#building costs

[thelonesgroup]

Get Plugged-In to Your Local Housing Movement

If you are not plugged-in to your local, regional, or national housing information centers, you need to be! In other words, where do you get your information to give to your clients about what is happening in real estate, nationally and regionally?

For example, here in Washington State, we recently passed legislation that increased access for building more middle housing. This is creating a big shift in our housing markets. It matters because our market here has become overpriced - our kids can't afford to buy homes because home prices are so ridiculous - making this one space where it is important to be aware of legislation that is changing your housing market.

I am fortunate, I get to represent both our local and Washington State builders when I go to Washington D.C. later this month. While there I will have the honor of talking to senators and congress members, specifically about housing. This is something I've been building a track towards for years.

It started with going to local council meetings, and saying, "What's not right here in our local market?" Then it developed into me needing to develop relationships with a trade group that had an interest in addressing market issues and I started working with my local builder association, then my state builder association, then I became part of a legislative group, and part of the government affairs group. That is important because, I have an opportunity because I not only have an opportunity to hear what is going on, but an opportunity to speak on these issues too.

This month I'm also going to Spokane, WA, where I'll be meeting with other leaders in the Builders Industry Association of Washington gathering there. The issues that we are dealing with are issues that will ultimately help your clients. Issues like how we can make housing more affordable by looking at how government impacts housing.

For example, government impacts housing by making it more difficult to build, the permitting process takes longer, or rules and restrictions are more complicated, or energy efficiency standards are maybe too widespread in their application or requirement. There is a track for simplifying the housing process through government to make it more affordable. So, that's one huge and important thing I'll be involved in this June.

Another example is Middle housing - and it is here to stay. I have never seen more legislative bills come forward for housing than in the last two years, and 2026 is looking just as busy as your leaders continue their work on solving housing issues. Everybody now sees that housing and affordability are crisis issues. But the point I want to make here is that these national, regional, and local housing groups are the ones driving this change - your own local realtor and builder groups. These are housing groups that care about housing and you should become involved in them.

Get Started Learning Middle Housing

Once a week the ADU and Middle Housing Report provides you with middle housing updates and news throughout Washington State and tackles your questions about middle housing. Join for free

It is important for you as an agent to get plugged-in. Start by going to your local realtor association meetings. Get on their legislative or government affairs committee. Start going to your local city council meetings and become familiar with who is there and start getting involved. Learn what the issues are and don't be afraid to stand up as a local professional and local real estate market expert. You have an important and distinct voice because you are working in the real estate field. Use that voice for the long term benefit of your clients, your market, and your future clients.

This is critical! Do you know that the average age of a first time homebuyer used to be 25 years old? This year, that age is thirty-four! That's a dramatic increase of 9 years because of affordability, not because of a lack of desire. We need to make it possible for our kids, seniors, and buyers who do not have a high-income to afford a place to live.

Get plugged-in! Get involved! I will let you know how things went in Washington D.C. and at BIAW in Spokane when I get back.

By Denise Lones CSP, CMP, M.I.R.M. The founding partner of The Lones Group, Denise Lones has over three decades of experience in the real estate industry. With agent/broker coaching, expertise in branding, lead generation, strategic marketing, business analysis, new home project planning, product development and more, Denise is nationally recognized as the source for all things real estate. With a passion for improvement, Denise has helped thousands of real estate agents, brokers, and managers build their business to unprecedented levels of success, while helping them maintain balance and quality of life.

[asestimationsconsultants]

The Estimating Service Advantage | Why AS Estimation & Consultants Stand Out

In today’s fast-paced construction environment, precision and reliability are essential—especially when it comes to cost estimation. That’s where AS Estimation & Consultants excels. With a deep understanding of diverse construction sectors, from residential to industrial projects, the company has built a reputation for delivering dependable estimating service that clients can trust.

What sets AS Estimation & Consultants apart is their meticulous attention to detail, combined with advanced estimating software and real-world industry experience. They don’t just crunch numbers—they understand how each element of a project affects the final cost. This results in estimates that are not only accurate but also practical and aligned with project goals.

Moreover, AS Estimation & Consultants tailors their estimating service to each client’s needs. Whether you’re a builder bidding on a contract or a homeowner planning a renovation, they provide clear, itemized reports that support informed decision-making and better budget control.

If you’re looking for more than just numbers—if you want clarity, confidence, and a competitive edge—AS Estimation & Consultants is the partner you need. Their estimating service doesn’t just support your project; it strengthens your success from day one.

AS Estimation and Consultants

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[kedreeva]

There's some dude (derogatory) on FB who is PISSED people are pricing their farm fresh eggs at $2 and $3 a dozen instead of $4+, saying it's "disrespectful" and "undignified" and "I'm trying to feed my kids" like Sir, you are on a Facebook group page bitching about your neighbors egg prices because your pet chickens aren't earning you a living wage and you think it's your neighbors' fault, you do not have a leg to stand on here wrt dignity.

Also half the answers are like "I give them to friends and family free" or "I donate them to food banks" or "I'm making them affordable to folks who might not otherwise be able to get them now that they're so expensive in the store" and "if you think you're going to turn a profit keeping backyard chickens you have been wildly misled" and so on, and so forth, and I'm so living for it.

and I can tell you right now, he did NOT like my answer of "if you're trying to feed your kids, I hear eggs are edible."

[santacruzarchitect]

Construction Costs for a Wildfire-Resistant Home

Increasing home loss and growing risks require reevaluating the wildfire crisis as a home-ignition problem and not a wildland fire problem. A home’s building materials, design, and nearby landscaping influence its survival. Together with the location, arrangement, and placement of nearby homes, constructing a wildfire-resistant home is critical in light of rising wildfire risks. This report…

[joelvdk]

Pergolas - Deck Deck - idea for a sizable traditional backyard deck with a pergola

[confessedlyfannish]

Writing Prompt #13

"So?" Red Hood asks, arms crossed. "Was I right?"

"Yes," Phantom says, deepening his voice, "this is one of mine."

"One of your what?" Robin growls. Nightwing's hand on his shoulder is the only thing keeping him from invading Phantom's personal space, which, please, continue to do so Mr. Nightwing, Sir.

Phantom would take a deep calming breath if a) he wasn't trying to appear as otherworldly as possible which means no human breathing and b) if that wouldn't so obviously telegraph how uncomfortable he is in the Batcave surrounded by the entire Batfamily.

Next to him Red Hood shifts in slight discomfort. His ties to the spectral realm mean he's picking up on Danny's unease even if he can't fully translate the feeling. Which is good. Danny needs to maintain what little control he has over this situation.

"There's a gh-spirit in my...realm," Phantom says, letting himself drift gently to the other side of Batman's medical table which just coincidentally puts more distance between him and the the rest of the clan staring him down. Black Bat leans forward and he violently suppresses a flinch. "They're known as Nocturne. They wield power over dreams. Their signature is all over this."

And Danny means that literally. Their ecto-signature couldn't be more apparent if they'd written it in sharpie across Batman's suit. This is what Jason—Red Hood, because Danny couldn't have been dealing with a simple civilian case of ecto-contamination, nooo, he's got to have connections to the superheroes Danny has spent the better part of his afterlife avoiding—managed to pick up on, even being the low level entity that he is.

At which point he'd called Phantom in, even though Danny had spent the better part of two weeks trying to intimidate the guy into never contacting him, Ruler of the Spirit Realm (lightning crash!), again, but here is his calling card just in case (thunder and creaking noises!!), but again, you should never use it unless things are very serious, OoOoOoOo~~~

Damn it. It's been like 10 days.

"So how do we fix it, Your, uh, Ghostliness?" Nightwing says, ducking his head in a sort of half-assed supplication when Phantom turns to him. Nightwing glances at Jason for affirmation who shrugs out of the corner of Danny's eye.

"Phantom is fine," Danny says, waving his hand and letting his upper lip curl in an expression of distaste. "Remember, it's like you're Vlad when Dad offers him a glass of eight dollar wine!" Jazz's voice reminds him. Robin growls lowly, likely meaning he's nailing it. He looks away dismissively ("Honestly, it's like you're Vlad, anytime, ever." Sam notes dryly) and thanks god he doesn't have a heart in this form because it would be beating so loud right now.

Beside him, Jason scratches compulsively at the back of his neck. Huh, his anxiety is manifesting physically as an itch. Good to know.

"You can't fix it," Phantom says. "I can."

"At what cost?" Red Robin asks. "Red Hood mentioned you'd want something in return?"

Frick. His other contingency to keep Jason from ever contacting him again. Phantom had lightly hinted his taste du jour was, uh, souls.

Something Red Hood has apparently let slip, because now Robin shakes off Nightwing's hand, puffs out his chest and declares "I will trade myself for my father's safe awakening, Spirit!"

The other members burst into denials which almost covers up Danny floating sharply back and saying "What? No!!!"

Key word: almost.

Danny coughs as they stare at him.

"That is to say, I have no desire for a child," he puts a bit of snarl into it, showing fang. The mood in the room plummets drastically as Nightwing gently grabs Robin by the arm and pulls him back to his side.

"We see," he says. He steps forward more assertively, placing himself in front of the others, all of which are now eying him warily. "Then, is there a gender you prefer?"

It takes a second to click in Danny's head and then he swings his head wildly away from his audience to hide his reaction, nausea and embarrassment turning his face bright green. "Fika Kristo," he mutters in Esperanto as quietly as he possibly can, pinching the bridge of his nose.

He gives himself a moment to settle and game plan before turning back around. "I have no desire for any of you, and it matters not. In this instance, a deal need not be struck. Nocturne is my subject, and they have done this without my permission." Danny blinks, eyes widening. "Not—not! that I would give them permission to do such a thing. In the first place. Ahem."

"Okay...so you'll do this for free?" Jason asks. "Seems like a bad business practice since you also fixed me up for nothing—"

"What he means to say, Your Majesty, Phantom, is thank you!" Signal says in a rush as Nightwing starts, "Wait, Hood, what do you mean—"

"Enough!" Phantom says loudly (nearby bats take off and Jason's itch migrates to his forearms) "I have little time," read: he has a test tomorrow and he's only one-third of the way through the study guide "And I grow tired of this...dilly-dally." Frick! Is that an old-timey word?

"Of course. Thank you again, Phantom." Nightwing says stiffly, eyes still narrowed in Hood's direction.

"Wait, sorry, Phantom, Majesty, I'm Spoiler by the way," the purple-caped vigilante Danny already knew was Spoiler says. "How do we keep this from happening again? To any of us? Is there a way to defeat this Nocturne?"

"Moreover, why Batman?" Red Robin asks. "Why would a spirit from another dimension want him asleep?"

Phantom sighs. "Nocturne was trying to send a message. To me. Through you," he says, nodding at Red Hood. "They...how do I put this. They like attention. Being the spirit of uh, dreaming, they don't receive that attention. And you were in my realms for quite some time. And they wanted...attention."

The lackluster explanation sits for a moment before "They were jealous? Of me?" Red Hood asks skeptically.

"It's more complicated than that. Your...physiology," Danny puts it as delicately as possible, watching regretfully when Red Hood still stiffens at the mention, "Is particular. You gather attention in our realm. And having my attention is...special. But not!" He says to the group at large, a touch panicked, "Romantic!"

Jesus, he's never gonna hear the end of this from the others.

"Anyway, I will ensure it does not happen again."

"By paying them attention," Spoiler says under her breath, wiggling her eyebrows at Black Bat, Red Robin shooting them both a glare. Nightwing ignores them in favor of staring at Red Hood and Phantom. Danny is unsure what Red Hood has disclosed about how he knows Danny, but now he feels confident the answer is close to nothing.

Before Nightwing can ask whatever uncomfortable thing he's about to ask, Phantom disappears. Invisibly, he hovers over Batman's sleeping body and silently apologizes for the intrusion before intangibly slipping into Batman's REM realm and finding the man...oh...

Probably thirty minutes later he reappears to the group, who all perk up at the sight of him. Their eyes bounce from him to Batman; who does not move, to the monitor; which shows no change in his brain activity.

"I'm going to need your help," Danny says to Jason, getting to the point.

"Why? What can I do?"

"It's easier if you come with me," Danny says, grabbing his arm.

"Come with—"

Danny wastes no time in turning them both invisible and flying them into Batman's mind.

"What the—" Red Hood twists and turns, taking in the hallways of the manor. From afar, they can hear the tinkling of a piano. "You, I had your word—"

"This isn't where you think it is," Danny says hurriedly. "We're in your—Batman's dream." He walks quickly down the hallway, towards the music. Jason follows.

"What?"

"The way to break a dream spell is to wake the dreamer. You can't do that externally so you do it internally. Usually you wake the dreamer by turning the dream into the nightmare, scaring them awake."

The hallway stretches on longer than realistic, the dream attempting to divert them. But it can't outrun Danny. His power seeps into the halls, ice creeping along the paneling and freezing the way behind them.

"Batman, however, is hard to scare."

"So you want me to do it."

"What? No." Phantom shoots him a confused look. "Why would I—Ahem, The other way is to convince the dreamer they are dreaming. They break the dream themselves."

"Alright..." Jason says slowly, now keeping pace with him. His breath forms a cloud as he speaks. "And you think I'm the person to do it? I'm not the one he listens to you know, that's more Nightwing's schtick, or hell, anyone other than me."

"This isn't just Batman's dream, Jason," he says. Hood's eyes narrow at his real name, but now the truth is necessary. "This is The Dream. The perfect life. Everything he could ever want."

They're approaching an opening on the right side of the corridor. A bright light emanates from it, alongside the noise of stumbling piano keys and laughter, deep and male and unrecognizable. The Dream.

"Thomas Wayne," Jason breathes. "You want me to convince Bruce it's worth walking away from the center of his universe? It'd be easier if I put a bullet in their chests."

Danny stops abruptly before the doorway, turning to face Jason.

"You know, I fixed you," he says, head cocked. "Those feelings you felt, you shouldn't be feeling them anymore."

"I...I don't."

"Then why do you act like it?" He lets himself drift up, reaching beyond their planes of existence and extending a metaphysical hand to Jason's spirit. It shivers away. "You don't have to hide behind what was."

"I'm not hiding! And I don't have to explain myself to you!" He tries to move forward but Danny puts a hand out and he cannot move past it. He growls in frustration.

"I'm grateful to you, but with or without the Pits I'm fucked up. This is just who I am. This is just what he made me."

"You've never asked why I look like this. But did you know my form is malleable?" Phantom says, letting his legs shift into a tail, letting two eyes become three. "What I believe is what I am."

And then he takes several steps back, putting the doorway between them. "From here on out, the Pits can't tell you how to think or feel. Your decisions are wholly your own. Starting with this one."

Jason stares at the doorway, then Danny.

"I won't make you," Danny says simply. "And if you desire, I will retrieve Nightwing instead."

Jason scratches at his arms, grits his teeth, and stomps through. The light resolves into the sitting room, massive windows letting in sunlight so bright it streaks yellow-white across the room. Bruce sits on the maroon versailles couch next to Cassandra, who sits cross legged, excitedly watching Alfred pour her a cup of tea. To their right, in the open space, Damian barks instructions at Tim on handling a katana. Stephanie and Duke sit on the ground besides the coffee table, homework sheets sprawled across the surface, suffering their way through a calculus problem.

Bruce, smiling softly, looks across the room to where the atrocious playing is coming from. Red Hood follows his gaze.

Sitting at the piano, trying to play while Dick distracts him with a pair of chopsticks, is Jason. He puts a hand on Dick's face and shoves, both of them hitting the wrong keys.

"Get—away—dumbass!"

"No, see, it's a duet! Jay!"

"That's not why it's named—" and Jason Todd-Wayne tips his white-tipped head back and laughs.

[marlequinncos]

I couldn't get Fitzjames' cunty little fur-lined coat out of my head after finishing "The Terror", so I decided I needed my own version. I found the base coat secondhand, modified and tailored it, and hand sewed on the faux fur trim. Maybe one day I'll make the screen accurate version, but I'm very happy with this for now.

[ghost-bxrd]

Prompt:

It’s not that Jason forgot, per se.

But between smuggling a toddler out of the League of Assassins, trekking halfway across the world, and finding a suitable hiding place that’s also child friendly… well, it kind of slipped his mind that he’s supposed to be… dead.

Something that comes back to bite him in the ass when he takes Dami out for some ice cream and just so happens to run into non other than Brucie-fucking-Wayne

[livelovecaliforniadreams]

[arc-hus]

Studio House, Nelson, New Zealand - William Samuels Architects

[nenoname]

"yolo" stan (semi)canonically says as he laughs at the idea of eating healthily + doing exercise while he instead lies depressed on the floor every morning.....

while i definitely get everyone's reasoning, it's a bit funny that ford trying to restrict his diet to healthy food is such a popular hc cos the family spoiled stan for a week by giving him all his fave foods (to the point that they just have like. bowls of bacon on the floor) plus we have ford being the one to give stan alcohol on multiple occasions and i doubt anyone can break stan's pitt cola addiction....

also if ford still keeps up his training regime i think stan would bully him for that- 'oh look at me i do 1000 pushups every morning and eat steamed carrots for fun!!' 'nutrition pills actually' 'that's worse!!!!! you do know that right!!!'

[kagooleo]

happy new years 2025! it's been nearly a whole year since I started posting about fluffyriceshipping here, and my art has changed a lot since then! what better way to start the new year than with some sweet potatoes with their partners 🍠🌅

[styrofauxm]

so another thing about aos that I love is that when we are first shown Daisy and Jiaying's powers they seem to be opposites in that Daisy's destroy while Jiaying's powers heal. Daisy's rip her sense of self apart while Jiaying is so self-assured in hers.

And then we are shown that Daisy's powers destroy her, but the people who love and care about her work so hard to make it so that they stop hurting her. And through them, she finally finds herself and her identity.

And then we are shown that Jiaying's healing requires killing others. People are dragged, unwillingly, to her so that she can hurt even more people. And through them, she slowly loses herself.

So the opposite nature gets flipped. Daisy's are the ones used to help people and Jiaying's destroy people. Daisy's are her path to self actualization while Jiaying's are her path to self destruction.

[greenbergsays]

I'm six episodes into the Pitt and I would go to war for this queen

[unalivejournal]

I don't think about my ocd itself a lot because it's so ingrained into my daily routine but it is really funny to me. I live by a completely different set of rules to the average person and I always forget that no one else knows the rules. When I see someone break them it's a jumpscare

[homoquartz]

currently in possession of 368 physical DVDs. there are roughly 150 on my wishlist lmao.