Why Marnella Homes?

August 8, 2016

When looking through the many listings for different builders and their homes, what makes their homes different from one another?  It is far more than just the architectural style and price range.  As I often say, “what is behind the sheetrock is as important, if not more so, than what is in front of it.” I encourage anyone looking at a new home to walk the builder’s homes prior to the installation of sheetrock to see how they are assembled. You will see a lot of surprising things, not all good.  A few things that are in built into every Marnella Home are; Advanced framing, extensive air sealing, blown-in insulation and HVAC systems that are in the conditioned space.  These are just some of the features that, with all we know about building science today, it still surprises me that more builders refuse to build with these systems.

More wood is not better.  However, that is the theme amongst most builders because it is how they were taught.  They are just following the lessons of their Grandfather, Dad or the mentor that got them started.  In the new way of building, less wood is better.  The Advanced Framing technique, utilizes less wood which means room for more insulation, which means a more comfortable and efficient home.  This style of framing really stands out from conventional framing.

Extensive air sealing isn’t just filling over-cut openings in the exterior shell of a home.  It is the air sealing of every seam and joint in the exterior shell of a home.  The benefit of this is not simply to improve efficiency and energy loss, though important, it is also to improve the health of the indoor environment by sealing out pollutants that can be drawn into the home.

Blown-in insulation is so important to effectively insulate a home.  Installing Batt styled insulation is such an inferior way of insulating, yet still most common.  The insulating performance of insulation is its thickness.  So, why does anyone expect that a compressed batt, forced over plumbing or wiring in a wall, is going to perform to it’s intended performance?  I know, right?  It can’t.  That is why blown-in insulation that completely fills a wall cavity, regardless of what is in its path, will perform to it’s intended performance.

HVAC systems in the conditioned space is one of the smartest moves that we have made in our homes…ever.  Not only are these systems exponentially more efficient than a standard forced air system, but they create a more comfortable home.  In 2007 we moved our HVAC systems inside the home, our service calls for uneven heating/cooling  and requests to have the systems balanced, stopped completely.

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So, as you are looking around at new homes, remember to look at the homes in their pre-sheetrock stage.  Food for thought, a home built to the building code minimum, is really a home that is barely legal.  Anything less, and the building inspector would not approve it for occupancy.  On average, a Marnella Home is built to 35% over the code minimum.  The benefits to our homeowners include, lower maintenance, lower heating & cooling costs, greater comfort and lasting value.

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Living large in Meriwether

August 13, 2014

The Willamette provides large open spaces both inside and out.  The large livable porches, both front and back, provide for year around outdoor enjoyment.  This home has 4 bedrooms, 2 1/2 baths, lounging loft, bonus room, iSpace and drop zone.The WillametteGathering roomDropzone

 

 

 

 

 

 

 

This home accommodates space and comfort as well as energy performance. It is built to Earth Advantage Platinum, EPA WaterSense and indoor airPlus standards to deliver monthly energy costs of only $28!  That’s gas and power!

High ceilings provide an abundance of light throughout the home to the many spaces available for family activities.  All baths have tiled counters and floors with the master having a full tiled shower.  Pre-wiring is in for security & sound, plus pre-plumbing is in for central vacuum.  The garage is a “true” double car garage that can accommodate full size trucks and SUV’s.

Master BathKitchenBackyard from alley

 

 

 

 

 

 

 

 

If your next home requires 4 bedrooms and extra rooms for media, hobby, work or study, The Willamette can accommodate all of your needs. You can see more community details at http://www.marnellahomes.com

Meriwether

Gathering room with sitting area

The english translation is “Solar” however, to us it means clean affordable energy.  It also could mean, “what do I do with the extra money in my pocket each month?”  It could actually be quite confusing for your family. If your combined monthly gas and power bills are only about $40, what would you do with the extra money each month?  Would you take your family out to dinner, treat yourself to a massage, put the money into savings or pay down your mortgage?  That’s the dilemma that the homeowners of our Solare Collection at Meriwether in Oregon City have.

This collection was designed from the ground up to be highly efficient, luxurious, healthy and comfortable.  This integrated performance provides low energy cost and low maintenance living.  All which result in a lower cost of ownership than any other comparably sized home.  New or used.  Over the last 30 years, PGE has increased their power rates on an average of 6% a year.  With the solar program we have through SolarCity, our homeowners have control over their power costs for the next 20 years.

Stop by Meriwether and experience the difference of a Marnella Home.  You will not only see and feel the difference, but you will realize the difference year after year of comfort and energy savings that our homes deliver.  In addition, why the program lasts, our homeowners will receive a $6,000 tax credit from the State of Oregon for the Solar in this collection.

I recently walked through a building of townhomes under construction and was amazed to see that the builder was actually running his subflooring under the common walls through to the connecting home without any break in the flooring.  I have seen this in apartment construction, but not in condo or townhome construction in a long time. With the amount of knowledge we should all have about acoustics, I don’t see why that would be acceptable to anyone.

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We have built many condos and townhomes and appreciate that sound mitigation is paramount to the indoor environments of our homeowners.  Not allowing a break in the subfloor creates a conduit for sound transfer under the party or common wall.  It won’t matter how well the wall is insulated sound will still transfer from home to home.  The floor transfers laterally the sounds from subwoofers, kids jumping and running, etc.

This is another classic illustration of why at Marnella Homes, we encourage new home buyers to research how a builder builds their homes and visit the builder’s homes under construction.  Nice fixtures, flooring and detailing could only be decorative masking for poor construction.  As this market heats back up again, some builders will start to pull back on elements of their homes because it may not be necessary to include them to sell homes or the buyer may not be paying attention.

However, after a homeowner moves in, they will notice a poorly insulated and constructed townhome.  Trust me, Sharknado was bad enough to watch the first time, let alone listening to it again from your neighbor’s home.

Housing Market turns around

CNBC, Fox News & Chicago Tribune all had great stories recently about optimism in the Housing market.  This is truly great to hear.  It’s not that there hasn’t been good housing stories to report, but that several sources are reporting how things are turning around and not beating negative stories into the ground. 

The Chicago Tribune story reads, “Reports from two major banks suggest housing market is on the mend.” It went on to read, “Wells Fargo issued 54% more mortgages than a year ago and took 84% more applications.”  The Fox News story reads, “US home-buying season finally signaling a recovery.”  and, “many people seem to have concluded that prices won’t drop much further. In some areas, prices have begun to tick up.”  

Our local RMLS Market Action report shows that we are down to 5 months of inventory in the Portland Metroplex.  We haven’t seen inventory this low since June of 2007!  Some areas closer into the core of the city are experiencing inventories much lower.

This has been a long schlogg and it is exciting to see things turning up.

Mt Hood
According to the Wall Street Journal article last week titled “Misery across the U.S.” by Kathleen Madigan, Portland ranks 2nd only to Phoenix for the most miserable city in the U.S. I understand that the common feeling now is, “enough already with the rain”, but miserable? In full disclosure, Ms. Madigan didn’t base her story on interviews with residents in the cities she ranked. In fact, the she didn’t base her index on the perception of living in these cities at all.

The misery index was established by the 12-month change in the jobless rate, the percent of change in gas prices since the end of 2010, and the percent change in home values. The story established that the U.S. misery index would stand at 20%, and up from 8.3% a year ago.

I thought a great response to this story was by Stumped in Stumptown titled “Portland is miserable… on paper.” I agree with the author that, “Portlanders aren’t miserable. Our city truly offers the best of everything.”
I have traveled extensively around the world, yet I have only lived within about 100 miles of where I was born. I believe Portland and the Northwest offer so much, that I can’t imagine living anywhere else. So, maybe Ms. Madigan’s miserable index would make you miserable if you obsessed over it, but we have too much to entertain ourselves here to get caught up in it.

I don’t know many real miserable people here in Portland, do you?

heat-recovery ventilatorDoes the quality of air in your home rank up there with the finish level of your counter tops? Maybe it should. To certify a home for even the basic level of Green or Performance building certification, a fresh air exchange is required. This is usually a fan in a utility room that is just blowing out stale air from the interior of the home and pulls in fresh air from the exterior. The downside to this is that on a 30 degree day, it is pulling in 30 degree air to your already comfortable 72 degree home. This makes your furnace work extra to heat up this cold fresh air. In addition, these fans are not balancing an equal amount of air being pulled from the home with an equal amount of air being drawn in. This can pressurize the home, potentially pulling air through unintended areas.

What you should be asking your builder for is a Heat-Recovery Ventilator or HRV. The HRV also brings in that 30 degree air, except it uses the heat in the outgoing stale air to warm up the fresh air. Depending on the model, HRVs can recover up to 85 percent of the heat in the outgoing airstream, making these ventilators a lot easier on your budget than opening a few windows.

Using a small fan, the HRV system maintains a continuous flow of filtered outdoor air in the home. To avoid pressurization the system removes an equal amount of stale, used air from the home, especially the kitchen and bathrooms where moisture and odors are heavy. These systems can change the entire air system in a home in under 3 hours.

HRVs are ideal for tight, moisture-prone homes, like here in the Northwest, because they replace the humid air with dry, fresh air. That is why an HRV is a standard feature in every Marnella Home. For the long term health of your family and home, shouldn’t you expect this of your next home?

The next 14 days will provide what I feel is truly the “Perfect Storm” for anyone looking to buy a home.

We currently have: 1) Our Lender offering 3% of the purchase price to our Buyers for closing costs, 2) Northwest Natural Gas is offering a years worth of Natural Gas on any of the homes in the Ultimate Open House, 3) The Federal Home Buyer tax credit is still available, 4) Exceptionally low mortgage interest rates and 5) Great home values that have reset to 2002 in many areas. For instance:

1) On any Marnella Homes town homes in Volare, Golf Savings Bank is providing a Lender Credit of 3% of the Sale Price up to $20,000. This program has just been extended for sales agreements dated on or before the 1st of June, 2010 with closing dates on or before the 30th of July, 2010.
2) Northwest Natural Gas is offering a year of Natural Gas, up to $800, on our homes that we have presented in this years Ultimate Open House.
3) The Federal Home Buyer tax credit is available for qualified home buyers on transactions executed by the 30th of April, 2010 and closed by the 30th of June, 2010
4) We are seeing mortgage rates that are as low as our Grandparents took advantage of after World War II. These are rates that cannot be sustained at these low levels and will have to begin to rise.
5) Home values in some areas, like here in Happy Valley, have reset to 2002/2003 prices. If you are looking at homes under $300,000, these values have bottomed out and have shown signs of strengthening in many areas.

So, for anyone thinking about or actively looking to buy a home, the current conditions for home buying are such that we may never see again in our lifetime.

No it isn’t what my sons do and giggle or what happened in that embarrassing situation in the elevator.  Offgassing or outgassing is what we tend to call the “New Home Smell” or “New Car Smell”.  We think we want it, but do we?  This smell is actually gases emitting from the materials in our new homes and cars. Like, carpet, vinyl, paint, etc. and even furniture. 

The Energy Star New Homes program requires that builders within their program build at a minimum of 15% above the code requirements.  However, Marnella Homes is building to 30 – 35% above code requirements with 100% of the homes we build.  Improved indoor air quality is one of the criteria that we must address. This begins by using materials that have low volatile organic compound (VOC) content.  VOCs include a variety of chemicals, some of which may have short and long-term adverse health effects.

To meet the requirements of the New Home program’s indoor air quality criteria, we use Green Sealed Certified carpet and low VOC content paint and caulking.  Since these products contain much less VOC they don’t emit as much VOC as similar uncertified products.  This is amazingly noticeable when walking into a home built with standard products without the indoor air quality consciousness compared to a home that is built to the Energy Star indoor air quality standards.

Whether you already have health concerns that require this attention to indoor air quality or not, you owe it to you and your family’s health to educate yourself on the importance of it. So, when looking for a new home, look for the Energy Star label.  Ask questions and investigate what, if any, indoor air quality features the builder is offering.  These features will not only benefit you as an occupant of your new home, but will provide lasting value to you when you resell in the future.

Your comments are welcome.

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I think one of the most under reported stories about the real estate market today is just how close to normal our markets are.  What we keep hearing is how far off we are “from the peak”.  Well, “the peak” was unsustainable in any market so, why are we comparing our current market’s health with such unrealistic statistics.  For our market here in Portland Oregon, inventory levels are currently at 6.5 months (inventory levels are calculated by taking the current number of active listings divided by the number of pending sales in any given month).  In fact, Happy Valley was one of the first and hardest hit markets in the Portland metro and it has reduced it’s inventory in line with the metro average as well.  The Portland metro started out in January of this year at 19.2 months of inventory!  Not a bad adjustment.  In comparison, the time period between 1998 and 2002 experienced monthly inventory levels ranging from 4.1 to 10.1.  Averaging mostly between 5 & 6 months of inventory until the spring of 2003.  We are currently carrying about 3000 more listings than we averaged during that time period however, we had approximately 350,000 fewer people then as well.   

In wrapping up this year, it is exciting to hear such statistics as “”The affordability equation is now at its most favorable point for buyers since 1970.”, “The 64% jump in pending sales Portland at sunriseis the largest same-month increase since February 1996.”, “New home inventory, on a non-seasonally adjusted basis, is at its lowest levels in over 14 years.” and “The 30-year (mortgage rate) has never been this low since Freddie Mac began its weekly survey in 1971.”  All of which came out this past week.

After the correction we just went through, normal is ok.  In fact, welcome.  So, it’s time that we started acknowledging, better yet, appreciating what we have instead of dwelling on such unrealistic comparisons. It is time to enjoy the sun rise on a new day, no matter how “normal”  it might feel and let yesterday, be just that.