intricate patterns, especially ones that might be disturbed if a plumbing fixture, mirror, or vanity needs to be updated.'

'Be conscious of scale looking for proportional places to use small or mosaic shapes versus larger format tiles and think of continuous surfaces and how they intersect or meet the curb, windows, or walls in the room. Stick with more neutral (and easily cleanable) metal finishes that can work with changing tastes as well.'

(Image credit: Davis Interiors)

'In order to design a timeless bathroom, focus on a proper bathroom layout with distinct areas wherever possible. Even in a small space creating breathing room around each function will make the room feel more open and lasting. Include bathroom storage in your vanity (or medicine cabinets), and a separate tiled shower where possible. Having spaces to put things away makes for a more usable bathroom and allows for lasting finishes.' adds Mindy.

So it seems that if you want to design a timeless bathroom, it's all about the marble, clearly designers believe this is the most classic of materials. You want to create a setup that is malleable, by that we mean it's a neutral (or neutralish) backdrop for you to bring in smaller decor and fixtures that bring the bathroom up to date and change the look as trends change.

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How can you design a bathroom that never dates? | - Homes & Gardens

Falling mortgage rates helped end a four-month decline in builder confidence, and recent economic data signal improving housing conditions heading into 2024.

Builder confidence in the market for newly built single-family homes rose three points to 37 in December, according to the National Association of Home Builders (NAHB)/Wells Fargo Housing Market Index (HMI) released today.

With mortgage rates down roughly 50 basis points over the past month, builders are reporting an uptick in traffic as some prospective buyers who previously felt priced out of the market are taking a second look, said NAHB Chairman Alicia Huey, a custom home builder and developer from Birmingham, Ala. With the nation facing a considerable housing shortage, boosting new home production is the best way to ease the affordability crisis, expand housing inventory and lower inflation.

The housing market appears to have passed peak mortgage rates for this cycle, and this should help to spur home buyer demand in the coming months, with the HMI component measuring future sales expectations up six points in December, said NAHB Chief Economist Robert Dietz.

Dietz added that the recent pessimism in builder confidence this fall has been somewhat counter to gains for the pace of single-family permits and starts during this time frame.

Our statistical analysis indicates that temporary and outsized differences between builder sentiment and starts occur after short-term interest rates rise dramatically, increasing the cost of land development and builder loans used by private builders, Dietz noted. In turn, higher financing costs for home builders and land developers add another headwind for housing supply in a market low on resale inventory. While the Federal Reserve is fighting inflation, state and local policymakers could also help by reducing the regulatory burdens on the cost of land development and home building, thereby allowing more attainable housing supply to the market. Looking forward, as rates moderate, this temporary difference between sentiment and construction activity will decline.

But with mortgage rates still running above 7% throughout November, per Freddie Mac data, many builders continue to reduce home prices to boost sales. In December, 36% of builders reported cutting home prices, tying the previous months high point for 2023. The average price reduction in December remained at 6%, unchanged from the previous month. Meanwhile, 60% of builders provided sales incentives of all forms in December, the same as November but down slightly from 62% in October.

Derived from a monthly survey that NAHB has been conducting for more than 35 years, the NAHB/Wells Fargo HMI gauges builder perceptions of current single-family home sales and sales expectations for the next six months as good, fair or poor. The survey also asks builders to rate traffic of prospective buyers as high to very high, average or low to very low. Scores for each component are then used to calculate a seasonally adjusted index where any number over 50 indicates that more builders view conditions as good than poor.

The HMI index gauging traffic of prospective buyers in December rose three points 24, the component measuring sales expectations in the next six months increased six points to 45 and the component charting current sales condition held steady at 40.

Looking at the three-month moving averages for regional HMI scores, the Northeast increased two points to 51, the Midwest fell one point to 34, the South dropped three points to 39 and the West posted a four-point decline to 31.

HMI tables can be found at nahb.org/hmi. More information on housing statistics is also available at Housing Economics PLUS (formerly housingeconomics.com).

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Builder Sentiment Rises on Falling Interest Rates - National Association of Home Builders

Vertically Integrated Modular Housing Project Opens in Auburn, Washington

Blokable at Phoenix Rising, a vertically integrated 12-unit affordable modular housing development in Auburn, Washington, opened in 2020. Modular homes are mass-produced, prefabricated residential structures that can be combined with other modules or permanent fixtures onsite to form single- or multifamily dwellings. Blokable, a Seattle-based manufacturer of modular homes, developed Phoenix Rising as its prototype multifamily building. Adopting a modular construction process generated considerable time, cost, and energy savings.

Creating a Prototype Modular Community

Unlike most modular manufacturers, who sell their products to developers, Blokable uses a vertical integration process that allows the company to control the entire development process, including site selection, assembly, and financing. After developing single-module accessory dwelling units (ADUs), the firm was ready to build a small multiunit development as the next step in the product development process. "This generation of prototype was basically the step between building ADUs and then building full five-story engineering," explained Aaron Holm, who along with co-CEO Nelson del Rio led the development of Blokable's fully integrated process.

Blokable drove the entire development process for Blokable at Phoenix Rising, handling the permitting, inspections, financing, assembly, logistics, and transportation. After working with the King County Assessor's Office to find available space, Blokable contracted with Valley Cities Behavioral Health Care to build a prototype multifamily residence. Valley Cities owns both the resulting apartments and the quarter-acre building site. Blokable initially intended to apply for funding from a state program supporting innovative development methods. However, because Blokable was a design-build developer, it could not respond to the state's request for proposals because only teams consisting of architects, developers, and general contractors were eligible to respond. To receive state funding, a state legislator had to add an earmark to Valley Cities in the state capital budget to fund this project. This unconventional production strategy created other complexities, such as determining the applicable rules and regulations as well as the builders' wages, because manufacturing and architecture are separate industries with very different pay scales. After a few years of financial and administrative delays, Blokable at Phoenix Rising opened in December 2020 at a cost of $1.5 million.

Twelve Prefabricated Apartments

Blokable assembled the all-steel modules in its manufacturing plant in Vancouver, Washington. Complete with floors, windows, and appliances, the modules were transported nearly 150 miles by truck to the site, where they were assembled into two buildings: one with five units and one with seven units. Only the roofing was constructed on site.

The modules, which have a useful life of 50 to 100 years, are all electric and net-zero ready. Their tight building envelope minimizes the energy expended for heating and cooling. Residents of Phoenix Rising pay about 60 percent less for air conditioning and heating their units and 30 percent less for utilities than do residents of standard new units. The units have an energy-recovery ventilation system that filters outdoor air and exhausts stale air outside. This system helps limit exposure to bacteria, mold, and other unhealthy air particles. The tight building envelope also minimizes outdoor sounds.

Five of the apartments are 280-square-foot studios and seven are one-bedroom apartments that are 340 square feet. The units include kitchens and living areas and have dimmable cove lighting. All the apartments are reserved for residents who earn between 30 and 50 percent of the area median income. Blokable at Phoenix Rising is near amenities, services, and job opportunities in Auburn and the greater Seattle-Tacoma metropolitan area. The development is also a few miles from a commuter rail station that offers direct links to downtown Seattle, downtown Tacoma, and other suburbs.

A Cost-Effective Strategy

At approximately $125,000 per unit, the project cost significantly less than a typical site-built residential development in King County would. One reason for the lower cost was the project's shortened development timeframe. Unlike traditional onsite construction, modular production is a standardized and repeatable process. In addition, factory production requires significantly less architecture and engineering services than does standard construction. The streamlined development process and reduced need for specialized services significantly lowered labor costs. The project's tight building envelope also reduced the amount of material waste, because the materials do not need to be sent to the site before being cut to fit.

Holm explained how Blokable will produce future modular developments more quickly and efficiently. "We took a lot longer building Phoenix Rising than we [will] on subsequent projects because we took a lot of time to specifically document the process so that we could make it more repeatable and drive costs down. This is a model that substantially reduces the per-door cost basis to bring new housing to the market." Blokable now has a standardized manufacturing, assembly, and attachment process, and many of the structural components are preengineered. In addition, developing a standardized, preapproved product simplifies the approval process because the structure already meets local regulatory requirements.

Although modular development is nearly always less expensive than site-built construction, Holm believes that the vertical integration model is by far the most cost-effective construction method. Currently, most manufacturers sell modules to developers when the "product" is at its lowest possible value, which adds a middleman and limits incentives for modular production. When the manufacturer also acts as the developer, however, these producers can increase profits while also reducing costs for residents. "The incentive for factory production in the real estate context is for vertical integration and [for] the developer to realize the upside in the form of appreciating real estate equity, not to sell it as a productized asset," Holm said. He explained that this model can yield 30 times the profit over a 10-year period compared with modular "products" that are sold as a construction "input" to the development process.

Prospects

Blokable is preparing to mass-produce multifamily apartments in several states. Blokable's product is designed to meet many of the strongest state codes in the country. The structures can be up to four stories tall in areas that experience heavy snow and up to five stories tall in earthquake-prone areas such as California, which has the strictest seismic requirements in the nation. These buildings are also designed to withstand winds of up to 160 miles per hour.

Modular homes are becoming increasingly popular in the United States because of their financial, environmental, and time-saving benefits. Although regulatory and financial barriers to modular and other prefabricated housing persist, some state and local governments have been easing restrictions. For example, shortly after Blokable at Phoenix Rising opened, the Washington State Department of Labor and Industries began allowing third-party engineers and architects to review modular development plans, simplifying the administrative approval process. Holm remains optimistic that modular development using a vertically integrated process will become increasingly common. However, financial and regulatory restructuring will be necessary for factory production to replace traditional construction in the residential market.

Interview with Aaron Holm, 10 October 2023.

Interview with Aaron Holm, 10 October 2023; email correspondence with Aaron Holm, 20 November 2023.

Interview with Aaron Holm, 10 October 2023.

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Vertically Integrated Modular Housing Project Opens in Auburn, Washington | HUD USER - HUD User

(The following is a transcription of the full broadcast story)

There's a new house on the east side of Lansing that city officials hope will lead the way for attainable housing in the area.

"It's a way to see if this is one of the many solutions that's needed for the housing crisis," Alan Fox Ingham County Treasurer.

On what used to be two vacant lots on the east side of Lansing now sits Ingham county's first-ever modular home thanks to the Ingham County Landbank

"This is a house that will fit into the neighborhood beautifully. It's about the same size as other houses. It's two story's and the particular design was picked because it will not stand out in this neighborhood," Fox said.

Allen Fox is the Ingham County Treasurer and the chair of the Ingham County Housing Trust Fund.

He says this new home is a part of an experiment to help the housing shortage in the area.

"We wanted to see if they were usable. And affordable to get moderate-income housing into the city. And the state of Michigan had some funds available to try it out," Fox said.

Fox says the house will be sold to a new homeowner at a rate of cost that is subsidized by public money in order to make it affordable.

"So it contributes to increase in home ownership. And it it contributes to having just one more housing unit in the community. That relieves the housing shortage," Fox said.

Dejuan Lewis and his wife Jennifer have lived in the area for years and says they are happy to see changes in their neighborhood.

"Previously, there used to be two houses there and then over the years, they demolish them and there was a garden in there at one point in time that community garden and then now seeing a big house come in it's nice," Jennifer said.

"I will say it's not much to look at over here but you know, the people are real nice. The kids are nice, they come on and they play over here in the backyard with our trampoline. It's nice to add to the community. So I'm all for it," Dejuan said.

Fox says the energy-efficient house is expected to be ready for occupancy by spring of 2024 and this won't be the last that we see of these homes.

"There's going to be another one going up elsewhere in the city later this year," Fox said.

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First ever modular home in Ingham County placed on the eastside of Lansing - FOX 47 News Lansing - Jackson