Montana Home Experts - Fall 2016

FA L L 2 016

MONTANA HOME

Experts A MAGAZINE FOR MBIA MEMBERS

MIKE HUGHES:

STILL REVVING AFTER 42 YEARS INDUSTRY NEWS

+ Stormwater Regulation + Innovative Products + Inclusionary Zoning MEMBER NEWS

+ Steve Snezek, New Executive Director + Lessons Learned from Former Executive Director, Dustin Stewart

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FALL 2016

MONTANA HOME

Experts

| FALL 2016 MIKE HUGHES

STEVE SNEZEK DUSTIN STEWART

SPENCER WOITH

04 From the President

Welcome from new MBIA President Spencer Woith as we bring you the Fall 2016 issue of Montana Home Experts magazine.

07 Q&A: Stormwater Regulation

Lisa Peterson from the Department of Environmental Quality sheds some light on everything you need to know about stormwater regulation.

10 Mike Hughes

The owner of Mike Hughes Construction is still going strong after 42 years in the building industry, and his dedication and energy are unmatched.

14 Six Innovative Building Products

22 Association Standouts

Check out the latest and greatest products that will make your home stunning, your life simpler, or both!

Our members make us proud.

In this issue we highlight three: Anderson Glass of Great Falls, Beyond the Box, and the Kalispell Student-Built House Project.

16 Meet MBIA’s New Executive Director

25 Lessons Learned

Steve Snezek introduces himself and shares three key areas he plans to focus on in his new role.

Dustin Stewart recently ended a ten-year run with MBIA. In parting, he shares some of the lessons he learned along the way.

18 Inclusionary Zoning Ordinance in Bozeman

30 The Value of NAHB

Affordable housing projects are becoming a rare phenomenon in Bozeman, and what to do, or not do, has been widely disputed.

Add up the dollar value of NAHB’s advocacy victories and other services, and the value per housing start might surprise you. See some of 2015’s advocacy victories.

“You have a voice and your association has tremendous respect with elected officials. Don’t be afraid to use it.”

DUSTIN STEWART / FORMER MBIA EXECUTIVE DIRECTOR

MONTANA HOME EXPERTS

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WELCOME |

A PUBLICATION OF

1717 11th Ave / Helena, Montana 406.442.4479 www.montanabia.com

ON THE COVER

Susan & Mike Hughes Mike Hughes Construction

Photo by Mortensen Photography & Design

DESIGN BY

FROM THE PRESIDENT Welcome to the Fall 2016 issue.

We are at an exciting time in the history of the Montana Building Industry Association. We are saying good bye to a great friend of our Industry and Association, Dustin Stewart, who is our outgoing Executive Director. Dustin will remain an active part of our organization in a new role as a member. Dustin has been an invaluable asset to our organization and led us through some very difficult times in the building industry. I would like to personally thank Dustin for everything he did for the MBIA and wish him the best of luck in his new endeavors.

As we say goodbye and good luck to Dustin, we are also welcoming our new ED, Steve Snezek. Steve really hit the ground running at the Summer Board of Directors meeting in Great Falls, and I feel he will provide great leadership in taking the reins of this great organization.

In addition, we are gearing up for the 2017 Legislative Session and are looking to expand and enhance our presence at the Capitol. We are preparing to participate in the 2016 elections, both state-wide and locally.

We know that our success in the Legislative Session is dependent on who is elected in November. With this in mind, soon we will be putting out information regarding what issues we’ll want to make sure Montana candidates are up to speed on and why those issues are good for our industry, our association, and the growth of our state.

During our Summer Board of Directors meetings in Great Falls, Katie Hanning and our Great Falls HBA did an absolutely phenomenal job of hosting the event! We are absolutely blessed to have her here in Great Falls. In addition, John Harding and Build-PAC raised some significant money which will go a long way in helping support our local, state-wide and national candidates. Thanks to Eugene Graf and John Harding’s leadership, and your amazing level of support, Montana Build-PAC is developing a great reputation for fundraising, support, and political leadership – both at the state and national level.

Thanks again to our good friend Dustin, and we look forward to working with our new ED Steve and the fantastic MBIA staff (Nancy will keep him in line!). Please enjoy our 2016 annual magazine, and don’t hesitate to contact me or your MBIA staff with any issues or questions that may arise. I look forward to this coming year and all the good things to come in our industry.

Thank you,

SPENCER WOITH, MBIA PRESIDENT 1131 Poplar St / Helena, Montana www.edgemarketingdesign.com

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FALL 2016

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MONTANA HOME EXPERTS

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FALL 2016

EXPERT ADVICE |

Q&A

Stormwater regulation has been a popular topic lately, and I’d like to know more, like do

I need a permit? And, if so, how do I get covered? And who can help? –Tom, Bozeman LISA PETERSON

DEPARTMENT OF ENVIRONMENTAL QUALITY Public Information Officer

Enjoying a Montana summer?

Love fishing for the perfect trout and an icy cold drink of water at the end of a hard day? You probably don’t think about it but stormwater regulation helps make it possible.

Stormwater runoff is rain and snow flowing over the ground. When homes and structures are being built, the earth is compacted, excavated and displaced, and vegetation is removed. This increases runoff and erosion, thus increasing sediment transported to Montana waters. In addition to sediment, as stormwater flows over a construction site, it can pick up other pollutants like debris, pesticides, petroleum products, chemicals, solvents, asphalts and acids which may also contribute to water quality problems.

Stormwater is the major source of sediment contamination in our streams, rivers, and lakes, compromising water quality and all the life it supports, especially fish.

Runoff can kill fish outright, contaminate spawning beds, and suffocate fish and other bottom-dwelling organisms.

It also increases the difficulty

in filtering drinking water, meaning higher treatment costs, and loss of reservoir storage capacity. The stormwater authorizations issued under the Montana Pollutant Discharge Elimination System Program (MPDES) protect our health and environment from the harm caused by stormwater runoff and contamination. As builders, you have a key role in making the system work as it should.

Most discharges associated with construction stormwater

are covered by the General Permit for Stormwater Discharges Associated with Construction Activity. The General Permits covers many similar dischargers under one comprehensive set of requirements. It describes eligibility, definitions, monitoring requirements, prohibitions, effluent limits, treatment standards, record keeping, sediment and erosion control, best management practices, pollution prevention, site inspections and more.

Do I need a stormwater permit for my project? You might if your project site discharges stormwater into state surface water or into a storm sewer that discharges into state water and your project disturbs one or more acres of land through clearing, grading, excavation or stockpiling fill. You

CONTINUED ON PAGE 8

MONTANA HOME EXPERTS

7

may also need coverage if your site is part of a development covering more than one acre, even if you are just a part of it. Don’t assume a site developer has taken care of it for you.

If your project requires dewatering you may also need an additional Construction Dewatering General Permit. Discharges from mining, oil and gas development and other industrial activities are covered under the Multi-Sector General Permit for Storm Water Discharges Associated with Industrial Activity. Your business SIC code is used to determine if coverage under these permits is required.

In order to discharge water under a general stormwater permit, a discharger (any owners and operators of the construction site; typically, a developer, builder, and/or contractor) submits a Notice of Intent (NOI) to DEQ be covered under the general permit. Instead, the discharger is acknowledging that he/she is eligible for coverage under the general permit and agrees to the conditions in the general permit. Then, stormwater discharges associated with the construction activity are authorized consistent with the terms and conditions established in the general permit.

After the NOI is submitted by the discharger, DEQ may notify a construction site operator that it needs coverage under an individual permit instead. This can happen if DEQ determines that the operator doesn’t meet certain conditions. Triggers include:

| EXPERT ADVICE

The stormwater authorizations issued under the Montana Pollutant Discharge Elimination System Program (MPDES) protect our health and environment from the harm caused by stormwater runoff and contamination.

As builders, you have a key role in making the system work as it should.

+ Discharges that might have the potential to cause or contribute to an exceedance of water quality standards or + Discharges that might adversely affect a threatened or endangered species.

How do I get covered under a stormwater permit? You can save time and money by starting early in the process. We recommend contacting DEQ’s stormwater permitting program prior to submitting the application.

We want to help you succeed and can help walk you through the application process and answer questions about the requirements.

You can find other resources, including training opportunities at the end of this article.

After you’ve become familiar with the requirements, you can start to prepare your Notice of Intent. All the forms you need are available on the DEQ website at www.deq.mt.gov along with a number of resources.

As part of the NOI, you’ll develop, submit, and implement a Stormwater Pollution Prevention Plan or SWPPP before starting any on-site activities. This plan specifies the measures that you will put in place to prevent and/or control erosion and sediment run-off. This is probably the most important step in the permitting process and it generates the most confusion.

An SWPPP is developed and implemented for three primary purposes:

Planning and organization: In this crucial step, you will be forming your pollution prevention team. Your stormwater manager, perhaps yourself, should be an on-site employee or contractor who is very familiar with the site, the project, and stormwater prevention methods. This person will be responsible for making sure that inspections and monitoring activities are done properly and will be the main point of contact for DEQ inspectors.

Source assessment: This is your information collecting step. You’ll identify any activities or sources in your project or on your site that may produce pollutants. You will also prepare maps of the site and any areas with the potential to spill or leak, identify non-stormwater discharges, and collect and analyze stormwater sampling data.

Choosing control measures: These are your Best Management Practices or BMPs. The law gives site operators the flexibility to choose the methods best suited to the size and type of the project.

These can include structural or non-structural controls, preventive measures, maintenance practices, erosion controls, spill response plans, treatment processes, employee training and other control measures. You will find a tremendous amount of information, including plan templates, available for this step of your plan.

1. Identifying potential sources of pollutants such as sediment from disturbed areas, and stored wastes or fuels, and

Planning for monitoring and inspection: This step helps ensure your plan is working and, if not, how it needs to be revised. This can include regular site inspections, visual assessments of your discharges and monitoring. It will also describe how the monitoring and inspections will be documented and reported.

3. Implementing Best Management Practices (BMPs) which will be used to minimize or eliminate the potential for these pollutants to reach surface waters through stormwater runoff. BMPs at construction activity sites typically consist of various erosion and sediment control measures.

Your last step in the stormwater permitting process is when your project is completed. When your site is stabilized, erosion and sediment controls have been removed, and no potential remains for construction-related sediment discharge to surface waters, you will submit a Notice of Termination.

Erosion and sediment control at construction sites is best accomplished with proper planning, installation, and maintenance of controls. These controls require maintenance to operate correctly and regular inspections by qualified personnel in addition to inspections after major storm or snowmelt events.

Because the SWPPP process can be confusing, especially to new permit applicants, there is an abundance of helpful information and guidance for assistance. You can start with the DEQ Storm Water Pollution Prevention Plan Form on the DEQ website. Using the form helps ensure that all the required elements are included in your plan.

Where can I go for help? DEQ staff members are happy to help you at any stage of the permitting process. You can start with the Water Pollution Protection Program (406-444-3080) or you can work with DEQ’s Small Business Ombudsman (406-444-6592) to help you apply for and implement your stormwater permit.

Training is offered by a number of organizations including the DEQ, consultants, and private education providers, the EPA, Montana State University and your own association. You can attend training in person or online.

Simply searching for stormwater training or SWPPP plans on the internet will bring up a variety of resources you can take advantage of.

In the end, the outstanding environment and clean water that you’ve protected through the stormwater permitting program make people want to stay and build homes in our great Montana.

1. Assessing the characteristics of your site such as nearby surface waters, topography, and storm water runoff patterns;

How do I prepare an SWPPP plan? Preparing a good SWPPP plan has several steps. It’s best to start thinking about your plan very early in the life of your site so that you have time to complete the following steps:

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FALL 2016

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MONTANA HOME EXPERTS

9

| MOVERS+SHAKERS

MIKE HUGHES:

© 2016 Wandering Albatross Photography.

Sti

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FALL 2016

ill Revving After The Idaho panhandle was almost deliriously hot back in the summer of 1982.

The weather was unusual, to say the least, for a high mountain area more accustomed to cool alpine air. But in spite of the scorching heat, or perhaps because the heat made everyone a little crazy, over 300 volunteer builders and tradesmen set out to do the impossible. The mission was to set a world record for the fastest house ever built. The original goal was to build the entire home within 24 hours, but as they planned the group started to dream bigger. “It was completely insane,” said Mike Hughes. “We had hundreds of people working like madmen. OSHA probably would have had a heart attack, but we finished the house in six hours, 55 minutes, and 23 seconds.” >

MONTANA HOME EXPERTS

11

The spectacle drew a crowd of over 5,000 people and satellite news trucks from across the nation to the rural community. The Guinness Book of World Records was on hand to officially time the event. “It really started to steamroll into a really big event,” said Hughes.

This was the first time that this was ever attempted, and the event was featured on “That’s Incredible” and “Paul Harvey.” It also appeared in news stories in seven counties.

The sale was closed and the papers signed by the buyers in the middle of the street.

“We were surrounded by a crowd, television cameras and reporters,” Hughes said. “What a blast.”

Mike, owner of Mike Hughes Construction, was one of the driving forces behind the world-record event. Now that over 30 years have passed since the world-record house was built, the people that have worked with Mike along the way see that hot summer day back in 1982 through themes that have resonated throughout Mike’s homebuilding career: hard work, marketing expertise, dedication to community, and commitment to the home builders’ association.

“Mike will outwork anyone, period,” said Dustin Stewart, the former Executive Director of the Montana Building Industry Association. “But what really sets Mike apart is that he combines his work ethic with a really unique ability to look at any situation and figure out how to maximize the opportunity.”

Stewart worked with Hughes on numerous legislative issues over the years, but “battling mandatory fire sprinklers was the most memorable and the most fun,” said Stewart.

In 2011, the fire lobby was in the midst of a nationwide push for mandatory sprinklers in all new homes, a code change that would have added roughly $18,000 to the average new home in Montana. The fire fighters union, funded by the billion-dollar business, TYCO, was racking up victory after victory across the country.

“Mike was the newly elected Government Affairs Chairman,” said Stewart. “We sat down one morning and realized that we were in real trouble. We had an unfriendly Governor that was very close with the fire fighters and was responsible for appointing the Building Code Council. They held all of the cards. Our only option was to make one big push during the legislative session.”

Because the Legislature is only in session for 90 days every other year, the MBIA had only one shot to prevent the fire sprinkler mandate. As the hearing approached, the fire fighters issued a call to action, promising 50 uniformed bodies in the crowd to testify.

“The day before the hearing, things were not looking promising,” said Stewart. “I remember Mike asking me, ‘What do we need to do to win this thing?’ I told him we need 75 builders at the hearing to testify.

Mike told me that it wouldn’t be a problem.”

By the time the hearing started, Mike had rounded up over 150 builders, specialty contractors, and homeowners to testify.

By the time the hearing ended, over 200

| MOVERS+SHAKERS

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FALL 2016

people had stood up against mandatory fire sprinklers. More than five times the number of sprinkler supporters.

“The turnout was mind blowing. The fire lobby never stood a chance,” added Stewart, “and I learned that Mike plays by a different set of rules than everyone else. Nothing rattles him and no challenge is too big.”

Mike has now been building homes for over 40 years, and he has no plans to slow down. When the day finally comes that he closes on his last home, among the things he will miss the most will be standing at the jobsite at the break of dawn, drinking a cup of coffee, and taking in the smell of fresh dirt and wood.

“My dad instilled a great work ethic in me and a mindset to never quit,” Hughes said. The summer before he turned 12, he worked with a framing crew for his father’s construction company. Just out of high school, at 17, he built his first home.

It was that strategy built on determination that inspired him to run the Boston Marathon in 1979.

“I had never run any further than 7.2 miles in Bloomsday,” he confessed. He finished the Boston in four hours and five minutes and Hughes said it was completely mental. That mental attitude is an insight about life that crosses into other aspects. “When things aren’t going the way you wish, you keep a positive mental attitude,” he said.

That determination has carried Mike through several difficult building cycles.

He built homes in California during the late 1970s when interest rates were at 17%.

The interest rates were so high that banks stopped extending lines of credit to builders.

Instead of closing his doors, Mike developed a building cycle that was 23 days long. “We would start a new home on the 1st and close it on the 23rd. That way we could pay our vendors before the end of the month.”

Over the years, Hughes has built homes

in Idaho, California, and the Flathead before making Helena his home in 1993. Though the scenery may have changed over the years, his concentration has always been on building homes for entry-level buyers.

“They are the most enjoyable to work with.

You simply never forget your first home,” he said. “Providing a home for a family is incredibly rewarding. They have a level of excitement and enthusiasm that is just extremely fulfilling.”

Mike Alberts and his wife, Justine, are both teachers in Helena and worked with Hughes on their first home about four years ago.

“We enjoyed that he took to the time to walk us through the process, gave us timelines, and mapped things out,” Alberts said. “Mike was organized, thoughtful in his planning and took the goals and ideas of the buyer into consideration.”

Alberts said he respected that Hughes treated his clients with the utmost respect.

“He was always upfront and honest,” Alberts said. “No questions were off limits, and he considered everything we asked.”

Alberts said he and his wife loved being 100 percent involved in the buying, planning, and building process. They enjoyed customizing their home and said Hughes was eager to accommodate their wishes. It’s because of these reasons that Alberts didn’t hesitate in saying he’d recommend Hughes to anyone. “Hughes has great prices, quality, pride, and ownership of his work, and continuous support even after the closing date,” Alberts said.

Mike is just as dedicated to improving the overall building industry as he is to the satisfaction of his customers. In addition to being the MBIA Government Affairs Chairman, he has served as President of the Association and the Helena Building Industry Association.

Among his most notable accomplishments for the Association include orga-

“Mike will outwork anyone, period. But what really sets Mike apart is that he combines his work ethic with a really unique ability to look at any situation and figure out how to maximize the opportunity.”

DUSTIN STEWART / FORMER MBIA EXECUTIVE DIRECTOR

nizing an effort to build an “issues fund house.”All of the materials, most of the labor, and the lot were donated to the effort. By the time the project was complete, a young family had a new home and the HBIA had netted $175,000 to help defend the industry against regulations.

His efforts to improve the industry haven’t gone unnoticed. Mike has been named Builder of the Year in Helena, at the MBIA, and won the prestigious BEAM award at the International Builders’ Show. The BEAM award is a national honor that is awarded to one builder each year for outstanding effort growing the Association and engaging associate members.

For all of his accomplishments, Hughes is quick to give credit to his crew. He believes a builder is only as good as the guys working towards the same goal. A significant point of pride is that there are at least 10 young men who, while working alongside him, accelerated to the point of owning their own businesses, continuing on in the profession.

He takes great pride in mentoring and you can see it in his eyes and hear it in his voice as he speaks about it. “I couldn’t do what I do without my right-hand guys, and absolutely could not do it without my wife, Susan,” Hughes said.

Susan is not only Mike’s spouse, but also a partner in business and a driving force in the Helena real estate market. She is co-owner of Big Sky Brokers, a respected real estate

“ They(entry-level buyers) are the most enjoyable to work with. You simply never forget your first home.

Providing a home for a family is incredibly rewarding. They have a level of excitement and enthusiasm that is just extremely fulfilling.”

MIKE HUGHES / OWNER, MIKE HUGHES CONSTRUCTION

company in Helena. “Susan is the definition of integrity, energy, and hard work,” said Hughes.

“She has a tremendous understanding of all aspects of real estate and could make nearly any builder a success.”

Mike and his crew have built over a thousand homes. The best reward about his line of work is seeing the tears of joy from customers who see their dream of a home come to life.

His suggestion to people considering building a house is that they should first meet with the builder.

“They should get to know him, speak to their referrals and feel comfortable because

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that will ensure a good relationship,” Hughes said.

There is a shift that happens with clients of Hughes as they work as a team fulfilling a dream. It’s a bond forged in hard work, a little dirt, and a lot of care. “Every person that we build for is viewed not as customer, but as a friend,” Hughes says with the utmost sincerity.

Mike is looking at slowly easing into retirement. Never one to stay idle, when asked what he’ll do when he stops building, he says, “I don’t know what I’ll do...I’ll probably grow my hair out.”

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| TRENDING

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Homeowners with ZIP System sheathing save an average of 10.5% on their utility bills and improved air quality.

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FALL 2016

LIGHTING Haiku Designer Series LED Fixture by Big Ass Solutions The Haiku Designer Series LED fixture is designed to be an efficient, sleek, and convenient for the consumer. It is so smart that once it’s set up, it doesn’t even require the consumer to have a mobile app to guide its use. It’s composed of 144 energyefficient LEDs, has a bank of sensors including motion, infrared, ambient light and temperature, and it’s offered in several different color options. The Active Light Equalization technology adjusts the LEDs’ brightness automatically as the ambient light levels change to 16 different dimming settings. When the sunlight pours in, the light will automatically dim down.

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MOBILE APP FreshBrix Mobile App FreshBrix provides a home intelligence platform to connect builders with homebuyers before, during, and after their new home is built. FreshBrix’s mission is to connect homeowners, contractors, suppliers, manufacturers and data to drive a better home ownership experience. Most homeowners typically don’t know the make/model specifications of the appliances and components that go into building their home. FreshBrix works with homebuilders to create a completely personalized digital home record that helps homeowners maintain, repair, and seek external service and support when something goes wrong in their home.

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Lowe’s Holoroom: Virtual Reality Design

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The Lowe’s Holoroom is a virtual reality home improvement design and visualization tool that empowers homeowners with an immersive, intuitive experience in the room of their dreams.

Lowe’s Holoroom was introduced in 2014 as the first concept from Lowe’s Innovation Labs. The next iteration of the Holoroom is available in 19 stores across the U.S. They will continue to refine and evolve the experiences as technology continues to evolve.

Knotwood decking is an aluminum decking material that will not warp, splinter, crack or swell like timber or composite decks. It is low maintenance and slip resistant for safety. The aluminum decking is cool to touch. Knotwood decking creates a beautifully finished and gapless deck. This product is cost effective and easy to install. More products are available for fences, gates, shutter, balustrades, battens and garage doors.

MONTANA HOME EXPERTS

15

| MBIA STAFF

INTRODUCING STEVE SNEZEK: MBIA’S NEW EXECUTIVE DIRECTOR interested in membership as well as communication with the General Public and with our Advocacy efforts.

3. Enhanced relations with other associations and organizations, both within Montana and nationally. MBIA has a great reputation as a supporter of private property rights and freedom. We will continue to work to reach out to like-minded organizations and ally with them.

We will also build relationships with other groups that may be related to our mission, but may not currently be in our sphere of influence.

My name is Steve Snezek, and I am proud and grateful to be your new Executive Director.

I come to you from the world of Government Relations and Association Management. I have worked for the Montana Association of Realtors, the National Association of Realtors, Pfizer, Xerox, MT Beer and Wine Distributors, and Takeda Pharmaceuticals, to name a few.

I was also Chief of Staff to Lt. Governor Karl Ohs in the Martz/ Ohs Administration.

There’s an old saying that it’s very difficult to be the “guy” that comes after the “guy,” meaning that it’s difficult to follow a legend.

I feel the weight of this, following the incredible work of Dustin Stewart and Byron Roberts before him. Both have been invaluable in helping me with this transition, and I am very thankful to them for their assistance. Hopefully I can be like Steve Young following Joe Montana for the 49ers, or like Aaron Rodgers following Brett Favre for the Packers (as a Bears fan, it kills me to use that analogy). Fortunately, we have

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FALL 2016

a great staff already on board to help me. I look forward to working with Nancy, Sean, and Mike.

A few notes on things that I would like to work on: 1. Expanded and improved government relations, advocacy and legal presence.

We are entering an exciting time in Montana politics, with the elections and with court cases to react to. I am looking forward to beefing up our presence in this space, and exploring options on how to expand this service in related areas.

2. Beefed up social media presences – both for member communication, member recruitments, and out-reach to the general public, and advocacy.

Social media is increasingly a tool in the toolbox of Association Communications. We will still communicate with our members in the way that they most like to receive information, whether that is letter, fax, email, text, phone, etc. But we will explore ways to utilize social media to our advantage for member communications, new ways to help target those that may be

A little bit about me and my family: I played college football (not very well) at Wheaton College in Illinois. I am also a proud graduate of Montana State University. I am married to an incredible woman. My wife, Marilyn, works at Helena Middle

School and runs a small catering business here in Helena. We have four children – Gwyn just completed her first year at Montana State, our daughter Remington is entering her senior year at Helena High, our son Jerry is eight and just started third grade, and our son Rex turned six in June and started kindergarten in the fall. We are a football family. We have season tickets to the Bobcats and never miss a game. I also volunteer coach the Offensive Line at Helena High.

I had a chance to meet some of you at the Board of Directors Meeting in Great Falls. I aim to get out to meet as many of you as possible, as soon as possible. If there is ever anything I can do for you, please let me know. My email is steve@montanabia.com and my cell is (406) 431-0918. Thank you for this great opportunity!

“ Nationally, MBIA has a great reputation as a supporter of private property rights and freedom. We will continue to work to reach out to likeminded organizations and ally with them.”

STEVE SNEZEK / MBIA EXECUTIVE DIRECTOR

LUMBER. HARDWARE. LUMBER. HARDWARE. LUMBER. LUMBER. HARDWARE. HARDWARE.

HOME. HOME.

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MONTANA HOME EXPERTS

17

| ON THE AGENDA

Bozeman’s Inclusionary Zoning Ordinance:

By Dustin Stewart

RAISING THE COST OF HOUSING IN THE NAME OF AFFORDABILITY

18

FALL 2016

Builders in Montana believe strongly in building affordable housing. Protecting affordability is one of the tenants of the Montana Building Industry Association’s mission. In fact, many MBIA members say first time homeowners are some of the most enjoyable clients to work with because of their level of enthusiasm and excitement.

But in Bozeman, affordable housing projects are becoming a rare phenomenon. The Gallatin Valley is one of most desirable places to live in the entire country. With picturesque mountains, a world-class university, and a budding high-tech sector, the valley is regularly listed among the fastest growing areas in the nation. The influx of new people has led to a significant increase in the cost of housing. There simply isn’t enough supply to meet the demand.

Hardly anyone disputes that there is an affordability problem in the Bozeman housing market.

The disagreement comes on what should be done, if anything, to make housing affordable to the majority of the city’s residents.

In late November 2015, the Bozeman City Council endorsed an “affordable housing program” to stem the feeling that working people are being left behind by the growth in the community. By a vote of 3-2, the city mandated builders and developers to include affordable housing that “ensures compatibility with nearby market rate homes” in all new developments.

The ordinance is based on a planning philosophy known as inclusionary zoning. It was strongly opposed by the Southwest Montana Building Industry Association (SWMBIA) and received a tepid reception from most of the community members that attended public hearings. The draft ordinance was a major election issue and there was never any doubt about its passage following the November results.

Bozeman’s ordinance will likely force builders to sell 10% or more of their homes at below market rates. How far below? In some new developments, it could be more than $300,000.

Unfortunately, the ordinance doesn’t just require land be dedicated to an affordable home.

It requires the builder to build replica of a market rate home and sell it for a reduced rate, even if that means it is sold for less than the hard building costs. According to the Bozeman Affordable

Housing Manual (Feb. 2016): “Affordable Homes must be designed, built and landscaped similar to market rate homes in the development, and with similar quality and type of materials, lighting, plantings and irrigation systems… garages, parking areas and green-building features must be functionally equivalent to market rate homes.”

Similar ordinances have been enacted in other western communities and there are few, if any examples of inclusionary zoning having a major positive impact on area affordability.

However, several studies show that inclusionary zoning practices

Hardly anyone disputes that there is an affordability problem in the Bozeman housing market.

The disagreement comes on what should be done, if anything, to make housing affordable to the majority of the city’s residents. adversely affect an area’s affordability. The discounted price of the “affordable home” is usually passed on to other neighborhood buyers in order for the project to pencil out.

Still, the city is moving forward with their plan to mandate the construction of affordable homes.

The move puts the Bozeman Planning Department firmly in the spotlight with developers, lawyers, and other communities paying close attention.

HOW DOES THE ORDINANCE WORK? The ordinance provides for a period of examination. From January 2016 – December of 2017, the City Planning Department will record additional information on all new homes built within the city.

If 54 “affordable” homes are build over that 24 month period

then the inclusionary zoning will be postponed. If the goal of 54 homes isn’t met, then mandatory inclusionary zoning will go into effect.

Bozeman builders will be hard pressed to meet the 54 home goal outlined by the city.

With Bozeman gaining national attention as a desirable place to live, families moving into the area from out of state are building many of the new homes.

Often buyers have sold homes in higher priced markets and have built up years of equity. When they arrive in Bozeman, they can bring a significant amount of cash to closing and afford a home priced higher than what working Montana families are used to paying. Additionally, with Montana State University located in the heart of Bozeman, many of the city’s inhabitants are young and only plan on living in the city temporarily.

They frequently have neither the assets nor desire to buy a home, yet their income data is factored into the city’s calculation of the median income.

Taking a closer look at the details of the city’s 54 “affordable” home benchmark reveals that only single-family homes and townhouses count toward the total. Affordable rental units and owner-occupied condos do not count. Twelve of the 54 new homes must be affordable to people making 70% of the area median income and 42 will need to be affordable to those making 90% of the median area income.

There are several ways to calculate whether a home qualifies as affordable, including the size of the family that purchases it. Assuming the homebuyer is a family of four, Bozeman builders must build and sell 12 homes at $179,000 or less and 42 homes for $237,000 or less.

To encourage developers to build a home that meets the stated guidelines, the city provides several small incentives including a streamlined review process, relaxed parking restrictions, and smaller lot sizes.

The incentives are largely inconsequential and heavily focused on the development of new lots, not the construction of new homes. With the Bozeman “major subdivision” review process routinely taking over a year to complete, the incentives will be of little help to those working to

CONTINUED ON PAGE 20 MONTANA HOME EXPERTS

19

| ON THE AGENDA meet the benchmark. If the affordable housing benchmark is not met then a mandatory inclusionary zoning policy immediately takes effect.

The mandatory inclusionary zoning policy will require that builders and developers meet one of two standards: Standard #1: Construct and sell 1 out of every 10 units affordable to people making 80% of the median area income.

Standard #2: Construct and sell 3 out of every 10 units affordable to people making at or below the area median income.

MORE QUESTIONS THAN ANSWERS When the mandatory program goes into effect, the city will establish a buyer verification process and create a waiting list. The upfront rules state that in addition to the income requirement, the buyer shall not have more than $25,000 in liquid assets and must occupy the home as their primary residence for six months.

To participate in the program, the buyer only needs to provide $1,000 at closing. After 6 months the home can be sold for market rate or used as a rental property.

There will certainly be more than 54 people interested in buying a discounted home.

During the city deliberations, several observers noted that being picked to own one of the inclusionary zoning homes is akin to winning the lottery and

does nothing to ease the cost of real estate for future buyers.

IS INCLUSIONARY ZONING LEGAL? It is likely that a Montana court will weigh in on ordinance’s legality at some future date.

Cities are intentionally given broad powers to create ordinances to meet their local conditions, though Bozeman is knowingly pushing the envelope on their authority in this case.

Inclusionary zoning has been implemented in more than 100 cities across the nation with very few ordinances being thrown out by the courts. Most of the legal inclusionary zoning ordinance are far less extreme than Bozeman’s requirements.

The California Supreme Court recently declared inclusionary zoning another form of developer exactions, which we call impact fees in Montana. Builders in San Jose can dedicate lots for the construction of affordable homes or pay a fee in lieu of that dedication.

Bozeman’s ordinance has little in common with the San Jose ordinance. There is no opportunity to pay a fee in lieu of building affordable units and Bozeman officials have spent very little time establishing a legal nexus, or direct connection between new Bozeman neighborhoods and residential affordability.

HOW WILL OTHER CITIES IN MONTANA REACT? It was barely more than two years ago that the Bozeman’s housing market was returning to normal

after a historic slump that lasted the better part of a decade. At the time, it would have been hard to imagine that by the end of 2015 the city would be passing an ordinance that’s aim was to slow down development and mandate some units be sold for less than half of market value.

The city largely left the real estate community alone during the recession and at one point even reduced the impact fees to encourage more growth. There are many questions that are yet to be answered about the Bozeman ordinance. Outside of the technical and legal questions, it is worth wondering how Bozeman got to this point so quickly and if other cities in Montana might follow their lead.

The Bozeman Planning Department’s progressive agenda and battle with builders is nothing new. In 2002, SWMBIA successfully won a lawsuit against the city after the city had collected artificially high impact fees from residents. Over $2 million was returned to Bozeman citizens and the court provided SWMBIA with a trust of more than $200,000 to be used to audit future city impact fees.

Bozeman’s planners are aggressive and frequently attempt to bring ideas from Portland and Seattle into Montana. While most Montana cities don’t have Bozeman’s combination of liberal politics, wealthy out of state buyers, and national attention, inclusionary zoning could become a mainstream practice.

Inclusionary zoning has been openly discussed at City Council meetings in Red Lodge and Whitefish. Pre-recession, Montana cities eagerly passed impact fees as they saw the cost of infrastructure improvements increase beyond their ability to adequately maintain them. In response, a greater percentage of people built homes out of town and at a lower price.

Inclusionary zoning will likely lead to the same buying behavior, pushing urban developments into neighboring farmland, increasing commutes and the burden on already taxed infrastructure.

The timing and costs associated with the Bozeman Affordable Housing Ordinance are difficult to fully understand.

How can the city possibly gauge the success of this program?

Not only has the Bozeman Planning Department created an affordable housing program that is complicated and unpopula, it doesn’t appear to address the core issues that created the price increases and will likely deter many developers from moving forward with projects inside the city limits, further driving up the price of in town homes. The only people that gain anything from the system are the subsidized buyers.

Builders in Montana should be suspicious at the first mention of such an ordinance in their town.

Until there is a track record of success in a city currently utilizing an inclusionary zoning policy, preventing their adoption should be a top priority.

In land use planning, there are no silver bullets, but builders can influence city council decisions by simply taking the time to be involved.

20

GET TO KNOW YOUR COUNCIL MEMBERS

GET INVOLVED WITH ELECTIONS

ENDORSE OTHER AFFORDABLE HOUSING MEASURES

DONATE TO YOUR LOCAL HBA ISSUES FUND

Regardless of politics, party or common interests, the easiest way to influence local policies is to become familiar with the decision makers. Be friendly. Spend time with elected officials and planning staff at times when you are not asking them for a vote. In most Montana cities an active, involved citizen is respected. When the time to discuss important policies arrives, you will already have influence.

Voting isn’t enough. If your city council doesn’t represent your values, your best chance for change is to be actively involved in city elections. Don’t think of election involvement as a one-time project, view it as a long-term path toward building a better city. Recruit candidates, volunteer and donate money.

Over time, you can make a big impact.

Be proactive. In 2012, the City of Billings awarded 14.5 city acres to a developer through a competitive bid process. The novel approach was a surefire way to create affordable homes. The city made money on the land and affordable homes were built, meeting a significant city need. The process didn’t require any mandates, assessments or long court battles. Finding ways to ensure bluecollar Montanans can afford a home without government intervention will be the best argument against inclusionary zoning.

Your local HBA is working on your behalf on this issue already. If your city council decides to enact an inclusionary zoning ordinance, an immediate legal response could be the difference between winning in court and being stuck with an ordinance for years. Please do your part to ensure that your local HBA has the funds necessary to cover the upfront costs of a major legal battle. Even if the fund is never used, just having the funds available could be a deterrent for many cities.

FALL 2016

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Open doors to Learn ways to protect your company by ensuring your sub-contractors are obtaining underground locate requests to avoid damage to underground facilities that could result in damage to people, properties and your reputation.

Montana has adopted a new Energy Code. We provide training and resources to builders Visit NorthWesternEnergy.com/Eplus or call (800) 823-5995 for information about energy

For more information, go to Montana811.org or contact Clint Kalfell at (406) 442-3070 or email clint.kalfell@Montana811.org businesses.

MONTANA HOME EXPERTS

21

| MBIA MEMBERS

Montana Building Industry Association INNOVATORS

ASSOCIATION STANDOUTS VISIONARIES

TRAILBLAZERS

ANDERSON GLASS OF GREAT FALLS BEYOND THE BOX KALISPELL STUDENT-BUILT HOUSE PROGRAM (OUR MEMBERS MAKE US PROUD) 22

FALL 2016

Anderson Glass of Great Falls LOCATION

Great Falls, Montana

WEBSITE

www.andersonglassgf.com

PHONE

(406) 453-5755

Anderson Glass has proudly been a member of the Great Falls Home Builders Association for 12 years. HBA Great Falls member Brian Lindgren, president of Anderson Glass, has 35 years of glazing experience, commercial and residential estimating. Brian and company vice president Jim Thoroughman believe it is their mission to provide their customers with reliable, quality windows and glass door services. Brian and Jim’s team of experts are proud to handle a variety of window and glass types to deliver their customers the customized service they want at a price they can afford. They feel it

is important to build personal relationships with all their customers.

Anderson Glass is excited to now offer two new products on display in their showroom.

The AUTOSLIDE is a fully automatic sliding door system which can be attached to any existing indoor or outdoor manual sliding door, enabling them to open and close automatically. This is a perfect add on to your existing sliding door for easy access for the disabled, elderly, or pet owner.

The other product is ClearView Retractable Screens, a screen which is visible only when you want to use it. The ClearView Screen fits single or double sliding doors and windows. It’s the only retractable screen system with a “Safeglide Speed Reducer” which ensures doors will react fully without danger of trapped fingers or a “slamming return.” ClearView also offers a powered close/open system for

larger sunrooms, garage doors and screen porch areas.

Anderson Glass is a Preferred Marvin window and door dealer. They carry three lines of the Marvin products to cover all of your window and door needs. They have a Clad/Wood, Ultrex/Wood, and an All Ultrex fiberglass window.

Their door line is Waudena Millworks. The Waudena doors and frame system come completely finished from the factory. You can chose your stain or paint and have it arrive completely finished which eliminates that extract step of getting it finished once it’s installed.

All products are installed by qualified and trained staff. Anderson Glass’s motto is “One Call Does It All.” They will help you from start to finish and you only have to deal with one person.

Known for their individualized service, Kristy and her team love the creation and collaboration that goes into kitchen and bathrooms. Every project is a reflection of the homeowner.

Kristy and her team strongly believe in supporting the building industry and the community in which they do business. Hosting numerous community and educational events at their location throughout the year, there is no doubt that they love to share what they learn and support what they can.

Kristy grew up in a construction family learning the importance of quality work

and customer service. She loves traveling to garner new ideas to expand upon their unique creativity. Kristy believes that through teamwork and camaraderie anything is achievable.

Through Beyond the Box, Kristy saw a way to be involved in the community and be a part of something bigger. The Home Builders Association of Billings has been the beneficiary of her belief system. Since joining the HBA in April, 2015, Kristy volunteers at numerous events, serves on two HBA committees, and as of January, 2016, now serves as an Associate Director on the HBA Board of Directors.

Beyond the Box LOCATION

Billings, Montana

WEBSITE

www.btbcabinets.com

PHONE

(406) 245-6981

Spearheaded by Kristy Berckmoes, Beyond the Box is a family-owned custom cabinet company in Billings. Heading into their third year in business, they have taken off with some incredible momentum as they look forward to continuing to grow their professional team.

Kalispell Student-Built House Program are in the works to build another home during the 2016-2017 school year.

WEBSITE www.westernbuildingcenter.com/student-house According to the latest stats from 2012, 53% of During the 2015-2016 school year, about all jobs in Montana are 35 students’ in House Construction 1 and 2 classified as middle-skilled. Between 2012 classes at Flathead High School in Kalispell and 2022 50% of all job openings will be for built a two-story, 1875-square foot house middle-skilled workers. The mission of the that features three bedrooms and three program is to give students an advantage bathrooms. of learning valuable skill sets to give them “From excavation to electrical to sheet a boost in the growing middle-skilled rock, students touched every facet of workforce. construction,” states Flathead industrial arts Thanks to Flathead Building Association teacher Brock Anderson. The home is on the members like Ty Shanks and Bill market as of May 2016. Anderson said plans Schottelkorb of Western Building Center LOCATION

Kalispell, Montana

who helped make this project possible.

Western Building Center have been members of the FBA for over 35 years. They have always been involved with our industry and are willing to help out for the betterment of our industry.

Another member of FB, Glacier Bank helped with financing and development of the program. Flathead Building Association provided the means for students to form a student chapter of the National Association of Home Builders and sponsored safety equipment. Flathead Electric provided assistance with utilities and home energy testing.

Hammerquist Casalegno General Contractors served as the lead construction manager.

MONTANA HOME EXPERTS

23

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MBIA INSIGHT |

LESSONS LEARNED:

DUSTIN STEWART REFLECTS ON HIS TEN-YEAR CAREER WITH THE MONTANA BUILDING INDUSTRY ASSOCIATION

As you may be aware, this June I left my post as the Montana Building Industry Executive Director. In all I worked for the association for 10 years – I had the time of my life, but it was time to for me to try to build a business of my own.

I always looked forward to going to work. I met incredible people, made many friends, and have countless stories to tell.

I plan to stay involved with the association and hope that I will have a chance to catch up with many of you in the future.

Along the way, I learned many lessons and, in parting, I wanted to share a few.

NOTHING HAPPENS QUICKLY A few months after I started with the MBIA, I made a trip up to Kalispell to talk to the Impact Fee Advisory Committee about some problems with their recently completed study.

The meeting didn’t start until about 8pm and since it was the middle of winter, I drove my tiny, rented Ford Focus most of the way in total darkness.

Halfway between Seeley Lake and Swan Lake, a deer appeared, seemingly out of thin air. An instant later, the car and the deer were both crushed.

Instead of making the meeting, I limped the car to the Swan Lake Bar and Grill and spent the next couple of hours waiting for a tow truck and trying to avoid a fight with a drunken logger who was sure I was an “environmentalist from Helena.”

By the time I got the car towed, got a new rental car, and checked in to my hotel, it was a little after 2am. I left Kalispell at 6am the next morning to get back for a meeting with a group of Helena builders on a recently passed county ordinance.

Not a real great start.

I had no idea at the time, but the meeting I was driving back to attend in Helena would be the beginning of a seven-year battle with Lewis and Clark County over road exactions. Ultimately, the County’s road policy was declared unlawful and over $7 million dollars was awarded to area builders. The case was a major win for the building industry; the courts sent a clear message to local governments looking to saddle developers with as many costs as they could.

In this case, the builders were right from the very beginning.

We never had any doubt, and frankly, Lewis and Clark County probably never had any doubt.

Still, it took seven years and hundreds of thousands of dollars to finalize the issue.

I came to understand that nothing in this business happens quickly, except totaling a rental car on a road without cell reception.

Each month during the housing recession, I would look at housing starts and permit

prices for the slightest sign of a rebound. The recovery always seemed like it was just a couple months away. It seemed that way for six years.

The point is that there is always a new crop of politicians, planners, and even companies that make a lot of noise and a big splash. But when you are dealing with the public and national economic trends, everything takes time. Every successful member that I ever met is playing the long game.

Just ignore the noise and keep going.

IF YOU CAN MAKE IT HERE, YOU CAN MAKE IT ANYWHERE Frank Sinatra’s legendary lyrics were obviously written about life in The Big Apple, but they may as well have been written about life in the building industry.

Above everything else that I came to love about the people I met is that the only thing that matters is how hard you work and the reputation you earn.

I’ve had the pleasure of working with members that were trained as CPAs and worked for transnational companies, high school dropouts and everything in between. At the end of the day, their employees, customers, and colleagues didn’t care

about their resume, they cared about the quality of the products and services they produce and whether they were dependable.

Show up, solve problems, and keep your word. Repeat.

Many of you could be kidnapped, stripped of your possessions and money, dropped any place on the globe and you would be just fine. Heck, you would probably build a successful business in whatever industry you happened to stumble into first.

THERE IS STRENGTH IN NUMBERS The entire point of an HBA is to come together as a group and do things that a single company doesn’t have the time or expertise to do on their own. One company standing up against a new ridiculous city code is likely going to be ignored. If 50 business owners show up, then the group becomes impossible to ignore.

Everyone is busy and spread too thin. It is easy to say that no one listens and politicians are just going to do what they are going to do. It is easy to justify the burden of unneeded regulations and then pass the cost on to the client’s 30-year mortgage.

CONTINUED ON PAGE 27

“ Above everything else that I came to love about the people I met is that the only thing that matters is how hard you work and the reputation you earn.”

DUSTIN STEWART / FORMER MBIA EXECUTIVE DIRECTOR

MONTANA HOME EXPERTS

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| MBIA INSIGHT It might be easy to do nothing, I suppose, but there is no reason to stand by while other people dictate the rules your business must follow. The MBIA has a long track record of picking worthwhile fights and winning key policy battles. But the association can only be effective if the members are willing to stand up, together, in public.

In 2011, Governor Schweitzer had every intention of supporting the fire fighter union and looking the other way as fire sprinklers were mandated on all future new homes. That plan was quickly tossed out when well over 100 MBIA members packed a hearing room one cold February morning.

The Montana Department of Natural Resources was determined to outlaw individual water wells in 2009. Over 20,000 homes have been built using individual water wells since then. Each of those homes is a testament to the power that you can have when you stand together.

You have a voice and your association has tremendous respect with elected officials.

Don’t be afraid to use it.

DON’T BE AFRAID OF INNOVATION. DON’T CHANGE FOR THE SAKE OF CHANGING Some of you may know that I love innovation. For me, going to the International Builders’ Show is like being in a theme park. I love to see all of the new devices and methods that promise to improve the building process.

For the record, I also love Tesla and every new iPhone that Apple introduces.

I also know that many of you don’t share my love of innovation.

The flip phone in your pocket was a dead giveaway.

But whether you like to admit it or not, people in this industry are very adaptable. The recession proved it. And there is always a new code or code inspector that requires your process be tweaked. Building and design trends are constantly changing (Goodbye, jetted tub.

Hello, steam shower!).

Somewhere along the way, the association taught me not to blindly fall in love with new technology. I also learned that there is a difference between liking new technology and mandating it become the minimum standard. Hopefully, I was able to convince some of you that not all change is bad.

I was always proud of the balance we struck when it came to determining the bills and regulations we supported and those we opposed. Partly, our positions were determined by political reality, but the decision was always made with the customer in mind.

If an innovation is worthwhile or a change becomes necessary, embrace it, but continue fighting change for the sake of change.

New technology and relearning processes is expensive. Montana families are already having a difficult time affording a quality home, there is no reason to burden them with unneeded costs.

I came to work at the MBIA after meeting Byron Roberts and the BUILDPAC Board through a chance encounter in the summer of 2008. Within a few months, I knew that I had no desire to ever work for another association.

I wanted to be the voice for homebuilders. I wanted to help keep the cost of housing low and see your businesses grow.

There is something about this association that breeds loyalty.

From 1998 through 2016, there were only two executive directors. Like Byron, I am now a loyal member of the MBIA. The association is stronger now than it was when I started.

I have no doubt that Steve and Nancy will be able to continue improving and growing the association.

Years from now, I won’t miss sitting in early morning legislative hearings or driving across the state at night. But I will miss representing the 1500 businesses that make up the MBIA. It was a genuine pleasure to represent you for the past ten years. Thanks for allowing me to do it.

Housing Market Rebound Continues MONTANA SINGLE FAMILY HOUSING STARTS YTD 2016*

Missoula

h10.2% Yellowstone

h6.2% Gallatin

h43.7% Cascade

h4.7% Flathead

h11.7% Lewis & Clark

DUSTIN STEWART LEFT THE MBIA IN JUNE TO BECOME A FULL-TIME COMPUTER NERD. HE IS NOW A CO-OWNER AT EDGE MARKETING + DESIGN, A REALLY FUN GROUP OF NERDS BASED IN HELENA.

h14.5%

*Comparison to 2015

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S E M S E M S E M S E M Services, S E M Electrical Services, Inc. Master License#: #:5438EM 5438EM Master License S E M Electrical Inc. S E M Electrical Services, Inc. Master License #: 5438EM S E M Electrical Services, Inc. Electrical Services, Inc. Electrical Services, Inc. Inc. Electrical Services, STEVE MATELLI STEVE STEVE MATELLI MATELLI Electrical Services, Inc. smatelli@yahoo.com Master Electrician smatelli@yahoo.com smatelli@yahoo.com STEVE MATELLI STEVE MATELLI Master Electrician Master Electrician STEVE MATELLI STEVE MATELLI 406.300.1212 (fax) smatelli@yahoo.com smatelli@yahoo.com 406.300.1212 406.300.1212(fax) (fax) Master Master Electrician Electrician

P.O. Box 11164 P.O. P.O.Box Box11164 11164 Kalispell, MT 59903 59903 P.O. P.O.Box Box11164 11164 Kalispell, MT P.O. P.O.Box Box11164 11164 Kalispell, Kalispell,MT MT59903 59903 Kalispell, MT Kalispell, MT59903 59903 P.O. Box 11164

smatelli@yahoo.com smatelli@yahoo.com STEVE MATELLI Master Master Electrician Electrician 406.253.6954 406.253.6954 (mobile) 406.300.1212 (fax) 406.300.1212 (fax) (mobile) 406.253.6954 (mobile)

Kalispell, MT 59903

406.253.6954 (mobile)

Master Electrician

406.300.1212 406.300.1212(fax) (fax) smatelli@yahoo.com 406.253.6954 406.253.6954(mobile) (mobile) 406.253.6954 (mobile) 406.253.6954 (mobile) 406.300.1212 (fax)

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Certified Water Specialist

Al’s Big Sky Water Conditioning, Inc.

Office 406.222.0124 Certified Water Specialist Certified Water Specialist Commercial & Residential Commercial & Residential Commercial Residential Commercial && Commercial & Residential 406.585.1163 Commercial Residential Commercial && Residential Office 406.222.0124 Office 406.222.0124 Toll Free 800.742.4937 Office 406.222.0124 Office 406.222.0124 Office 406.222.0124 406.585.1163 406.585.1163 Office 406.222.0124 Office 406.222.0124 406.585.1163 406.585.1163 bigskyH2O@aol.com 406.585.1163

Al’s Big Sky Water Conditioning, Inc. Al’s Al’sBig BigSky Sky Water Conditioning, Inc. Water Conditioning, Inc. Livingston, MT 59047 USA Al’s BigSky Sky Water Conditioning,Inc. Inc. Al’s Big Water Conditioning, 12 Cedar Bluffs Road 12 Cedar Bluffs Road 12 Cedar Bluffs Road 12 Cedar Bluffs Road kineticoofsouthcentralmontana.com 12Cedar CedarBluffs Bluffs RoadUSA Livingston, MT59047 59047 USA Livingston, MT 12 Road Livingston, MT 59047 USA Livingston, MT 59047 USA kineticoofsouthcentralmontana.com kineticoofsouthcentralmontana.com Livingston,MT MT59047 59047USA USA Livingston, kineticoofsouthcentralmontana.com kineticoofsouthcentralmontana.com kineticoofsouthcentralmontana.com kineticoofsouthcentralmontana.com kineticoofsouthcentralmontana.com

Al Whiteside, Owner Al Al Whiteside, Whiteside, Owner Owner Commercial & Residential Al Whiteside, Whiteside, Owner Al Owner Certified Water Specialist Certified Water Water Specialist Certified Specialist

Toll 800.742.4937 TollFree Free 800.742.4937 406.585.1163 406.585.1163 Toll Free 800.742.4937 Toll Free Serving South 800.742.4937 Central Montana Toll Free 800.742.4937 bigskyH2O@aol.com bigskyH2O@aol.com TollFree Free 800.742.4937 Toll 800.742.4937 bigskyH2O@aol.com bigskyH2O@aol.com bigskyH2O@aol.com Serving ServingSouth SouthCentral CentralMontana Montana bigskyH2O@aol.com bigskyH2O@aol.com ServingSouth SouthCentral CentralMontana Montana Serving Serving South Central Montana ServingSouth SouthCentral CentralMontana Montana Serving

12 Cedar Bluffs Road

MEDICINE BULL CONSTRUCTION MEDICINE BULL CONSTRUCTION MEDICINE BULL CONSTRUCTION • ALL TYPES OF CONSTRUCTION MEDICINE BULL CONSTRUCTION MEDICINE BULL •••ALL TYPES ALLCONSTRUCTION TYPESOF OFCONSTRUCTION CONSTRUCTION MEDICINE BULL CONSTRUCTION MEDICINE BULL CONSTRUCTION ELECTRICAL Commercial MEDICINE BULL CONSTRUCTION ALL TYPESOF OFCONSTRUCTION CONSTRUCTION ••••ALL TYPES Jason Kaline ELECTRICAL ELECTRICAL

Commercial Commercial ALLTYPES TYPESOF OFCONSTRUCTION CONSTRUCTION ••••ALL PLUMBING & ELECTRICAL ELECTRICAL PLUMBING Commercial Commercial PLUMBING ALL TYPES OF CONSTRUCTION & & Residential ELECTRICAL ••••••ELECTRICAL DIGGING Commercial Commercial Residential PLUMBING PLUMBING Residential && DIGGING ••••DIGGING ELECTRICAL Commercial PLUMBING && ROOFING Residential Residential •••PLUMBING DIGGING DIGGING ROOFING Licensed ROOFING Licensed Licensed PLUMBING & Residential Residential DIGGING •••••DIGGING SIDING Ph: Ph:406.794.9548 406.794.9548//Fx: Fx:406.281.7922 406.281.7922 && SIDING ROOFING ROOFING SIDING & Owner Licensed Licensed Residential DIGGING ROOFING medicinebullconstruction@gmail.com Licensed Licensed REMODELING medicinebullconstruction@gmail.com medicinebullconstruction@gmail.com Ph: 406.794.9548 Ph: 406.794.9548//Fx: Fx:406.281.7922 406.281.7922 ••••ROOFING Insured Insured REMODELING SIDING && Ph: Ph:406.794.9548 406.794.9548//Fx: Fx:406.281.7922 406.281.7922 ••SIDING SIDING ROOFING && medicinebullconstruction@gmail.com medicinebullconstruction@gmail.com Licensed Insured Insured ••SIDING REMODELING REMODELING medicinebullconstruction@gmail.com medicinebullconstruction@gmail.com Insured Insured REMODELING Ph: 406.794.9548 / Fx: 406.281.7922 •••REMODELING SIDING & Residentia rcia rria Residentiall ---•Comme Comme rciall --- Indust Indust iall Residential Commercial Industrial medicinebullconstruction@gmail.com Insured REMODELING

Jason Jason Kaline Kaline Owner Jason Kaline Jason Kaline Owner Owner Jason Kaline Jason Kaline Owner Owner Jason Kaline Owner Owner Ph: 406.794.9548 / Fx: 406.281.7922

Residential Residential -- Commercial Commercial -- Indust Industrial rial Residentia Residentiall -- Comme Commercia rciall -- Indust Industria riall

Residential - Commercial - Industrial

(406) (406) 422-2740 422-2740

(406) 422-2740

(406) (406) 422-2740 ascensionelectriccorp@gmail.com ascensionelectriccorp@gmail.com (406) 422-2740 (406) 422-2740 422-2740 ascensionelectriccorp@gmail.com www.ascensionelectric.com www.ascensionelectric.com ascensionelectriccorp@gmail.com ascensionelectriccorp@gmail.com ascensionelectriccorp@gmail.com ascensionelectriccorp@gmail.com www.ascensionelectric.com www.ascensionelectric.com www.ascensionelectric.com www.ascensionelectric.com www.ascensionelectric.com

(406) 422-2740

ascensionelectriccorp@gmail.com www.ascensionelectric.com MONTANA HOME EXPERTS 29

| THE BACK PAGE

THE VALUE OF NAHB NATIONAL ASSOCIATION OF HOME BUILDERS

Add up the dollar value of NAHB’s advocacy victories and other services and you get an average of $5,700 per housing start for a typical home builder. That’s a big number, and a tangible sign of the value that NAHB delivers for members. Below are selected advocacy victories achieved in 2015.

$689

NAHB Defeats Proposal to Raise Mortgage Guarantee Fees

$287

$259

Energy Efficient Home Tax Credit Extended

$5,700

$358

Energy Efficient Remodeling Tax Credit Extended

LEARN MORE AT:

PMI Tax Deduction Extended

$1,440

Lower FHA Mortgage Insurance Premiums

valueofnahb.org

These numbers represent the value per housing start a typical builder will see in 2016 as a result of key NAHB advocacy victories achieved in 2015. Some members will experience more of these benefits than others.

30

FALL 2016

MONTANA HOME EXPERTS

31

It’s more than

being mobile.

It’s knowing you’ve got things handled. At First Interstate Bank, conveniences like mobile banking to save you time. Banking solutions you can count on—it’s you and together.

firstinterstate.com 32 FALL 2016