Q: I love the reclaimed lumber look and would love to add some of that texture to my home. Do you have any suggestions on where and how I can feature it for maximum impact?

A: While it may seem like a daunting task, adding reclaimed lumber can be quite easy. Even a small piece can dramatically add to a space’s character and charm—and the best part is that it’s functional. Here are a few suggestions to get you started.

Create a Bold New Mantel

This is a fun way to introduce reclaimed lumber into your home. Along with a fireplace, the mantel is typically the focal point of a living room. By updating it with reclaimed lumber, you’ll add a striking natural element that will transform the entire space.

The great thing about reclaimed lumber is that when it’s paired with different surrounds—the non-combustible material around the fireplace—it can radically alter the vibe. For example, adding a beam mantel to a stone surround will generate a rustic atmosphere, whereas pairing it with smooth concrete or tile surround will give you a minimal, modern feel.

A mantel should extend six to eight inches past the fireplace opening on both sides. Thickness varies depending on the type of material and the look you’re going for, but a large timber mantel should be around three to four inches thick and 10–12 inches deep, providing visual heaviness. This also means physical heaviness, so be sure to secure the lumber firmly to the wall or have a contractor do it for you.

When picking the lumber there are a few things to keep in mind: the depth of the wood (how big are the items you’re putting on your mantel?), where it sits on the wall in relation to the fireplace and the ceiling, how you’ll mount it, and the overall look you’re going for. Live-edge lumber can add real flare, but its curviness means its depth will vary across the board (it may be 10 inches deep at one spot but only 4 inches deep at another). This is the kind of thing you’ll need to consider before you begin.

Upgrade Your Wall Paneling

The fun thing about wall paneling is that it can be done in horizontal or vertical patterns. A vertical application can visually “raise” your ceilings, while a horizontal application can give you a rustic barn look and allow you to utilize longer boards from a salvage shop. Either way, your lumber-savvy guests will note the tightness of the old-growth grain—not to mention the nail stains that demonstrate that it’s real reclaimed lumber and not a knockoff.

A reclaimed lumber accent wall creates a warm, natural feeling that offsets walls painted in solid colors. You can use the same wood type to create visual interest while staying very neutral, or mix it up with a variety of cuts, stains, and paint-laden scraps of wood for a funky look. By using scrap pieces to create wall paneling, you can use the bits of leftover wood you have laying around and even use painted, one-off, or textured pieces to create a one-of-a-kind piece of functional art.

Install a Stylish Counter or Bar

With butcher block counters all the rage, this is a perfect time to upcycle reclaimed materials. I highly suggest using maple gym flooring and bowling alley lane wood as they’re strong and durable. This upcycled wood often bears the markings of its past life—basketball key lines and bowling pin arrows—and will delight your guests. You can also find such pieces without these marks for a more understated piece with the same high quality.

Add Striking Shelves

First, you’ll need to decide whether you want traditional L-shaped brackets or attempt a floating shelf. Brackets give you another design element, but require more space below your shelf. They’re easier to install but must line up with the studs in your walls. Floating shelves offer a sleeker quality but are more challenging to install. Another fun reuse option is using old rope to suspend the shelves from above.

Consider a Little Carpentry

If you have some woodworking skill, you can create furniture or a decorative accent piece for your home. Depending on where you’d like to add a little rustic charm, you can make anything from a coffee table to a kitchen bench or even a kitchen island. You can also save some work by repurposing an older table base or set of legs, simply securing them beneath a beautiful, reclaimed board or live-edge slab. There’s really no end of options when reclaiming beautiful wood to upgrade your space!

Lacy Kabrich works for Earthwise Architectural Salvage, a member of the Master Builders Association of King and Snohomish Counties (MBAKS). If you have a home improvement, remodeling, or residential homebuilding question you’d like answered by one of MBAKS’ more than 2,700 members, write to homework@mbaks.com.

These discussion points can help you decide whether to engage an architect or designer in your project, and if permits apply.

By Melissa Irons, Irons Brothers Construction

Q: When remodeling, the world of permits and hiring a professional is a scary one. Can you walk me through the basics?

A: Most projects require design help and require permits. These initiatives not only maximize the investment you are spending on a remodel, but they also ensure that your project is built to minimum code and safety standards.

Design help, whether an architect or designer, can help you achieve the best product use in your space and within budget. Here are five discussion points to help you decide whether o engage a professional in your project, and if permits apply.

1. When do I need design help?
   • If your project involves adding more square footage or structural changes.
   • If you are changing the use of the space.
   • If your project will affect egress and safety.
   • If intricate details are required for construction and installation.
   • If a specialty need is involved, such as aging in place or accessibility.
   • If you are reconfiguring spaces and floor plans in the living areas or basement.
   • When the project involves more than removal and replacement.
   • For assistance with color and finish detail selections. (Note: These will all most likely involve the permitting process as well.)
2. When do I need a building permit?
   • When adding onto or expanding the current footprint.
   • When the project involves making structural or wall changes.
   • When changing unconditioned space to dwelling space (e.g., a garage conversion or basement remodel).
   • When changing the use of space, like turning a rec room into a bedroom.
   • When it affects egress and safety.
   • In commercial or multifamily properties, especially those with ADA requirements.
   • When the scope of work involves utilities (gas, plumbing, water, sewer, electrical, etc.).
   • If the project involves work not listed on the jurisdiction's permit exemptions list. (Check with your local building department on permit exemptions in your location.)
3. What happens without a building permit?

   Check with your contractor or designer on the project scope and permitting needs. You can also find out when permits are needed by checking with the local building department.

   That said, without a proper permit:

   • Property sales transfer can become difficult.
   • Resale value can deplete.
   • Your homeowner's insurance could become void.
   • Safety hazards may be overlooked.
   • No code enforcement is conducted.
   • Your project may receive a stop-work order from the building department.
   • You can be assessed penalties and fines.

   It's not worth waiting to find this out until it's too late in most cases, so do your research and get the required permits!

4. Can I get a permit exemption?

   Every building department is different, and so it's worth double-checking. Typical projects exempt from permitting include flooring, cabinet installation, painting and wall coverings, roofing, siding, fencing, countertops, and sheds and accessory buildings.

5. Which projects should I assume will need a permit?

   Again, every building department is different, but in most cases, these projects require a permit: decks, garage or carport additions, large accessory buildings (cottages, DADUs), interior wall removals, converting a garage, attic and basement conversions, heated floors, and tub-to-shower conversions.

   Remember to check with local officials to confirm permit requirements and exemptions.

Using this information—along with resources from your building professional or remodeling contractor, design professional, or your local building department—will help you plan your project to create a successful outcome worthy of your time and investment.

Melissa Irons is operations manager of Irons Brothers Construction and a member of the Master Builders Association of King and Snohomish Counties (MBAKS). HomeWork is the group's weekly column. If you have a home improvement, remodeling, or residential homebuilding question you'd like answered by one of the MBAKS's nearly 3,000 members, write to homework@mbaks.com.

By Brenda Nunes, Nunes Group Realty

Q: Can you walk me through the process of selling land?

A: Are you sitting on an acreage and wondering if it would be wise to sell? Could you use additional cash to fund a retirement home? Do you feel like your land could be a source of retirement income but don't understand how to value it? Do you understand the issues that affect the price of land?

The Puget Sound region is growing significantly and we know there is a shortage of homes in our area. Builders are seeking land on which to build more homes.

Are you ready to sell? Many considerations can affect the value of property. Of course, the market will ultimately determine the value of the land, but landowners should also work with trusted professionals who can do a market analysis or provide a broker opinion of value to help determine the potential selling price or estimated value of a real estate property.

The price of land depends on location, the value of any completed buildings, and the ability to develop and customize the lot.

Land buyers need time to evaluate the costs, as well as any strengths and weaknesses of the property they are considering purchasing. This analysis happens after a contract is signed, and is known as the due diligence or feasibility period.

Understanding the terms and conditions of the contract is vital for any land deal. The feasibility phase should include a time negotiated between the buyer and seller and may include an earnest money deposit.

What might builders evaluate during the feasibility period? Among other things, they'll be looking to answer a range of questions.

• What is the current zoning and anticipated future zoning?
• Is the zoning residential, commercial, or flexible?
• Have there been any changes to the immediate area that positively or negatively affect the property?
• Are there utilities near the site? If not, how far away are they and is it economically feasible to bring in services?
• If the property is residential, how many buildable lots can the site support?
• Are there easements on the title that might limit lot yield?
• Are there homes/structures currently on the property? Where do they sit and are they in good condition?
• Are there wetlands, steep slopes, streams, or other environmental issues that limit the amount of buildable land?
• Are there environmental issues, such as old oil tanks that need to be decommissioned?
• What is the site drainage?
• How much earthwork will be needed to prepare sites for building?
• Where is the site located in relationship to transportation options?
• In what school district does the property fall?
• What are the amenities within a short distance?
• Are there trails, parks, and other recreation options nearby?
• How close is the site to major job centers?
• What is the neighborhood like and what is the value of new homes?
• What are the mitigation fees for utilities, schools, and transportation?

When the builder/buyer decides to go ahead with the purchase of the land at the conclusion of the feasibility study, the earnest money becomes non-refundable. At that point, the deal will proceed toward closing.

Brenda Nunes of Nunes Group Realty is a member of the Master Builders Association of King and Snohomish Counties. HomeWork is the group's weekly column. If you have a home improvement, remodeling, or residential homebuilding question you'd like answered by one of the MBA's more than 2,800 members, write to homework@mbaks.com.