Q: I’m about to start a remodel with the help of a contractor and I’ve been hearing a lot about material delays and schedule changes. How can I support my contractor during the project?

A: The fact that you’re even asking that question means you genuinely care, and that’s a great first step. Contractors face many challenges right now, from labor shortages to shipping delays. Considering yourself part of their team is key to nurturing a positive relationship. The more helpful you can be to the contractor, the more they can help you. Here are a few general guidelines that will help them, and you, succeed.

Practice good communication

The absolute best thing you can do to help is communicate well. Answer your phone, send text messages, and reply to emails quickly and productively. Be honest and forthcoming about what you want for your home and how you’re feeling about the project. Speaking up early can help you avoid expensive changes later, saving you and your contractor time and money.

Work to develop a rapport with your contractor, as you would with any other service provider. Let them get to know you and get a sense of your personality — and be personable and engaging in return. A little relationship-building will set a strong foundation that will last the entirety of your project.

Be honest about your budget

Remodeling in the Seattle area is expensive. Be honest with yourself about your budget and choose a contractor that fits it. Always plan for at least a 10% variation when remodeling. A reputable contractor will not try to take advantage of you or upsell you.

Giving your contractor an accurate budget will allow them to do their job. They will design within that budget and help you choose materials and finishes that won’t exceed it. Whatever amount you are comfortable investing, present it honestly from the start.

Plan ahead

Gone are the days of calling up a contractor and getting on their schedule in a matter of weeks. For the most part, experienced contractors are going to be booked out at least a few months. Many are booking out six months and we’ve even heard of a few booked out a year from now. It’s important to have realistic expectations, starting with your timeline.

If you plan on remodeling any time in the next year start talking to contractors now. By starting the process early, you’ll have a few advantages with respect to current construction timelines, a clearer understanding of the process and a spot on the contractor’s radar. (The sooner you’re on their radar, the sooner you can secure a construction start date.)

Additionally, you’ll have extra time to hone your design and secure any necessary permits — this takes more time than you might think!

Prioritize your home goals

Knowing what your home goals are and steadfastly prioritizing them is important. Remodeling and making structural changes to your home can be challenging. You may not be able to get everything you want within the time and budget you have.

Make a list of your top priorities. From the very start, share them with your contractor and repeat them at every stage of the project. This will ensure both you and your contractor are staying true to the fundamental goals of your remodel.

Respond and decide quickly

Respond to your contractor in a timely manner. The faster you respond, the faster your contractor can place orders and complete the work.

While it may be tempting to mull over faucet options for a week, you need to respond quickly. In the current pandemic economy, everything related to home remodeling is selling fast. Cabinets, appliances, plumbing fixtures, tile, windows and doors are all especially tough to source in a timely manner. Belabored decisions could delay your whole project if the contractor has to wait for restocking or increased shipping times.

I’ve talked a lot about communication, but I can’t stress it enough: Clear communication, honesty, responsiveness and friendliness will go a long way towards making your remodeling experience a positive one. Always remember that you are an important part — perhaps the most important part — of the remodeling team.

Emma Zimmerman is the marketing specialist at Model Remodel, 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’s more than 2,600 members, write to homework@mbaks.com.

By Denny Conner, CRD Design Build

Q: How do most people finance a remodel?

A: Owners finance home-remodeling projects in many ways, from using savings to borrowing from a 401(k) to bank loans. Here are some of the most common avenues to pay for your dream remodel.

1. Cash-out refinance

   Most banks will be willing to lend you up to 80 percent of your home's value, minus whatever you still owe on your mortgage.

   Pros: You get a lump sum and don't have to deal with complicated draws. It's a chance to lower your interest rate. The interest you pay may be tax deductible.

   Cons: You will usually have to pay closing costs—typically a few thousand dollars.

2. Home equity line of credit (HELOC)

   A HELOC allows you to keep your original mortgage. During the draw period, you will make interest-only payments. This is followed by the repayment period (typically 10 to 15 years).

   Pros: A HELOC allows you to borrow only what you need. Unlike a cash-out refi, you only owe interest on the amount you've borrowed to date. You may not have to pay closing costs.

   Cons: When your repayment period begins, the higher monthly payments may take you by surprise. Interest rates may be variable.

3. Home equity loan

   This is another type of loan that is secured against your home. Instead of a line of credit, you will be borrowing a fixed amount as a lump sum.

   Pros: You can keep your original mortgage, which may be beneficial if it has a very low interest rate. Interest payments may be tax deductible. You don't have to deal with a complicated draw schedule.

   Cons: You will begin owing interest on the entire amount from day one.

4. Remodeling construction loan

   If you are making major renovations and do not have enough equity in your home to pay for them, you may want to explore a construction loan.

   Pros: It extends your borrowing potential. The bank will appraise the house based on its future value after the remodel is complete. You can often qualify for a low fixed interest rate and most or all the interest will be tax deductible.

   Cons: Refinancing may not be desirable if you currently have a low fixed rate. Your building plans must be finalized before you can be approved. You may have to refinance into a permanent loan when construction is complete.

5. FHA 203k loan

   These loans are backed by the Federal Housing Administration. They could be a good option if you have found a home you want to purchase that needs major repairs.

   Pros: Down payments as low as 3.5 percent and relatively low interest rates are the main benefits. You can borrow up to 110 percent of the home's projected value after repairs.

   Cons: A lot of paperwork. You are required to address any health and safety issues with your home.

6. Borrow from your 401(k)

   Tapping your retirement account gets a lot of bad press, but it may be a decent option in certain circumstances.

   Pros: Your interest rate can be lower than that of a personal loan (typically around 5 percent). The approval process is quick and won't show up on your credit report.

   Cons: You are limited to $50,000 and the repayment schedule is quicker than for some other types of loans.

7. Reverse mortgage

   If you are age 62 or older and have equity in your home, you may qualify. This loan is similar to a HELOC, but you don't make payments during your lifetime.

   Pros: It is a way to access the equity in your home. No payments will be due during your lifetime.

   Cons: It will diminish the value of your estate, leaving fewer assets for your heirs. Fees may be higher than with a traditional mortgage.

There are many options available to you as a homeowner seeking to fund a remodel. It may be worth exploring several options to determine what's best for you. Start a conversation with your banker or broker at the same time you start exploring remodeling options. Knowing from the start what funds you have available to you will help make the design process smoother and allow you to avoid surprises down the road.

Denny Conner is the president of CRD Design Build and a member of the Master Builders Association of King and Snohomish Counties. HomeWork is the MBA'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.

Q: I’m building a crawl space foundation for a small add-on to my home and was told I’d have to ventilate it. Since it is mostly dirt and concrete, is venting it really that important? What are my options?

A: Yes, having proper ventilation in your crawl space is critical for the health of your home, and building codes actually require it for any inhabited structure. There are a few different ventilation methods, and choosing the right one is key to a longer-lasting and better-looking home.

Without proper ventilation, the structural wooden frame can develop mold or rot, inevitably leading to costly repairs. On top of that, any mold in the crawl space will eventually find its way into the structure, exposing you to health risks such as eye, throat and nose irritation, chronic fatigue and headaches.

Due to these health risks, the law requires a certain ratio of ventilation per square foot of crawl space. In most places, you need 1 square foot of ventilation for every 150 square feet of crawl space, but in Washington state, that’s been revised to 1e square foot for every 300 square feet. On top of that, you can use a specialized vapor barrier that will allow you to increase the ratio to 1 square foot for every 1,500 square feet — this may be ideal for your project.

Floodplains, groundwater and radon areas can always complicate things, however, so be sure to check with your engineer and inspector.

In the Seattle area, crawl space foundations are very common because we like to build on hills and because it makes it easier to access utilities. In fact, use of crawl space foundations has increased over the last couple of years, comprising nearly half of foundations in single-family residences in Washington state.

There are three avenues for properly ventilating your crawl space:

Vent boxes. This “brute force” method involves cutting holes into the foundation wall or rim joist and installing a screen to funnel air into the crawl space. While it tends to leave some dead air pockets and doesn’t look great (building codes generally prevent placing all of the boxes on one side of the structure), this is the most common method because it’s the quickest, easiest and most inexpensive choice. Plus, you can always hide the vents with strategic landscaping.

Perimeter foundation vents. Made with a composite material, these sit between the foundation and the base of the wall of the structure, providing airflow to every corner of the crawl space. These vents often come with separate flashing that acts both as a bug screen and rain guard. Because it sits higher on top of the foundation, you don’t need to make cuts and can avoid grade issues, and it’s essentially invisible from the exterior. This method — used in many custom structures — is effective but more expensive.

Mechanical exhaust. Unlike the previous two options, this type of crawl space is sealed off from the outside and mechanically vented to create air exchange. Having a machine always running may not be ideal, but this is the most preferred method in regions with high humidity due to its slower air-drying times.

A healthy crawl space is key to preventing potential structural issues and health risks in any home. You can make this easier and avoid maintenance down the line by choosing the vent system best suited to your home.