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Sandy Griffis

Controlling Weeds, Watering Plants, Preparing for Monsoon Season

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Spring sunset scenery. Fresh meadow with dandelions

The coming monsoon season typically triggers a weed bloom that people need to be ready for.

Welcome to “At Home With Tom and Sandy.” This month, Tom and I thought we would get in the weeds.

Tom: Sandy, I suspect you already have a plan for this month’s column.

Sandy: Hi Tom, yep, you know me, always planning, thinking and dreaming. I asked Josh Crothers, owner of Prescott Landscape Professionals, and Chris Welborn, owner of Vicente Landscaping, to join us. We are getting into the summer months, and I want our readers to get great information regarding their landscape during this time of year.

Tom: Good thoughts. Welcome, guys. So, it is June. What sage advice do you have for folks about summer care for our landscaping?

Chris: Hey, Sandy and Tom, thanks for asking us to be here. One of the main events of the summer homeowners need to pay attention to is weed control.

Josh: Agree wholeheartedly. The coming monsoon season typically triggers a weed bloom that people need to be ready for.

Sandy: Oh boy, isn’t that the truth? How do you both recommend dealing with the weeds, beside putting a hex on them to not grow?

Josh: Probably the best preparation for weed control is by applying a “preemergent.” That is a product that will stop the growth at the seed level before the weeds can germinate.

Chris: Yes, Josh is right on. Getting the preemergent down is key. Doing that before the rain is best.

Sandy: I understand that commercial applicators of the preemergent need to be licensed by the state.

Josh: Correct. The Pest Management Division has an educational and testing procedure in place. It can be up to a two-plus year process to obtain licensing.

Chris: Several of the more professional landscape companies in this area have that license. The reason for the control is that we are essentially handling a product that can be harmful if not applied correctly. I am proud to say that Josh and I are both licensed and understand the importance of applying a chemical properly.

Tom: If I did not have a preemergent applied, and have weeds growing in my xeriscape yard, can I apply a weed killer? And while I am at it, the follow-up question: Is there a difference between a preemergent and weed killer?

Chris: First question, yes, you can apply a weed killer. After they start to grow you can apply the weed killer. Two problems with that approach, first is the likelihood of inconsistent application, and the chemical is nasty stuff, and if you aren’t properly suited up to apply, you can become contaminated. Also, now you must pick up all the dead weeds.

Josh: When any of these products are applied incorrectly, they have the potential to contaminate ground water.

Sandy: Too little and ineffective application, the weeds thrive. Too much, and there is an impact on the environment. Sounds like a job for the pros like you guys. What else should our readers be doing in June?

Josh: June is typically the hottest and driest month. Plants can get stressed if not watered sufficiently.

Chris: Plants should be nice and green this time of year. If they start turning yellow, that is an indicator they are stressed.

Tom: Should we just water them more?

Josh: Yes, supplemental watering in conjunction with your irrigation might be needed.

Chris: And, along with that, you should consider fertilizing them as well.

Sandy: Good advice! There are so many different fertilizer types out there. How do we know what to use?

Chris: Typical fertilizer for plants is characterized by the three main ingredients with the chemical periodic table symbol. They are Nitrogen, Phosphate and a K for Potassium: NPK.

Josh: There are different ratios of the three in different fertilizers. Arguments can be made for using different ratios at different times of the year. I suggest a balanced approach. 10,10,10 which coincides with the percentage of the three primary ingredients Chris mentioned.

Sandy: Should we just put the suggested amount around the plant and leave it or do you suggest watering in the granules?

Josh and Chris: Water! Water! Water!

Tom: About watering, you both mentioned supplemental watering as needed during hot, windy and dry times. Should that be done by hand, or should I just increase the flow from my irrigation system?

Chris: Either way really. Sometimes it is simpler to water by hand.

Josh: I agree, watering by hand in the evening also gives you more control over the amount of water you use.

Sandy: With the monsoon season right around the corner, what other advice do you have for our followers?

Chris: Check out your drainage systems. Check your gutters, underground pipes and surface swales, making sure they are free of anything that might block them or cause erosion in the rest of your yard.

Josh: Folks should also look at their plant depression areas around the plant base to be sure they are retaining their form and positioned to capture as much rainwater as they can.

Chris: There are several types of water catchment systems. You can have tanks to collect or use a more passive surface system.

Tom:  Should I also monitor my automatic irrigation system during the monsoon, dialing it down if we get rain?

Josh:  If you have a rain gauge and the latest rain measures a half inch or more, then you can decide how to moderate the frequency.

Sandy: Lots of folks use this time of year to plant new trees and shrubs. Is that OK?

Josh: Plant away!

Chris: Yes, Plant away. If your yard is frequented by wildlife, you may want to look at some plant types that do not attract animals and pests.

Sandy: I don’t want my yard to be a salad bowl for wildlife, for sure.

Josh: When you do plant, you may want to supplement the irrigation watering until plants are established.

Tom:Good advice all around. I am grateful to learn about the need for a state license to put down preemergent. To our readers, you can verify that a company is properly licensed to apply preemergent materials through the office of pest management, www.opm.azda.gov.

Sandy: Hiring licensed contractors, hmm, where have I heard that before?

Chris with Vicente Landscaping, and Josh with Prescott Landscaping Professionals, thank you both for taking the time to help our readers stay informed.

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

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

Vinny Gallegos, CYMPO, 928-442-5730.

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

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.

How Crews are Repairing Potholes after Wet Winter

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Over time, all road surfaces made from asphalt need to be maintained. Use and weather cause the surface to wear and crack.

Welcome to “At Home With Tom and Sandy.” This month Tom and I thought we would take a road trip – but on that road trip, we will likely see lots of potholes. Settle in. This is going to be a great ride.

Sandy: Yikes Tom, potholes, potholes and more potholes. This wet, longish winter is wreaking havoc on our roads.

Tom: Sure is! Swerving to avoid them could make it look like you are a suspect for a DUI.

Sandy: Tom, I would like to invite Wyatt Orr, president of Earth Resources Corporation, to join us and provide some feedback from the guy who knows about this sort of thing – roads.

Sandy: Welcome, Wyatt. I am thrilled you can join us.

Wyatt: Glad to be here.

Tom: Wyatt, not only is it great to have you join Sandy and me, I also want to let our readers know that you are a YCCA Board member, and we are grateful for your expertise.

Sandy: We are talking about potholes, well actually everybody is talking about potholes, which seemed to appear overnight. Wyatt, what causes a pothole?

Wyatt: Potholes are a result of the subgrade under the asphalt failing, which means water got under the asphalt.

Tom: So, once the subgrade gets wet, does that impact the structural capability to support the asphalt?

Wyatt: Exactly. The wet subgrade is a base for the asphalt. When it becomes pliable from water, it no longer works.

Sandy: A squishy subbase causes the asphalt to fail?

Wyatt: Actually, the vehicles driving over the asphalt, i.e., the weight of the vehicle on the asphalt, moves the dirt subbase and displaces it.

Tom: Which, in turn, causes the asphalt to crack further, letting more water in, exacerbating the whole destruction process.

Sandy: Some potholes look as though the asphalt is gone. Does it crumble up and disappear below the surface?

Wyatt: It can, but more likely the vehicles driving over the cracked asphalt have caused the asphalt to be displaced along the road, leaving a pothole.

Sandy: So, cars and trucks make potholes.

Wyatt: Essentially, yes. If nobody drove over the area affected by water under the surface, I suppose it could dry out and not grow up to be a full-fledged pothole.

Tom: It seems road maintenance is key in preventing the water from getting under the asphalt in the first place.

Wyatt: Yes, it is.

Sandy: There are several different methods of maintaining the roads. Wyatt, could you run us through some of them?

Wyatt: Sure. There are three basic approaches to maintaining roads. They all address a different way to seal the surface of the asphalt, preventing water from getting below.

Tom: Over time, all road surfaces made from asphalt need to be maintained. Use and weather cause the surface to wear and crack.

Sandy: I suppose how a road deteriorates will determine what method to implement in maintaining it.

Wyatt: Exactly. The first step is crack seal. You have seen this being done; I am sure. A traffic lane is closed off as one team is out in front using compressed air to clean the cracks in the asphalt. This will allow the secondary team’s sealant to adhere better to the asphalt and protect the asphalt longer.

Sandy: Wyatt, sometimes I see crack seal being applied in warmer weather.

Wyatt: Well, yes, but crack fill is best done in cooler temperatures when the asphalt has contracted. The next step would be a seal treatment of some type. There are several to choose from.

Tom: Is this method chosen when the cracks are too numerous to seal individually?

Wyatt: Actually, the crack fill is done first and then some coating can be applied. When an asphalt surface has experienced a significant amount of wear but is not to the point of remove and replace, a chip seal coat or wear layer can be applied.

Sandy: That extends the life of a road quite a bit, I imagine.

Tom:    It must be difficult for the governing districts to keep up with road maintenance. It must be costly and labor intensive.

Sandy: I am sure you are right, Tom. I do, however, think that they all do a fairly good job staying on top of things.

Wyatt: They do, but with the freeze and thaw of a winter, the damage can be extensive and spread out all over a road system.

Sandy: OK good, we are back to potholes! Wyatt, why do some fixes stay and some do not?

Wyatt: A lot of the repairs that do not seem to work are really intended to be temporary fixes.

Tom: Like filling a pothole that is dangerous?

Sandy: The kind that causes you to need a realignment on your vehicle or can swallow your smart car.

Wyatt: LOL, yes. If the pothole poses a danger, road crews will fill the hole with what we call a cold mix, asphalt that is in a bag, making the road a little safer until the real repair can be done.

Tom: The real repair can be put off for weather reasons, such as too cold or too wet, and scheduling.

Wyatt: Exactly. Road crews can be stretched thin during this time of year. And weather plays a huge factor in when a repair can happen.

Sandy: So, Wyatt, what is entailed with a “real repair?”

Wyatt: Typically, the existing surface that is damaged, including the surface surrounding the pothole, not just the pothole itself, and the area is saw cut with the asphalt removed. The subbase we talked about earlier is removed to solid ground. New base material is then put back and compacted to create a dense and solid substrate. Hot asphalt is then put on the base and compacted in place.

Tom: What is done to protect the joint where the new asphalt meets the old?

Wyatt: A product we call Tak oil is spread all over the cut on the existing asphalt and that seals the joint quite well.

Sandy: It is quite the process to repair a pothole properly. It makes sense to me. Wyatt, thank you for joining us this month. You are a wealth of information for our readers.

Wyatt: After one of the wettest winters that the northern part of Ariona has seen for many years, I do want to give hats off to ADOT and their teams for making initial pothole patching repairs on State Route 69 so quickly.

Sandy: I guess we could blame this on the Groundhog for the six additional weeks of winter. Those potholes sure did pop up quickly after moisture seeped into and below the pavement.

Wyatt: Potholes are acute in our area. With the higher elevations, our pavement is subjected to more freeze-thaw cycles than so many other areas.

Sandy: I say patience, as our jurisdictions and ADOT are addressing the aftermath to our road system as quickly as they can.

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

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

Vinny Gallegos, CYMPO, 928-442-5730.

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

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.

Planning for Transportation Needs into the Future

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State (ADOT), and the feds use gas taxes as a principal funding source for transportation needs.

Welcome to “At Home With Tom and Sandy.” This month, Tom and I thought we would take a “road trip” as we veer away from our normal column. Settle in. This is going to be wonderful!

Sandy: Hi Tom! Happy April! For our detour topic this month, I have invited Mr. Vincent, or, as we all know him to be, Vinny Gallegos, to talk with us this month. Vinny is the executive director of the Central Yavapai Metropolitan Planning Organization, (CYMPO).

Tom: Excellent, welcome Vinny!

Vinny: Greetings to both of you. Thanks for inviting me.

Sandy: There is a lot to talk about, so diving right in, Vinny, when did CYMPO get started and who is a part of it?

Vinny: Formally, 2003. Based on the 2000 Census, the Feds declared this area a metropolitan area. As such, all the political entities in the area, including Prescott, Prescott Valley, Chino Valley and this part of Yavapai County, came together to form CYMPO as a mechanism to plan for the growing transportation needs of our area.

Tom: How big of an area are you talking about?

Vinny: The planning area covers approximately 400 square miles, and currently includes Dewey-Humboldt, which was not a separate political entity back then.

Sandy: All the cities, towns and county are represented on the CYMPO boards and committees. That is very important for our readers to know. I bet that has to be kind of like herding cats!

Vinny: LOL, actually since the beginning, all the entities have come together quite well. The purpose is to plan for regional, multimodal transportation. Our system of highways, trails and bike paths touches every community. And it is with that understanding, all the representatives lean toward cooperation to plan for and collectively seek funding from state and federal resources.

Tom: Back in 2000, I recall this organization getting started. I have watched CYMPO become a very successful and effective organization responsible for many of our major road improvements over the past 20 plus years. What are some of the projects and challenges on your plate currently?

Vinny: The main challenge we always face is getting the resources we need to implement the organization’s plans. Revenue sources have not changed much in the last 30 or so years. State (ADOT), and the feds use gas taxes as a principal funding source for transportation needs. As for projects, currently, there are three primary areas we are focusing on. First, creating an active transportation plan for bike and pedestrian infrastructure. This includes bike lanes, sidewalks and trails.

Sandy: That sounds super fantastic. Biking and walking are a huge part of the communities in our area. I love hearing that CYMPO is on board.

Vinny: It is all part of the integrated transportation system in our area.

Vinny:  Another project is the State Route 69 Master Corridor Plan. This addresses both safety and capacity issues along this corridor from Prescott through Dewey-Humboldt. The third major focus is the Sundog Design Concept report and Environmental Overview.

Sandy: This isn’t the first time that a potential route has been discussed. I have been hearing about it for many years.

Tom: It actually started way back in the early ‘90s with the Prescott Strategic plan where we said we did not want L.A.-style superhighways in our area. While on the Prescott City Council at that time, we approved a preliminary plat for Yavapai Hills unit 9 that included a piece of the Sundog Connector in the plat. That was for 1,814 units, a mix of multifamily and single-family living.

Vinny: All your fault, Tom.

Sandy: LOL. I have got something else to blame him for now!

Tom: Yeah yeah, well, it did happen then, but it of course wasn’t all me. The city included a commitment to a portion of the connector as part of the development agreement if I remember correctly.

Vinny: I understand that as well. The General Plan update in 1997-98 precipitated by the Growing Smarter legislation, set the stage for Prescott to develop the Prescott East Area plan. That referenced the need for what was then called the 69 to 89 connector. That is now Prescott Lakes Parkway. It also referenced the Sundog connector.

Tom: That plan was developed including participation by council representatives, Planning and Zoning, and a healthy component of citizens mostly from Yavapai Hills and the Ranch. It was quite inclusive. If I remember correctly, that plan reiterated the desire to have smaller roads rather than making 69 a superhighway.

Sandy: Prescott Valley actually constructed the east end of the route in 2000.

Vinny: In 2007, the City of Prescott approved the preliminary plat for the Storm Ranch subdivision. That was for 227 single family lots. That plat also includes a segment of the Sundog connector.

Sandy: The City of Prescott built the roundabout on Prescott Lakes Parkway as the west end of the connector in 2010.

Tom: Didn’t Prescott do its own Sundog Corridor Study?

Vinny: Yes, that was done in 2013.

Sandy: Having all these plans in place is great. Vinny, tell us a little about how these plans get implemented and the time it takes to realize them.

Vinny: Our job is to take the direction given to us by elected officials over the years. We use that direction to generate the plans for our transportation systems. Many plans, like the ones mentioned, can take decades to see their implementation.

Sandy: Can you give us an example?

Vinny: Sure. There has been a plan to add a single lane in both directions on Highway 69 from Lowes to the mall, about a mile of road. Planning, engineering and funding for that project has taken 10 years.

Tom: There is no instant gratification in the planning business, is there?

Sandy: I suppose not. Sheesh!

Tom: The Sundog connector has just recently been the target of a few area residents who don’t want this road. I for one, think it somewhat weird that our leaders are often targeted with admonitions of uncontrolled growth. That insinuates a lack of planning. Here we have an example of a plan that has been vetted through the last 25 years and even that gets attacked.

Sandy: In making these plans, our elected officials take so many different issues into account. With another 2,000-plus households coming on line in the future, public safety plays a large part. Response times are critical and our road designs play a large part in how quickly our first responders get to your house or business.

Vinny: Leadership sets plans in motion, plans for the future. CYMPO was given the charge by elected officials to take the steps necessary to implement them. That is what the Sundog Design Concept Report is all about.

Sandy: Vinny, I applaud CYMPO in educating the community and citizens. You have a terrific website,

https://www.cympo.org/sundog-connector/ which has so much information on the Sundog Connector – so readers, take a look at the website, this is a great way to stay informed.

Tom:    I recall Town of Prescott Valley Mayor Palguta talking about the importance of the Sundog Connector as the connector will drastically reduce police and fire response times to the residents on the back side of Yavapai Hills.

Vinny:  Another positive to the many positives for the connector is with the anticipated purchase of Glassford Hill by Prescott Valley, Prescott and Yavapai County. This would prevent any future residential development by any developers along the Sundog route.

Sandy: And let’s not forget the Sundog Connector has been voted on by both Prescott and Prescott Valley’s General Plan for more than 20 years.

In closing – we three give a thumbs-up to the Sundog Connector.

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

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

Vinny Gallegos, CYMPO, 928-442-5730.

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

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.

Considering Inflation, Return on Investment When Remodeling

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That information is very helpful for homeowners. It can help you decide whether to move forward with a project or not.

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. Thanks for being such loyal and great readers.

Sandy:  Wow, Tom, have you been keeping up with the cost of everything these last few months? It is nuts!

Tom:  No joke there, Sandy. I can’t think of a single product that hasn’t gone up in the last year, with the exception of gas dropping from $4 a gallon by about 40 cents.

Sandy:  The construction industry is certainly no exception. Estimating and budgeting a project has to be a challenge for sure.

Tom: I am told it is. Bidding must be even worse.

Sandy:  Really, how can you anticipate the cost of an item like appliances or even paint when you won’t be buying it for six months? After you design, permit and start building, it will be at least that amount of time if not more!

Tom:  True statement. There are some guides out there that can help homeowners develop a reasonable budget.

Sandy:  Well, don’t keep our readers in suspense, where is this resource?

Tom:  Handley Wood publishes several trade magazines, one of them is called simply “Remodeling.” This group has nationwide distribution and as such, is in a unique position to obtain data across the continent.

Sandy:  I know about this group. You are talking about their Cost vs. Value report.

Tom:  Yes, I am. Not surprised you know about that. Handley Wood collects data from remodelers across the country and compiles that information into national and regional reports for about 22 different project types.

Sandy:  The report does more than relate the cost of a project. The report also presents information regarding the value a project will yield relative to the cost.

Tom:  That information is very helpful for homeowners. It can help you decide whether to move forward with a project or not.

Sandy: I know what you are saying. I receive calls all the time where people ask me if they are making an improvement that will add value to their home. My usual answer is maybe not when you look at the amount of money you will invest in the project vs. the value that project will add to your home.

Tom:  That is exactly what this report will tell you. That being said, time is a factor as well.

Sandy:  You are referring to turn-around time from project completion to a sale of the house, correct?

Tom:  Exactly. If you put in a new kitchen and don’t sell your home for a few years, the value of the home will likely go up. The remodel will help that.

Sandy:  Of course, the market you are in will help also.

Tom:  Oh my, yes. In fact, this report is so comprehensive, it tracks cost differences by national, regional, major cities in a region and by zip code.

Sandy:  Do they track Prescott?

Tom:  Well no. Thankfully, we are not a major city. They do track Phoenix and Tucson though.

Sandy:  Let’s give our readers some information. First of all, the 2023 report is not out yet, so the current report is for 2022. We already talked about how inflation is affecting the construction industry so the numbers will not be as accurate for 2023. That is why people can use this as a guide, and not a hard and fast fact.

Sandy:  Knowing that, which project has the highest return on investment?

Tom: That would be a garage door replacement. The national average cost is $4,041, with return on investment 93.3%.

Sandy:  How does that differ for the Phoenix average cost and ROI?

Tom:  For a garage door replacement in Phoenix, the average cost is close to the national at $3,994, with an ROI of 93.1%

Sandy:  So, if I wanted to sell my house and my garage door looked bad, this would be a worthy project to undertake. This information would be helpful for realtors also. It can help them guide their clients to appropriate decision making.

Tom:  It sure could.

Sandy:  Tell our readers which project has the lowest return on investment.

Tom:  That would be an upscale, master suite addition. The national average cost is $338,862, with a return on investment of 45.8%. The Phoenix average cost is $328,327, with an ROI of 52.7%.

Sandy:  Yeah, don’t do that if you are thinking about sprucing up your home for sale. I know that a report like this cannot predict what future home values would be, but having this information can help a homeowner budget realistically for a project.

Tom:  That is one of the report’s real strengths. Many professional remodeling companies utilize this report as a means to assist folks in establishing a very preliminary budget.

Sandy:  People need to realize, though, that these numbers are averages. That their operating budget will vary based on their choices for materials and design.

Tom:  Absolutely. Thank you for clarifying that.

Sandy:  So, while helpful, people will need to get their contractor to flesh out a project’s real costs.

Tom, we know the most watched indicators of the rate of inflation are the costs of various construction materials and the labor needed to install them. However, the level of construction activity has a direct influence on labor and material demand and margins and therefore on construction inflation, would you agree?

Tom: Yes, I agree. One of the best predictors of construction inflation is the level of activity in an area. When the activity level is low, contractors are all competing for a smaller amount of work and therefore they may reduce margins in bids. When activity is high, there is a greater opportunity to submit bids on more work and bid margins may be higher. The level of activity has a direct impact on inflation.

Sandy: I am a firm believer that regulatory costs, because they are increasing, go straight to the bottom line of what individuals pay for their homes. A clear regulatory code with a reasonable amount of restrictions will make the end product less expensive for homebuyers.

Tom: Sandy, this is another topic for another month – I know you are passionate about codes, zoning, requirements, fees, etc.

Sandy: So, I guess we are signing off. Until next month. P.S. I have had enough of Punxsutawney Phil – I know we need the moisture, but I am over shoveling my driveway!

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.

Understanding the Extraordinary Rising Costs of Construction Materials

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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.

Saving Water, Earning Rebates

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Kay, this is the program where the city will rebate Prescott homeowners for using certain water conservation fixtures, right?

Welcome to “At Home with Tom and Sandy.” This month we have a guest, Kay Sydow, the water resource project manager for the City of Prescott. So keep reading, because we are going to talk water.

Sandy: Welcome to our column, Kay. Tom and I are thrilled you are joining us and we are excited to talk about water.

Kay: Thank you for the invite, Tom and Sandy, and yes, we are going to talk about water and more specifically, about the city’s Water Conservation Incentive Program.

Sandy: Kay, this is the program where the city will rebate Prescott homeowners for using certain water conservation fixtures, right?

Kay: That is correct, though we go beyond fixtures. We also include hot water recirculating systems, turf removal, irrigation timers, collecting rainwater in rain barrels and something called ‘passive rain gardens.’

Tom: That is quite a lot of product management for water rebates – all about saving water.

Sandy: Let’s take these one at a time and give our readers the list and how this all works.

Kay: The rebates are all given as a credit on an active utility bill from the city. Starting with fixtures, by replacing your toilet with a low-flow toilet, a homeowner could receive between $100 and $150 credit.

Sandy: Kay, would that be determined by the water usage of the new toilet?

Kay: Yes, $100 for a 1.28 gallons per flush (gpf), or $125 for a dual flush toilet with 1.0/1.28 gpf, and $150 for a 1.0 gpf. And there is no limit on the number of toilets per household for which a homeowner can receive a rebate.

Tom: Wow, that dang near pays for the toilet. What are some of the other fixtures you include?

Kay: We include washing machines. I came upon a statistic that an average family of four does 364 loads of laundry per year.

Sandy: My mom was right, she always said she was doing laundry all the time!

Kay: LOL, if she used an ultra-efficient washer, she could save up to 4,100 gallons of water per year and receive a $200 credit on her water bill.

Tom: That makes a difference when applied citywide for sure. Is there a preferred purchase list?

Kay: Yes, the washer must be on the Consortium for Energy Efficiency list.

Sandy: I heard that if a homeowner is on a septic system, that will get them an additional $50 credit.

Kay: Sandy, you did your homework.

Sandy: Thanks, Kay. Tell our readers about the recirculating system rebate – that is the coolest.

Kay: If you install a recirculating hot water delivery system, the city offers a $150 rebate.

Tom: What sort of proof do you require? Do you send out inspectors?

Kay: No inspection required. We ask only for receipts and photos of the installed system.

Sandy: Kay, you mentioned some of the outdoor water use projects. Can you give us some insights on how our readers might be able to participate?

Kay: Sure! Outdoor water use accounts for most of the exterior usage. And, unlike indoor water use that sends wastewater through the sewer system for treatment, outdoor use will not be recovered; it is gone forever.

Having said that, projects that remove turf and replace that turf with non-water consuming ground covers helps quite a bit. By taking out the grass and replacing it with low-water plants or a passive rain garden you will save quite a lot of water.

Tom: How do you calculate the rebate for this and what proof do you need to get?

Kay: This is one project that you need to contact the Public Works Department before you begin. The city will rebate $1 for every square foot of turf removed.

Sandy: Isn’t there a rebate for installing a timer on your irrigation system?

Kay: Yes, there is. Having a timer not only eliminates overwatering, but it also allows you to maintain a watering schedule so as to only water during those times of the day that reduce evaporation.

Sandy: What is the rebate for this irrigation timer?

Kay: A $75 rebate is available for the installation of an EPA approved WaterSense labelled Smart Irrigation Timer. Again, you will need to contact Public Works before starting the project.

Tom: Please tell us what a Passive Rain Garden is. This is new to me.

Kay: Generally, this is a method of capturing rainwater by constructing an artificial depression in your yard that captures rainwater and stores it long enough to infiltrate the soil.

Sandy: If you use plants in this rain garden, do they need to be on the city’s approved plant list?

Kay: Yes, they do. Only native and drought tolerant plants may be installed in the rain garden, and we do encourage those types of plantings. The catchment can also be lined with rocks as well.

Sandy: As with the turf removal, I would presume people interested in the rain garden rebate should contact the City of Prescott Public Works Department before commencing.

Kay: Absolutely. Rain Gardens, a How-to Manual for Homeowners has recently been updated. It gives step-by-step instructions on how to install a rain garden.

Tom: Very interesting. Is there a minimum size and what is the rebate for this type of project?

Kay: The rain garden must be a minimum garden of 50 square feet in size and capture a minimum of 400 square feet of storm water redirected from the roof.  The city offers a rebate of $3.00 per square foot of basin footprint.

Sandy: There are incentives for rainwater catchment as well. How do they work?

Kay: Rain barrels and cisterns are a great way to save water. This is where rainwater, typically from the roof, is collected and stored for later use. The minimum amount of 100 gallons is needed to qualify. A 75-gallon or larger capacity storage can get a rebate of $1 per gallon, while a 50-to-65-gallon capacity can receive a $0.50-per-gallon rebate.

Tom: Can you combine smaller tanks to achieve the 100 gallon minimum?

Kay: Yes, you can.

Sandy: Kay, that is great information for our readers and us as well. Now give us all the contact info and links we need to get serious about saving.

Kay: All programs come out of the City of Prescott Public Works Department. For more information, call 928-777-1130. The link to our website is www.prescott-az.gov/water-sewer/water-conservation/rebate-program.

Thank you, Sandy and Tom, for inviting me to participate in your column. This is a great way to let people know about this program. QCBN

Tom Reilly, LEED Accredited Professional, Architect.

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 7:00 am on KQNA 1130 am/99.9 fm/95/5fm or the web kqna.com. Listen to Sandy and her wingman Mike talk about the construction industry and meet your local community partners. Hammer Time is a great way to start your weekend.

Using Social Media in Renovation, Construction Projects

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Merry Christmas hugs to all of you, from At Home with Tom and Sandy.

Welcome to another addition of At Home with Tom and Sandy. We are here to give you the inside scoop on real estate and the construction industry – what’s up, what’s down, what’s hot and what’s not. We will share real estate stats, home prices, building permit numbers, construction pointers and give you hints on renovations that will give you a return on your investment. We will talk about products, how to take care of your home and so much more.

Sandy:  Hi Tom. So, this month we should talk about how social media affects our industry. It sure has changed the landscape!

Tom:  Great topic, Sandy. I am more aware of the different types of social media than I am a participant in them.

Sandy:  I believe the different types, as you call them, are referred to as “platforms.” Let’s get the lingo straight, mister.

Tom:  OK, you are correct. With all the posts, tweets, peeps and chirps going on, I have a hard time keeping up. I did some looking into this subject a while ago and was astounded at the proliferation of social media platforms.

Sandy:  I have heard there are well over a hundred different platforms that encapsulate and capture social media. I would like our conversation to be more focused on the more common ones used in and for our industry.

Tom:  Good idea. Several of these social media outlets can be a help for folks trying to decide what to do. They can also be quite confusing.

Sandy:  And some are misleading as well. The “fact checkers” are out there, but they cannot catch everything and some things they do not check. I always wondered who checked them, though?

Tom:  I have a Facebook account and use it to keep in touch with family and friends. We also use it to promote our business. One is free, the other charges for different posts, I think.

Tom:  I am quite concerned about what I see being shared on Facebook pertaining to help for construction projects.

Sandy:  I see folks posting about needing a project done. Everything from a new build to yard work. There are a lot of good companies out there and, believe me, several of the recommendations are not as genuine as they appear.

Tom:  I see links to websites for companies, which are legit. It’s the Direct Message posts that are troublesome.

Sandy:  I agree with the website links. That at least lets you know if they are legitimate companies. I would be scared to hire someone through any social media platform that I could not verify licensing, reputation or have any way to validate a person’s claims.

Tom:  The big red flag for me is when people post that they are looking to do your work, even something simple like cleaning up your yard, and they don’t post much about themselves.

Sandy:  The ROC requires advertisers to include their ROC license number in the ad. And make no mistake, the posts we are talking about are ads.

Tom:  Absolutely they are. Businesses pay for every post they make. Social media is universal and it’s a freebie to tap into, which I feel generates challenges and problems with construction.

Sandy:  OK, that is the downside. Tell me about the good side of all this posting, tweeting and pinning.

Tom:  I like the various platforms’ ability to help me stay connected to people I am friends with. There are some platforms where information and ideas can be shared, like Pinterest.

Sandy:  I like the ideas that are “pinned” on Pinterest. There are some very clever design ideas there.

Tom:  There really are. I used it from time to time to check out the way various materials work together, like metal tiles used as highlights on a stucco wall.

Sandy:  YouTube is considered a social media platform as well. Now, that is a helpful forum. The videos that demonstrate the process of doing something is a valuable resource.

Tom:  Agreed. The DIY folks out there can learn how to do just about everything. If someone wanted to know how to install ceramic tile, there are instructional videos for that.

Sandy:  One doesn’t go to YouTube for advertising, though. I see that sometimes the instructional video producers may put their businesses forward, but only after they have taught us something.

Tom:  That is legit in my mind. After watching a video about installing cabinets, folks might opt to call the producer if they are local or reach out to a professional.

Sandy:  Our readers need to know that these social media platforms can be helpful; however, we need to be smart in determining how we use them.

Tom:  The fact checkers are notorious for checking political facts, but they don’t vet the small guy who wants to clean your yard.

Sandy:  That is a good point, Tom. We need to be our own fact checkers. If something sounds too good, it is. Our readers need to know that helping them is a big part of why the YCCA is here. Remember, don’t start without us!

Tom: since this is Christmas, and I know you are like me, you look at every day of the year as an opportunity to do better than yesterday. It is hard to believe that 2023 is right around the corner.

Tom: You are right, Sandy. Let’s all look to the future. Life brings changes and we must all develop and encourage a life of gratitude. We are all partners in our community and our circumstances will change at some time or another. We live in one of the most generous communities on the planet, so let us all continue to give the “Christmas Spirit” throughout every day of 2023 and beyond.

Sandy:  Blessed is the season, which engages the entire world in a conspiracy of love. And now let us all sing one of our favorite Christmas carols, “Joy to the World.”

Tom: Helen Steiner Rice said, “Peace on Earth will come to stay when we live Christmas every day.”

Merry Christmas hugs to all of you, from At Home with Tom and Sandy. QCBN

Tom Reilly, LEED Accredited Professional, Architect.

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 7:00 am on KQNA 1130 am/99.9 fm/95/5fm or the web kqna.com. Listen to Sandy and her wingman Mike talk about the construction industry and meet your local community partners. Hammer Time is a great way to start your weekend.

Diagnosing the Issue, Knowing Who to Contact

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The usual inquiry will go something like, “OK, Sandy, you gave me three names. Which one would you use?”

“Welcome to “At Home with Tom and Sandy.”

Tom:  Hi, Sandy. I have a topic that I would like to put forward for this month. You are always talking about the hundreds of calls you get from folks in our area, and I have always wanted to ask you, what are the types of calls you receive? Are you up for that?

Sandy:  Yes, Tom, that could be fun. I do get some strange requests for information.

Tom:  Great! Let’s get started. What is the strangest request you get the most?

Sandy:  OK, the most consistent call I get, at least the one that makes me smile and wonder why they called YCCA, is from families new to the area wanting to know when their trash pickup day is. I must get this call several times during any given year.

Tom:  That ranks right up there with things that make you go, “Huh?” What do tell them?

Sandy:  Well, I start by asking them which jurisdiction they are in. They need to know if they are in the City of Prescott, or if they have private pick-up in Prescott Valley or Yavapai County and then I give them the applicable companies to call. I live in Prescott Valley, so I have that pick-up day down pat!

Tom:  I can see where this sort of thing takes some time on your part.

Sandy: It is all part of our goal to share and educate. That is so important.

Tom: It is for certain. What other types of calls make you go, “Hmm?”

Sandy:  Well, a weird one is from people who want to know where I buy tires.

Tom: OK! That is a little out of the scope for YCCA, isn’t it?

Sandy: Yes and no. While not a construction related question, it does speak to the reputation YCCA has as a trusted place to turn to for everyday answers.

Tom:  YCCA outreach is ubiquitous for sure. Not a day goes by that I do not hear some manner of reference to you or the YCCA. Readers of this article, when I let them know that we write this, refer to me as, “You’re the guy with Sandy! You are famous.”

Sandy:  Well, I don’t know about that, but it is gratifying that YCCA is so well trusted in our community. I also get calls for the names of a seamstress and where I get my hair cut.

Tom:  And, you know a seamstress or two. Do you tell people where you get your hair done? Or is that a trade secret (pun intended)?

Sandy:  Well, yes, I do know a seamstress and not a trade secret as you put it, but no, I don’t let on where I get my hair done, who would want a head of hair looking like mine? LOL. Another call I get frequently is when people think they need a new roof when they do not have any symptoms.

Tom:  Symptoms, such as…?

Sandy:  No leaks, no broken tiles, no missing shingles, no mineral particles building up at the downspouts. And their roof is only five years old. They want three or four roofers to come out and inspect.

Tom:  I get it. What do you tell them?

Sandy:  Well, once I understand their concerns, I usually tell them they really do not need all that.

Tom:  It’s kind of like talking them off the ledge.

Sandy: Exactly. I usually get calls from people who do not necessarily understand the process they need to go through. They put the cart before the horse. I take the time to help them understand what they need to do and in what order of sequence.

Tom:  I imagine many people are grateful.

Sandy: They are usually grateful for the information. There is always a retired engineer that knows what needs to happen and just wants a name. I try to drill down a little, but they just want a name. I might hear from them again a month later wanting more assistance, which I willingly provide.

Tom:  Let us talk a little bit about the information and advice you give out. I imagine you get lots of calls for subcontractors and contractor recommendations, how do you determine the names you give out?

Sandy:  Good question. The usual inquiry will go something like, “OK, Sandy, you gave me three names. Which one would you use?” And I just don’t go down that rabbit hole. I just give them the names and tell them any one of those companies would be happy to assist.

Tom: Smart. So let’s get back to how you choose what name to give out.

Sandy: I spend time with the caller to find out more of what they are looking for. I try to understand their project needs and where they live. With all this information, along with knowing all my lovelies out there, I try to give out three or four names of who I think will fit their needs. If somebody calls me about a project in Paulden, I try to send them to businesses I know will go there. That is usually not somebody from Dewey-Humbolt.

Sandy: Another frequent call is from homeowners wanting a window company and window replacements. After talking with the homeowner, we find out they just need glass replacement and there is nothing wrong with the window, it does not leak, it operates great and all that is needed is new glass.

Tom: So, you must ask a lot of questions. And knowing you, Sandy, you do not blindly accept the questions and give information.

Sandy:  You are right, Tom. Sometimes it is like an analysis and synthesis of figuring out what the issue is and coming to the right decision on how to manage a problem or answer a question.

Tom: Serving the community, engaging in a partnership, moving obstacles, being relevant to the community, sounds to me like what YCCA does.

Sandy: And Tom, I receive a gazillion questions on mold, deck replacements, permitting questions, survey questions, square-foot price to build, and as you know the list goes on and what is even more exciting is that I have an entire treasure trove of contractors to call. For example, you have been my “lifeline,” my “call a friend” and my Wikipedia.

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

Tom Reilly, LEED Accredited Professional, Architect.

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 7:00 am on KQNA 1130 am/99.9 fm/95/5fm or the web kqna.com. Listen to Sandy and her wingman Mike talk about the construction industry and meet your local community partners. Hammer Time is a great way to start your weekend.

YCCA Providing Learning Opportunities, Construction Updates

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Fall is here Tom. Schools are back in session and I see so many smiling faces on the school buses.

Welcome to another edition of At Home with Tom and Sandy. We are here to give you the inside scoop on real estate, the construction industry, what’s up, what’s down, what’s hot and what’s not. We will share real estate stats, home prices, building permit numbers, construction pointers and give you hints on renovations that will give you a return on your investment. We will talk about products, how to take care of your home and so much more.

Sandy:  Fall is here Tom. Schools are back in session and I see so many smiling faces on the school buses.

Tom:  We are getting into my favorite time of year. Speaking about school, I have noticed what I perceive as an increase in seminars and learning opportunities by the YCCA for our industry. Bravo Sandy!

Sandy:  Well, I do not know about more, I never really counted them, I just know that YCCA just puts the opportunity out there and loves sharing processes and education with the industry.

Tom: Some of the topics are quite important and germane to what the industry is experiencing. From legislative updates and code changes to permitting across the Quad Cities, YCCA seems to have a good handle on things.

Sandy:  Staying relevant is key to thriving, Tom. We have had a lot of updates to our permitting processes and our members appreciate the opportunity to stay abreast of these changes.

Tom:  Those seminars impart a lot of good information and can help to relieve a bunch of frustrated contractors and building department employees.

Sandy:  We have had a number of suppliers put on informative gatherings to introduce the industry to new products on the market and how some of these products might be better than what is out there now – and, of course, there are always new application methods.

Tom:  I remember going to those seminars when the cement board that looks like wood siding was introduced. I also recall YCCA putting on the Boot Camp a few years ago before COVID-19 hit. That was successful at getting young people interested in the industry.

Sandy:  That was a lot of work and included a large number of volunteers such as yourself. But we are not the only source for ongoing education and training. Many of our members also belong to other industry groups.

Tom:  I am familiar with National Association of the Remodeling Industry, or NARI. This organization provides hundreds of courses online and webinars.

Sandy:  I am familiar with NARI and would add the Association of General Contractors of America. As with NARI, they provide online courses and webinars.

Tom:  Both are great resources for us. The courses tend to be a bit longer and certainly go into more depth on a subject than do the webinars.

Sandy:  The courses are longer but cover a lot more ground. With the advent of online learning, one can tale courses offered from anywhere. There are a lot of schools that have a construction curriculum.

Tom:  The ability to learn remotely is truly a blessing. So many aspects of the construction industry can be learned without hard classroom time. Examples of what can be taught would be codes, basic structural information, scheduling and basic or advanced business practices.

Sandy:  Basic business practices are important and might be overlooked by too many in our industry. That type of course would be valuable. The other thing, though, is there are a lot of “How To” subjects that cannot be taught online.

Tom:  True, I think Zoom has helped with that. It allows the student to ask questions in real time.

Sandy:  I like that. YouTube is fine for some instructional videos, but I agree that Zoom can really help flatten the learning curve. Because construction is so hands on, it is difficult to demonstrate a process and learn from it without human interaction.

Tom:  Our readers need to know that we are talking about everything from two-year degrees where a student can gain knowledge and skills necessary to enter the industry as a seasoned apprentice, to higher degrees in construction management, to the ongoing opportunities for current trades and contractors to hone their skill level.

Sandy:  The possibilities and offerings are incredible. There are so many topics to choose from. I am always on the lookout for ways to help our members learn and improve their ability to serve the folks in our community. One of the coolest links for our industry is the International Code Council (ICC), which offers a variety of professional development and training options for every individual at any point in their career.

Tom: Yes, ICC Assessment Center provides nationally recognized credentials that demonstrate a confirmed commitment to protect public health, safety and welfare and participating in ICC education sure does raise the professionalism of a business and offer certifications.

Sandy: ICC also has a great Technical Training Program (CTTP) to welcome the next generation of leaders to the building safety profession. This program works in tandem with existing construction trades, construction technology and engineering programs to encourage colleges and trade schools to instruct students about codes and standards.

Tom: I will shout this from the tallest mountain. The building safety profession is an excellent option for young adults looking for a rewarding, high-paying career.

Sandy: Tom, I agree, the demand for skilled workers is up. Over the next 15 years, the building industry will experience a loss of 80% of the existing skilled workforce. This is an excellent career field for those looking for a challenging and enduring career.

Tom: It is never too late to learn. 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, LEED Accredited Professional, Architect.

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 7:00 am on KQNA 1130 am/99.9 fm/95/5fm or the web kqna.com. Listen to Sandy and her wingman Mike talk about the construction industry and meet your local community partners. Hammer Time is a great way to start your weekend.

What Inflation Means for the Cost of Construction

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Prices have gone up and there’s not much sign of coming down.

Welcome to “At Home With Tom and Sandy.” As I always like to say, “sit back, relax and enjoy.” We have had great monsoons, not many calls on roof leaks, lots of calls on weed removal. Tom and I are talking “inflation” this month.

Sandy:  Hi Tom, I must vent a minute. I just filled up my car and my tank fill was almost $100. This is crazy!

Tom:  Tell me about it. We just finished a road trip to South Dakota and almost spent $1,000 in gas. Inflation is real.

Sandy:  Yes, inflation is real. It is a nightmare and it is affecting everyone and every family.

Tom:  The construction industry is no exception. Prices have gone up and there’s not much sign of coming down.

Sandy:  I hope our readers understand the implications and interconnectivity that inflation is having on our industry. Plastics, metals, lumber, windows, bathtubs, energy, paint and everything else is costing more.

Tom:  It takes diesel and gasoline to get the raw materials prepared for building products such as concrete, masonry and asphalt, so energy prices are a big part of inflation.

Sandy:  It seems like everything is touched by the inflation monster. I am hearing all manner of complaining from both our contractors as well as our citizens. The frustration level is high.

Tom: I get it. But, Sandy, there is at least one positive aspect we are seeing in the remodeling industry, and that is the value of our homes has risen.

Sandy:  Boy, are you ever the optimist! But I suppose you are right; home values are certainly up.

Tom:  According to Zillow, between October of 2021 and October 2022 the value of an average home will rise by 14%.

Sandy:  Wow, if my math is right, that means $14,000 per $100,000 of value. That is a lot. So, with all the costs going up, tell me how you see this unseen benefit of yours?

Tom: LOL. Sure. The average value of a home in Prescott, according to Zillow, is $621,216. Given that, a 14% increase would add about $85,000 to that home.

Sandy:  Maybe a great time to sell, but then what? It will cost you more to buy and no value is realized.

Tom:  True, so true. Unless, of course, you relocate to a small town in Nebraska that does not have the same real estate pressures. Your access to amenities may be compromised, though.

Sandy:  There are days though!

Tom: So, given the value increase of a home, and let’s say you were considering an improvement project, you would have more leverage in getting a loan to fund your project – and $85,000 is a lot of value.

Sandy:  That could be a new master suite! OK, I get where you are coming from. A tiny unseen benefit, I will give you that. So, then Tom, what advice could you give to our readers about navigating any project in crazy inflation times like these?

Tom:  My first go-to in cost control is always planning. Spend the time before you start planning every detail you can about your project. In inflationary times, changes can be costly.

Sandy:  Most contractors are now having to order finishes, cabinets, windows at the signing of the contract because of supply chain issues. A change in some those items might be costly in both dollars and time.

Tom: Exactly.

Sandy:  Folks need to take a bit of extra care in selecting the company they will be moving forward with. We recommend they ask questions about what strategies that company has to deal with cost increases.

Tom:  Excellent. While no company is immune to price changes and no one can protect everything, the answers to that question alone will give the consumer insight to the level of professionalism the company has.

Sandy:  Good advice. We always try to council people to interview, interview, interview. Prepare your questions in advance and ask the same questions of each company you interview.

Tom:  Selecting the right company, especially in times of inflation, can make all the difference. But, all told, I would not recommend putting off a project while waiting for prices to come down.

Sandy:  We are not seeing much downward movement at all, and many people are wondering, will construction costs go down and, if so, when?

Tom: I have never seen such record spikes in the price of building materials like lumber and shortages of many other products because of supply chain problems.

Sandy: Last year’s high home construction costs resulted from several factors, and many of them were related to the pandemic. Staffing shortages were one factor, and we know that many people used the pandemic to remodel their homes, and the spike in demand meant that there often were not enough workers.

Tom: Families began ordering supplies in record numbers, and it has taken two years for the supply lines to catch up and we aren’t caught up yet.

Sandy: Labor shortages are going to keep construction prices higher – upwards of 40% of construction.

Tom: And then there is that word we talked about earlier, inflation. Inflation is on the rise, and that is bringing up the cost of everything from groceries to housing supplies. We are at the highest point in inflation since 1982.

Sandy: While the resulting price increases affect all commodities, it will certainly be a factor that keeps home construction costs higher than usual.

Tom: Of course, construction prices are also closely tied to supply and demand, so this is another reason the answer to the question of will construction costs come down is no, and it’s not looking likely for the early part of 2023, either.

Sandy: Increased construction costs are difficult to stay on top of and what I see with price volatility across the board, this is harder than usual for the industry to do. I see that quotes to customers are shortened and the validity periods are being adjusted every 10 days or even one week at a time.

Tom: I think homeowners should stop looking at price – there will always be companies that cut prices to the bone to get work, but they usually don’t last awfully long – so focus on the company that offers superior service, and can get the job done in a timely manner.

Sandy: I say the economy is a wave. When it goes up, it will always come back down again. When it comes to construction costs, the key for everyone right now is to float on top of the wave until things change again. Because they will, and we will see the end of all this at some point. Inflation will moderate but not reverse.

Together, Tom and I say, “Happy September to you.”  Until next month. Thanks for stopping in to read At Home With Tom and Sandy. QCBN

Tom Reilly, LEED Accredited Professional, Architect.

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 7:00 am on KQNA 1130 am/99.9 fm/95/5fm or the web kqna.com. Listen to Sandy and her wingman Mike talk about the construction industry and meet your local community partners. Hammer Time is a great way to start your weekend.