At Home with Tom & Sandy

Understanding the Extraordinary Rising Costs of Construction Materials

January 27, 2023 By quadcities Leave a Comment

YIKES, YIKES, and more YIKES!!! What is going on with the cost of construction materials?

Welcome to “At Home With Tom & Sandy.” We are here to give you the inside scoop and tips on everything A to Z for your home and we love talking about the construction industry. Settle in, enjoy and have fun reading our column. We sure do enjoy sharing our words with you. hanks for being such loyal and great readers.

Sandy: Well hello, Tom, and happy June to you.

YIKES, YIKES, and more YIKES!!! What is going on with the cost of construction materials? I have never seen industry prices like this before.

Tom: Oh, boy. You said it! In preparation for this conversation, I talked with several contractors and some suppliers. And they are all shaking their collective heads.

Sandy: I have heard everything from COVID to the Suez Canal blockage to tariffs causing material supply issues and rising prices.

Tom: Me, too. It is amazing at how intertwined our economic systems are.

Sandy: The labor supply is no real big news to me. That is why the YCCA started the “Boot Camp” process a few years back. It was created to get younger people interested in a career in the construction industry.

Tom: And wow, were you were successful at that. How many souls got jobs from that effort?

Sandy: Thirteen, and I am proud to say they are still working in the industry for the original companies that hired them – all local.

Tom: But the labor problem has many facets to it. From young folks being drilled for years that college is the only route to happiness and success and eschewing the blue-collar jobs.

Sandy: COVID contributes to the shortage as well. With the stimulus package paying higher unemployment, the motivation to work is lessened for some. Not necessary the skilled trades, but the manual labor force as well.

Tom: True. Our readers need to know that construction costs are skyrocketing though. The labor shortage is only part of it.

Sandy: I agree. The price of a piece of OSB plywood ½” thick has almost tripled since this time last year. Can you imagine – $64 for a 4’x8’ sheet!

Tom: That is only the tip of the iceberg. Dang near everything is up 50% to 250%.

Sandy: People are still building like crazy, though. There is a lot of pent-up demand. Talking with contractors, the funnel is not slowing down.

Tom: It is almost the perfect storm of craziness. I do not think the average consumer has a clear picture of the depth of negative impact COVID has had on our economy.

Sandy: The industry is grateful that construction was considered an essential service in Arizona; that was not the same elsewhere.

Tom: Exactly. Let us look at something as simple as granite countertops. Quarry workers in other countries could not work because of the quarantine. Therefore, the granite is not mined, and the supply dries up. The demand is still there, just not the product. If the quarantine is lessened and some mining is done, the next cog in the wheel is shipping. Cargo ships are sitting in Long Beach harbor waiting to be unloaded.

Add to that a trucking shortage. I think I heard it takes more than 800 trucks for a ship to be unloaded. And stacking container space has swallowed up the docks.

Sandy: That same scenario touches almost every aspect of the supply chain, including mining for aluminum windows and manufacturing – everything from a 2 x 4 to sinks, mechanical equipment – you name it.

Tom: In the last year, many facilities were either shut down completely, or partially opened then shut down multiple times, adding to the low supply.

Sandy: And the high demand all leads to the classic economic theory of supply and demand affecting the price of a service or commodity.

Tom: What our readers need to know is how the construction industry is handling this craziness. Estimating a project normally takes a few weeks – depending, of course, on the project’s complexity. Before the pracademic, a supplier or subcontractor would hold their numbers for 30 to 45 to 60 days. I am told that currently, seven days is the max.

Sandy: I have heard that also. How can anyone sign a contract at a fixed price when the project might take three, four, six or 12 months to complete?

Tom: Therein lies the dilemma. Some of the tools being used are pre-orders with price guarantees. This works for some products but usually not the most volatile.

Sandy: One could delay construction until things settle, but we are not really seeing a lot of that.

Tom: Some savvy contractors and smart owners are agreeing to a shared price clause in the contract. That allows a project to move forward with both parties agreeing to something akin to a floating cost. This allows the project to move forward without delays because of price increases.

Sandy: Contractors are also going to cost-plus contracts.

Tom: Prices are rising. Construction materials are surging amid higher demand and as we talked about earlier in our column, supply constraints are big.

Sandy: I have seen construction costs rising since last June and we know the increase is having a big effect on the residential construction industry. Everything from lumber to asphalt to cement to insulation has soared in price as the home-building industry has heated up.

Tom: When this thing called the pandemic happened, many suppliers cut their output, expecting that the subsequent economic disruption would cause severe reduction in demand.

Sandy: Tom, that drop in demand never occurred and because the industry was deemed essential, we avoided a shutdown. In fact, home building and renovation have been leaders in the post-pandemic economy.

In one year, from March 2020 to March 2021, lumber has increased 83%.

Tom: From everything I have read, prices show no signs of abating amid the surge in home building driven by the receipt of stimulus money and higher consumer saving because of stay-at-home restrictions. Remote work is also supporting the trend, with many people forced to live, work and play at home.

Sandy: Adding to the squeeze on supplies, wildfires struck the Pacific Northwest last fall, burning through forests slated for market. Many construction companies and suppliers have turned to central Europe to fulfill lumber orders. Forest Economic Advisors has stated that it expects lumber imports in the United States to rise 14% to 15% for 2021.

Tom: The takeaway of this is: For construction companies, higher material and shipping costs are adding to margin pressures. Through the past year, final demand pricing for construction services has grown only 2% year over year through March. This means that contractors are absorbing these cost increases without passing them on to their customers.

Sandy: Tom, our region is growing and there is no doubt about it – the housing market and the construction industry are two strong sectors keeping our economy going.

Thanks for stopping in to read At Home With Tom and Sandy. You are in good company and we love sharing educational, fun and important information with you. QCBN

Tom Reilly, Architect, Renovations, 928-445-8506 renovationsaz.com

Sandy Griffis, Executive Director, Yavapai County Contractors Association, 928-778-0040

Remember to tune in to YCCA’s Hammer Time every Saturday and Sunday morning 7 a.m. on KQNA 1130 AM/99.9 FM/95.5FM or the web kqna.com. Listen to Sandy and Mike talk about the construction industry and meet your local community partners. Hammer Time is a great way to start your weekend.

It Pays to Take Care of Your Plumbing

February 26, 2021 By quadcities Leave a Comment

The average household plumbing system represents an investment of about 15% of the value of the house.

Welcome to “At Home With Tom & Sandy.” We are here to give you the inside scoop and tips on taking care of your plumbing. Settle in, enjoy and take these precautions to ensure you do not have plumbing issues in your home. Unexpected situations can occur, so an astute, shrewd look around your home can make the difference between a problem or potential crisis being caught early or a problem or potential crisis that can lead to damage and a huge expense and repairs.

The average household plumbing system represents an investment of about 15% of the value of the house. Nothing in the house is used more often and a smoothly functioning plumbing system is a pin to health and adds to the convenience of modern living.

Drains

Sandy: Tom, did you know that plumbers get more calls to open clogged drains than for any other service. Many such calls could be prevented by greater care in the use of drains and what one puts down a drain. The most-used drains that are clogged the most often are the toilets and the garbage disposals.

Preventing clogs can be done by carefully watching what is emptied into the garbage disposal and what is flushed down the toilet.

Tom: We always tell our clients when moving into their home, never ever flush baby wipes or anything that says “disposal” down a toilet, not even Kleenex. The only item that you should be flushing down the toilet drain is toilet paper.

Sandy: There is another set of rules for what should be put down a garbage disposal. I, for one, know that I never put grease or oil down my garbage disposal. Throughout the ages, people have used the garbage disposal to rid the kitchen of slimy, sticky and stinky things. Well, not really throughout the ages, just since its invention was in 1927. Since that exciting day, the garbage disposal has become an appliance of legend and wonder. Despite what you may have heard, not everything can go into a garbage disposal. It’s called a garbage disposal, not an in-sink trashcan.

Boy, we have all been there and “done that,” as they say, and learned the hard way about what to not put down a disposal. Most of the time, the “hard way” seems to come in the middle of a Thanksgiving dinner or major celebration gathering.

Tom: So, besides grease and oil, I know there are limits to what a garbage disposal system can handle; it’s not equipped to process everything you might want to put in it.

Sandy: Just because it is out of sight does not mean the garbage disposal “disposed” of it. For the most part, garbage disposal systems can handle liquids. The problem with grease is that, when it cools down, it solidifies inside your drain and creates clogs. For that reason, you should avoid putting oil and fats in your disposal unit. Pour the grease or oil into another container and toss into the garbage.

Tom: Here is another danger item to never put down a disposal: vegetable peels. They can leave you with a soupy, backfilled mess in your sink. Fibrous foods such as celery, asparagus, artichokes, chard, kale, lettuce, potato and onion skins should all be kept out of your garbage disposal unit. These items can easily entangle the blades, causing the garbage disposal to jam.

Sandy: I had an eggshell emergency call to a plumber once. Did you know that the membrane on the inside of the eggshell just loves to wrap around the blades and crate a clog? Don’t even attempt to grind eggshells – garbage can them.

Tom: I heard that coffee grounds can cause problems. The first few times they might go down fine, but over time, those pesky little grounds build up in the pipes and will cause all sorts of trouble. Again, garbage can them!

Sandy: When you do use your disposal, put items down in small batches. Do not bulk feed the disposal. You are just asking for trouble. Grind up the material well, with cold running water and then add more. I do use my garbage disposal, only with care and caution. Most everything goes into the trash after having learned my lesson with eggshells. Use the disposal with common sense.

Tom: I clean my disposal every week with lemon rinds, and baking soda and vinegar once a week to keep it clean with no build-up of grease or food. I say love your InSinkErator and almost everyone is the proud owner of a garbage disposal. They are convenient, they get rid of excess kitchen scraps, but keep in mind, we should not think there’s nothing a garbage disposal can’t do.

Water Heaters

You can’t get along without hot water. Therefore, take care of the source – the water heater.

Tom: If you have a gas or electric water heater, keep the temperature dial setting at or below the suggested Factory Energy Savings Settings listed on the water heater. Above that mark means excessive wear on the water heater and the potential for scalding.

The burner of a gas-fired water heater is easily accessible and should be checked by your plumber periodically to keep it clear of dust or sediment. The flame at full fire should be a light to dark blue. If the flame is more orange or yellow, the gas pressure or air flow needs to be adjusted.

Sandy: All domestic water heaters are required to be equipped with a relief valve as a safety feature to prevent damage from excessive pressure and temperature. There is always the danger that this valve may become frozen or corroded from long disuse. For this reason, it is advisable to trip the lever of this valve manually every two or three months to be sure it will operate freely if an emergency arises. Note: The discharge will be hot water that will need to be contained in a pan or bucket or allowed to drain to a floor drain.

Noises in the Plumbing System

In designing the plumbing system for a new house, a plumbing contractor will endeavor to make it as noiseless as possible. Manufacturers of plumbing fixings are making every effort to reduce the noise connected with the operation of their equipment, and contractors have been very successful in eliminating much of the noise formerly associated with plumbing systems.

Tom: Because so much of the noise is due to water traveling at a high velocity, it follows that whatever can be done to reduce the velocity of the water will correspondingly reduce the noise in the system. It is for this reason that it is so important not to skimp on the size of the water supply piping. Larger pipe will not only provide a more adequate supply of water but will reduce noise.

Sandy: There are three general types of noises found in plumbing systems. These are water hammer, whistling and chattering. Most of the calls I receive are water hammer calls.

Water hammer is the thump in the piping heard when faucets or valves are turned off abruptly. There is no excuse for water hammer. It can usually be eliminated by the installation of an air chamber or short length of pipe in the wall where each supply pipe enters a plumbing fixture.

In some cases, however, the ordinary type of air chamber will not prevent water hammer. In such cases, special devices known as shock arrestors should be installed on the main line near the meter or as close as possible to the cause of the noise.

Odors in the Plumbing System

The well-designed and correctly installed plumbing system is odorless. Odors are most likely to arise from leaks in the waste or vent piping or from traps which have lost their water seal. In an incorrectly installed system, there are, of course, many opportunities for odors to result from defects in the system, particularly if it is not properly vented.

Tom: Unusual odors should never be ignored. Such odors are often an indication that sewer gas is present. Sewer gas, while not deadly, is noxious and capable of causing headaches and other minor illnesses. Sewer gas is foul smelling air and should be prevented from entering the house.

The traps and vents control the sewer air. They do so by a very simple method. Sewer air will not penetrate a water barrier. Therefore, a device is employed which keeps several inches of water between the house air and the sewer air. This is the trap, which is plainly visible under such plumbing fixtures as sinks and lavatories. It is built into water closets. In the case of bathtubs and shower cabinets, it is usually concealed in the floor or basement.

Where and How to Shut Off Water

Sandy: It is critical to know where and how to shut off the main water for the entire house in an emergency. That’s why it is extremely important for all members of the family to know where the valves are and in which direction they should be turned to shut off the water.

Tom: It is also important to have water shut off valves to the toilets, sinks, ice makers, washing machines services; i.e. oiled and greased and even changed out every couple of years. These shut off valves do corrode over time and you don’t want to find out that they don’t function properly when you need to shut off the water.

Plumbing problems seem to occur at the most inconvenient times — because the most inconvenient times are generally during seasons or events that put stress on your pipes. We have given you some important tips to follow to prevent plumbing back-ups.

Thanks for stopping in “At Home with Tom and Sandy.”

You’re in good company and we love sharing important information with you.

See you next month. QCBN

By Tom Reilly and Sandy Griffis, QCBN

Tom Reilly, LEED Accredited Professional, Architect, Contractor, Renovations 928-445-8506 www.renovationsaz.com

Sandy Griffis, Executive Director, Yavapai County Contractors Association. 928-778-0040

Welcome to At Home With Tom and Sandy!

July 29, 2017 By quadcities Leave a Comment

We are here to give you the inside scoop on the construction industry; what’s up, what’s down, what’s hot and what’s not. We’ll share our thoughts, thinking and, of course, opinions on construction, remodeling, home prices, building permit numbers, construction pointers and give you hints on renovations that will give you a return on your investment and, as they say, “so much more.”

There is plenty going on in the housing and construction industry and we want to share some fantastic, cool, groovy and helpful information with you. We are going to use our insight and local expertise to help you save time, money and surmount obstacles of all kinds. So, settle in and enjoy. We are going to talk about value-added remodeling dreams.

Sandy: You know, Tom, one of my big wants if money were not object, as they say, and I could remodel my home to my heart’s content, would be to have a steam shower in the master bath. The ahhh in steam would be terrific.

Tom: I am halfway there with you, Sandy. There are a couple of ways to do this. One is to add steam to your existing shower enclosure or get a standalone shower. Either way, you could be looking at an investment between $2,500 to $5,000, or higher depending on the bells and whistles.

Tom: I love outdoor living in our area. Since this can happen eight to nine months a year, my big “If money were no object” would be an outdoor living room and kitchen, where I could hang out, grill, maybe nap, listen to the birds and watch the coyotes walk by.

Sandy: Sounds cool, Mr. R., what would that dream run you?

Tom: My dream… probably $100K. Then again, I can design some pretty cool stuff! What else is on your remodel bucket list?

Sandy: I like the idea of outdoor living, but my next thought runs to my kitchen. I would like to have a deep sink, like a farmers sink, warming drawers and a really cool “kick it” cooking surface, complete with four to five burners and a griddle. I love to cook fresh, healthy meals!

Tom: Sounds like my kinda kitchen. A nice big Wolf range with an intergyral convection oven could cost $10K. The warming, or even cooling drawers cost about $2,000 and up. The deep farmerhouse sinks are all over the cost map. Enamel, cast iron, pewter type metal, hammered metal, will run anywhere from $600 to $2,500.

Sandy: Well, we started this conversation with the thought that “money was no object,” so let me dream a little.

How about a HUGE walk-in closet with shelves, drawers and lots of hanging space? Some daylighting in there, places for an untold number of shoes. OH, can I get an automatic shoe polisher too?

Tom: Okay then. Wait…. How many shoes do you have?

Sandy: A girl never tells!

Tom: Fair enough.

Let’s pretend you can steal space from an adjacent room to expand your itty-bitty closet. Say, eight feet by 10 feet. That will give you all kinds of room for dressing, a chair or bench to sit on, and of course a full-length mirror. I assume, since we are dreaming, you might want piped in music or a TV. A custom designed closet system can run between $1,500 to $4,000 or more. When you think about using this space 365 days a year, over a period of 10 years, two times a day, the high end would only cost about $0.50 per use. Well worth it.

As for the automatic shoe polisher, well, they run about $100 to $300 plus a 110v outlet. The LEED Accredited Professional in me is glad you mentioned daylighting. Skylights can work well. Lately, we have been using the indirect solar tube systems for closets since you don’t really need to see outside.

Seems you can have it all, Sandy!

Sandy: Oh boy, I am not done yet! The laundry room is next. A side-by-side front loading washer and dryer with storage below and above, a deep sink for prewashing, with a spray nozzle, a space to hang wet things, dry things and a way to catch the dripping water on the floor for the wet stuff and maybe a bench where people could sit and take off their shoes. Think you could do all that for under $10K?

Tom: You have got your priorities together, that’s for sure. As for the cost, that largely depends on the washer and dryer you choose. Your budget could be realistic though.

Sandy: Well, I ALWAYS have all kinds of ideas that I think up as my days roll on. You know how great it is working in this industry, we see so many innovative ideas and new products. I told you about my dream kitchen, but I want to add a fireplace where I can warm my tired feet while I sip my tea. Have you ever done something like that, Mr. Architect?

Tom: No I haven’t, but what a great idea! We have put fireplaces in living rooms, family rooms, bedrooms and outside rooms, but not in a kitchen. Maybe a space for a flat screen above so you can watch the DIY home improvement TV shows!

Sandy: I LOVE those shows, don’t you be making fun of them, mister!

Tom: Sorry. This has been fun column. When we meet with clients, we encourage them to do just like you are doing, Sandy, and DREAM. Too often, folks think about the next homeowner, some day, down the road and try to imagine what might help with resale. I say dream, invest in your own comfort and lifestyle. When you do what you want you will be much happier.

Thanks for stopping in at “At Home with Tom and Sandy.” You’re in good company and we love sharing educational, fun and important information with you. See you next month.

Tom Reilly, Architect, Contractor, Renovations 928-445-8506 renovationsaz.com

Sandy Griffis, Executive Director, Yavapai County Contractors Association 928-778-0040.

Understanding Water Resources is Important to those Relocating to the Quad Cities

March 24, 2017 By quadcities Leave a Comment

Welcome to “At Home with Tom and Sandy.” This month we’re discussing water issues in the Quad Cities area.

Sandy: Tom, what is one of the first questions folks ask you who are interested in relocating and building a home in Prescott?

Tom: The number one question is, “What is the water situation in the Prescott area?”

Sandy: I am sure the answer to that would be what is the area that someone is interested in living? Water has such a long history in our area, it would be important for newcomers to get some background and history to understand water supplies in the area.

Tom: In 1980, the state adopted the Groundwater Management Act (“the Act”), creating the Arizona Department of Water Resources (ADWR) to secure long-term dependable water supplies for Arizona’s communities. Further, to secure dependable supplies, Active Management Areas (AMA) were identified in the state where there were existing or quickly growing populations. Our area is known as the Prescott AMA and includes: Prescott, Prescott Valley Chino Valley, Dewey-Humboldt and many other lands known as unincorporated Yavapai County.

Sandy: Wow, so where does someone start when they are looking to relocate?

Tom: The family should determine which community in the AMA they are planning to live and then have more discussion with the water provider, which could be a municipality or a private water company. If they are purchasing property that is using a private well, then they should contact the ADWR for assistance. The ADWR is responsible for the permitting for all well drilling and the associated documentation.

Sandy: Tom, what are some points of interest about the water supplies in the area?

Tom: Based on the ADWR website, this area consists of two groundwater sub-basins, the Little Chino and the Upper Agua Fria. Depending on where you wish to locate, your water supplies will be associated with one of the two, as the area is predominately served by groundwater supplies. These groundwater supplies are a result of millions of years of water infiltrating into the groundwater system as a result of weather (precipitation- rain and snow)! The ADWR website estimates there are three million acre-feet of groundwater in storage.

Sandy: What is an “acre-foot”?

Tom: Well, people generally describe it as a football field that has one foot of water covering the surface. If you think of it in gallons, that is, one acre-foot of water is equal to 325,851 gallons. Milk comes in those plastic, one-gallon jugs, right? Can you imagine 325,851 milk jugs? Anyway, so then imagine three million times 325,851 gallons…that a huge number!

However, with that large number, it is also important to know that the Prescott AMA’s annual water use is estimated at 20,000 AF/year. This is only an estimate, because private well users are just that – private and exempt – and private well water usage is not monitored by the state. All wells are required to be registered with the state.

Sandy: So, how long can the area keep using groundwater supplies?

Tom: Well, this is where the next piece of history comes in. In late 1998, the area was declared out of

safe-yield. Per ADWR, this means that more groundwater was being withdrawn than replaced. This declaration enacted laws designed to protect the groundwater supplies. The 1998 declaration halted the use of more groundwater supplies for residential and commercial subdivision development (see Arizona Department of Real Estate definition of a subdivision).

Sandy: Based on home permits issued for our region, the area keeps growing. Are there other water supplies?

Tom: Yes, like other communities in Arizona, the state laws require that communities use renewable supplies, like surface water and reclaimed water. No provider in this area delivers these supplies directly, but they follow the state laws for recharging the waters into the ground and then recovering (pumping) them in another location.

Sandy: Hmmm, can you give me an example of this recharge and recovery?

Tom: Well, I don’t know all the details, but for example, the City of Prescott acquired the surface water rights to Watson and Willow Lake Reservoirs in 1998. This surface water is delivered by pipeline to a recharge facility (holding basins that allow the water to percolate into the groundwater system) near the airport. The water is then recovered by pumping wells at their wellfield in accordance with state laws. Similarly, reclaimed water from the community’s wastewater treatment plant is also recycled for use.

Sandy: There is obviously a lot of management of water supplies in the Prescott AMA and we’re likely just scratching the surface!

Tom: Well, yes, but let’s get back to your original question. For those seeking to relocate to the area, they should have some basic awareness that the state has taken measures to address the populations that they knew could develop in this Southwestern state. For more information on water supplies provided by a municipality or private water company, they should contact that provider. If they will be using a private well, then they can contact ADWR for any well records that the previous owner or representation agent may or may not have. Further, with private wells, local well drilling firms also can be a resource for additional information related to wells in the person’s area of interest, especially if the property is located in unincorporated Yavapai County.

Sandy: Water is an extremely important resource and you have educated our readers, Tom, with lots of facts. With groundwater pumping depleting river flows, conservation measures are extremely important to ensuring our water security for both people and nature.

Tom: I agree. Water conservation is important. The City of Prescott on its website has dedicated information to assist homeowners and the community with water conservation.

Sandy: April is Water Awareness Month and I say that every day is a good day to be water aware.

Tom: Water is a serious subject in Arizona. The availability and quality of our water supply is critical to our quality of life and our state’s status as a world-class destination. Efficient water use makes good business sense and there are many opportunities for homeowners to make simple changes to daily habits that will save significant quantities of water.

Sandy: It is worth noting that many of our cities and towns as a whole are relatively efficient with their water use, as are our homeowners by making considerable reductions in their water demands, which result in lower water bills. We should all use this good work as motivation to increase our water conservation performance even further.

Practicing a low water-use lifestyle is a way each individual and business in Arizona can help ensure a long-term, sufficient water supply. You can make a difference in our future by making small changes, starting today. QCBN

At Home with Tom & Sandy

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