Montana Home Experts - Fall 2019

FA L L 2 019

A MAGAZINE FOR MBIA MEMBERS

Building Legacies

Four Stories of Generational Excellence

Steve Keaster & Corbin Keaster

Eugene Graf & Gene Graf

Steve Pierce & Bill Pierce

Kim Chambers & George Torp

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MONTANA HOME

Experts

| FALL 2019

“ Those same core values of trust and care are what have allowed us to stay in Bozeman and continue to do what we love, in a place we love.”

EUGENE GRAF / E.G. CONSTRUCTION

04 From the President

18 IBS Best in Show Winners

07 From the Executive Director

21 NAHB Inclusionary Zoning Primer

Welcome from 2019-2020 MBIA President Tom Stringham as we bring you the Fall/Winter 2019 issue.

MBIA’s ED discusses the excellent 2019 Legislative Session and the busy season ahead.

09 Building Legacies

Explore the stories of multi-generational home builders who are continuing legacies of excellence in our industry: Steve Keaster and Corbin Keaster (Keaster Construction); Gene Graf & Eugene Graf (E.G. Construction); Bill Pierce and Steve Pierce (Pierce Builders of MT, Inc.); George Torp and Kim Chambers (Charter Construction).

We’re sharing two of our favorite Best in Show winners from the 2019 NAHB International Builders’ Show.

More inclusionary zoning policies are popping up in markets all across the country, and NAHB has updated their primer to fill you in on all the details.

24 Association Standouts

Our members make us proud! This issue we feature Door Systems of Montana and Direct Source Montana.

26 Legislative Wrapup

MBIA headed off major threats in 2019 Session, but hard work lies ahead.

“Gone are the days when we can start thinking about policy in the fall before a session and take a long break from policy considerations the summer after a session.

Remedying some of the missteps of this legislature and prepping for next session starts now!”

ABBY ST. LAWRENCE / MBIA LOBBYIST & GENERAL COUSEL

MONTANA HOME EXPERTS

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WELCOME |

FROM THE PRESIDENT A PUBLICATION OF This is an exciting time to be the president of the Montana Building Industry Association. Many issues are in motion – from the election season to interim committee activities and legislative preparation – issues that affect our ability to build quality, affordable homes for Montana.

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

ON THE COVER

Photos by Wandering Albatross Photography

DESIGN BY

As you are aware, the challenges are getting greater. Due to a lack of foresight by some of our policy-makers and a strangle-hold of regulation, we are running out of affordable lots to build on. With supply being choked off, demand increasing, and fewer individuals joining the building trades workforce, the prices keep rising.

While there is no short-term easy fix, we’re working hard to find solutions to help, while at the same time working to prevent new nonsensical regulations from being enacted.

One of the things that we’re focused on during my time as president is membership. While the economy and the building industry have recovered from the 2008 downturn, MBIA membership has not. This is not unique to Montana or our industry. NAHB is also reporting that their membership has not recovered to pre-2008 levels. In other industries, membership is also lagging behind. We will be making a push to show the value of the association at the local, state, and national levels to continue to grow our membership.

At the upcoming MBIA Board Meeting Feb 6-7, 2020 in Bozeman, we will bring out an NAHB field representative to do a “Membership Back to the Basics” seminar. This will help us refocus on kick-starting our membership efforts.

Even if you’re not on the MBIA Board of Directors, I encourage you to join us in Bozeman for this seminar. We will also be reaching out to companies in the building industry whose areas are not currently served by one of our seven local associations by encouraging them to join the MBIA, as well as show them all the benefits they would receive by being a member of our association.

I want to take this time to give a special thanks to a few people: John Harding, our Build PAC chair and his efforts; Nick Ban of Ban Construction in Billings for serving as our president last year– it’s never easy to be the president during a legislative session, but Nick did it with great leadership and tremendous humor; and Steve Snezek, our executive director, and Abigail St. Lawrence, our lobbyist and general counsel, for all their hard work on the hill.

And thank you to all of you, for putting your trust in me to serve as your president this year. I’m very happy to serve in this capacity. And I’m also excited for the future leadership, with Rob Martin as our vice president and Allen Ream as our 2nd vice president. If you ever have any questions or comments, please let me know.

Thank you,

TOM STRINGHAM, MBIA PRESIDENT 1131 Poplar St / Helena, Montana www.edgemarketingdesign.com

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FROM THE EXECUTIVE DIRECTOR |

BOOMING ECONOMY BUT CHALLENGES ARE AHEAD

By Steve Snezek MBIA Executive Director 2019 is looking like another incredible year in the Montana home-building industry!

We haven’t seen this much activity since 2007 (with the exception of 2018), and with the economy clipping along nationally, and locally, it looks to continue. However, there is some cautionary national economic data that shows a potential slowing.

MBIA has had a great year, as well! We had an excellent Legislative Session. We were able to prevent many damaging policy propositions from being passed. For the full wrap-up, see the article in this magazine

by Abby St. Lawrence – MBIA’s general counsel and lobbyist.

She worked very hard this past session, and we’re fortunate to have her on board.

We’re excited to bring on our President, Tom Stringham, for 2019-20, Vice President Rob Martin and 2nd Vice President Allen Ream. This leadership team will help guide us as we head into a busy election year (2020) and prepare for the 2021 legislative session.

We are looking ahead to this busy season, and getting ready now. We have implemented monthly (or semi-monthly depending on schedules) Government Affairs Subcommittee meetings to begin looking at issues that we may face during the next session. Some of those issues include – Contractor Licensing, revamp of Independent Contractor status, Workers’

Comp for all, Inclusionary Zoning (see article on IZ in this magazine), revisions of Subdivision and Platting Act, and the various Interim Committee hearings and Administrative Rules proposed by the State of Montana.

MBIA/GRIP had a great year too. The MBIA members that participate in our GRIP program received over $500,000 in returns. We have been travelling around the state personally handing out some of the returns. This is over and above Montana State Fund’s rate decrease, and any general return that they’ve given.

The GRIP program is a tremendous partnership between MBIA and Montana State Fund. Recent changes at Montana State Fund have given us even more access and flexibility with the program. If you have Montana State Fund as your worker’s compensation program, and are not taking part in the GRIP program – you’re missing out. You’re missing out on our great safety trainings, on site job

safety walkthroughs to help improve the safety culture of your company, and of course on potential financial returns.

In most cases, the return that each GRIP member company received was more than enough to pay for their Local, State and National dues for the year. Contact us for more information.

In closing – we face many challenges ahead. While the economy is booming, there are things that are holding us back – softwood lumber tariffs, the all-too-slow rollback of burdensome regulations, lack of an available and qualified workforce, and ever decreasing supply of buildable lots, just to name a few. With Congress and the Legislature rapidly moving towards election season, I wouldn’t expect much to happen legislatively – but now is the time to begin talking to your candidates to let them know how important our industry is to our economy and our communities. I’m excited for the future, and I’m incredibly lucky to be working with all of you.

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legacies

By Lacey Middlestead Photos by Wandering Albatross Photography

Eight builders share stories and reminisce on the rewards and challenges encountered along the road to building generational excellence in the building industry. > MONTANA HOME EXPERTS

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| GENERATIONS

Keaster Construction

STEVE KEASTER & CORBIN KEASTER

Renowned British Prime Minister and military leader Winston Churchill said, “We shape our buildings; thereafter, they shape us.”

After 43 years of building homes, Steve Keaster is a walking reflection of every home his hands have crafted and that, in turn, have crafted him.

Having grown up on a ranch near Belt, Montana, Steve admits he’s always been hands-on with things. At just 23 years old, he started Keaster Construction and grew the business from building spec homes he could “build in his sleep” to large custom homes.

Today, Steve has earned the reputation as the guy to call when you want a large, quality home built.

Craftsmanship runs through the veins of the Keaster family as Steve’s son, Corbin, also joined the family trade.

“Ever since I can remember, I was going to work with my dad,” said Corbin. “I always wanted to do the same thing as my dad.”

While Corbin started tagging along with his dad to job sites as a young child, he officially started working part time for him during the summers in high school. By 2012, 10

FALL 2019

he was working side-by-side with his dad full time.

“He’s taught me to work hard, put the hours in, and get the job done,” said Corbin.

This past spring, Steve explained that he incorporated Keaster Construction and is immersing Corbin more and more into the business side of things.

“I want to make sure he learns it and can survive in it,” said Steve of the building industry.

With a career that spans four decades, Steve can now look back and attribute his success to three key elements: quality, communication, and passion.

“Quality is what people remember,” said Corbin.

Steve’s commitment to quality is what motivates him to focus on the craftsmanship rather than the number of homes he’s built.

Over the years, Keaster has also learned just how critical building and maintaining solid relationships with clients is. But he admits that communication today isn’t the same as it was 40 years ago.

“Communication is less personal today,” said Keaster. “People don’t communicate voice to voice anymore. There’s a lot of stuff that floats by and gets missed in an email or text.”

Having passion for the work is also key to the success of Keaster Construction.

“You’ve got to have an interest in the building process itself,” said Steve. “There has to be a sense of accomplishment…it can’t be all about the money.”

For Corbin, that interest is what spurs him on in his work alongside his dad each day.

“It’s neat to look at what you did at the end of the day and see a house go up step by step,” said Corbin. “You see progress every day.”

While Corbin is gearing up for even more involvement in his father’s company, Steve is slowly learning how to rein in his watchdog tendencies.

“It’s tough for me,” said Steve on starting to pass his company onto his son. “I really watch over things, and it’s hard to hand over that trust to someone else.”

While Steve continues to oversee the quality of work, he doesn’t have very much hands-on involvement these days. He leaves the long days on the jobsite to Corbin and a few other skilled and trusted craftsmen.

“I’m very fortunate that I’ve enjoyed building things,” said Steve. “I don’t think about the money—I do it because I enjoy it.”

“It’s pretty neat to learn from him and from a company that has built such a good reputation and that is so respected,” said Corbin.

“ I’m very fortunate that I’ve enjoyed building things. I don’t think about the money—I do it because I enjoy it.”

STEVE KEASTER

MONTANA HOME EXPERTS

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| GENERATIONS

“ It’s one of the few business that a guy or gal can get into with relatively little financial wherewithal. If you’re willing to work and build a reputation, you can work your way into a successful company and a beautiful life.”

GENE GRAF

E.G. Construction

GENE GRAF & EUGENE GRAF Driving around Bozeman, it’s nearly impossible to pass by a building or development that doesn’t have ties to the Graf family. Settling in Bozeman in the early 1900s, the Graf’s began land development, home construction, and influencing growth in the Gallatin Valley. Today, the Graf family legacy continues to unfold.

Eugene Graf, owner of E.G. Construction in Bozeman, is a fourth generation Montanan and Bozemanite, who has been building and uniting families with homes for over 15 years.

“I always knew I’d be in the industry,” said Eugene.

Building and developing runs deep in Eugene’s blood. His father, Gene, started a construction company in 1965 and began building on family-owned land. Today he is a busy developer in Bozeman. Additionally, Eugene’s grandfather was involved in land development in Bozeman, and his great-grandfather was a key player in the development of some of Bozeman’s most prominent buildings, like the historic Baxter Hotel and the U.S. Federal Building.

In preparing his son for the “natural” transition into the same industry, Gene focused on creating early experiences he could use in the future.

“I made sure he always worked in high school,” said Gene. “Later, I found other builders to connect him with so he gained experience in the trade of building and developing, while continuing to learn the family business.”

Thanks to Gene’s ties with the National Association of Homebuilders, he connected Eugene with a production builder in Fargo, North Dakota, in 2003. While in Fargo, he helped build 150 homes and was educated on the business side of construction.

“I think it was a very helpful experience in helping him understand production and constructing affordable housing on a different level—the business level,” said Gene. “He learned a lot from that.”

In 2004, Eugene moved back to Bozeman and started his own company, E.G. Construction. The first home he built, with his company, was for a young family achieving the dream of home ownership for the first time. At that point, he felt the significance of his work.

“This profession allows for the great opportunity to provide homes for people,” said Eugene.

Eugene also reflected on the 125-140 people who normally touch, work, and participate in the construction of each of his homes.

“We’re providing many jobs and contributing to the workforce in a tremendous way,” said Eugene. “I really value each of those contractors and appreciate their talents in their respective trades.”

Despite the Graf’s years of experience, some industry challenges are impossible to prepare for.

“Social media platforms like Pinterest and Houzz have opened a lot of possibilities for people,” said Eugene. “But they can also create unrealistic expectations of cost.”

Imposed government regulations and slow planning approval processes also prove problematic.

“They hurt the ability to build affordably,” said Eugene.

“These regulations and processes can add 30 percent to the cost of a home,” said Gene. “There needs to be a more rational approach to cost effectiveness and benefits.”

Despite the challenges of the developing and building industry today, the Grafs feel fortunate to do the work they do and continue the family legacy that began decades before them.

“It’s one of the few business that a guy or gal can get into with relatively little financial wherewithal,” said Gene. “If you’re willing to work and build a reputation, you can work your way into a successful company and a beautiful life.”

“People know we’re going to be around for a while,” said Eugene regarding his family’s longevity in Bozeman. “I try to carry myself in a way that supports trustworthiness and care. Those same core values of trust and care are what have allowed us to stay in Bozeman and continue to do what we love, in a place we love.”

MONTANA HOME EXPERTS

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| GENERATIONS

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Pierce Builders of MT, Inc.

BILL PIERCE & STEVE PIERCE Since 1975, the Pierce name in Helena has been synonymous with building homes and building relationships.

Bill Pierce is a fourth-generation Montanan who founded Pierce and Associates-Builders and has built a reputation as a master builder in town. His son, Steve Pierce, grew up learning the trade first-hand by working with his dad and others. He eventually went on to start his own company, Steve Pierce Construction, which he operated for nine years.

“Steve had the opportunity to work around many skilled craftsman of different trades for the past 17 years and learned how to build it the right way,” said Bill.

“He always had me do every phase of the work from excavating to finish work, and also gain an understanding of every stage of the building process,” said Steve of learning from his dad.

In 2018, Steve began the transition from his work with Steve Pierce Construction and Pierce and Associates to creating one unified company that maintains the integrity, quality, detail, and reputation that has long been associated with the Pierce name. The result was the formation of Pierce Builders of MT, Inc., which today builds custom homes, builds light commercial structures, and works on remodeling projects in western Montana.

While Steve is the owner and president of the new company, Bill is still heavily involved with helping to facilitate the changeover, as well as serving as a building consultant.

“Building is much more difficult today than it was when I started out,” said Bill. “It’s a more complicated environment to survive in.”

There have been industry-specific changes, like more extensive selections of building materials. There have also been cultural shifts within both the workforce and clientele base. Bill shared that workers today value more flexibility in their schedules, and now with access to the internet and all the information it holds, clients arrive more informed, with additional expectations, and with more questions.

Things are also more complicated on the business management side of things, as well.

From the “ever-expanding building codes,” to regulation and reporting requirements and increased financial demands, a solid business infrastructure is a must.

“Not only do you need the best craftsmen in the field, but you need a good office support team as well,” said Bill.

Despite the changes in the building industry, Bill has always worked to instill in Steve crucial values that will help him stay the course.

“He’s taught me that quality is everything,” said Steve. “If we lose that, the name we built is nothing.”

And when it comes to relationships with clients and crew members, comradery is everything.

“It helps you achieve a better end product,” said Steve.

While Steve is diving head-first into running the new company, Bill is rounding

out a career that spans over four decades.

But through it all, their commitment to the work they love remains evident. The Pierce building legacy even continues on down the line with Steve’s two boys, ages four and six, who are regularly tasked with picking up dropped nails on the jobsite with magnets.

“I’m glad he decided to follow in my footsteps,” said Bill. “It was a pretty logical choice.”

“It gets in your blood…seeing what you can do in a day’s time,” said Steve.

“Every house is a challenge and you learn something from every build.”

“ It gets in your blood...seeing what you can do in a day’s time.

Every house is a challenge and you learn something from every build.”

STEVE PIERCE

MONTANA HOME EXPERTS

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| GENERATIONS

“ This is a gift from the Creator.

If you have that, the rest is fun and hard work.”

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GEORGE TORP

Charter Construction

GEORGE TORP & KIM CHAMBERS Kim Chambers, co-owner of Charter Construction in Missoula, still remembers racing around playing tag on her father’s construction sites as a child. But from leaving footprints in the dirt on job sites to now reviewing intricate blueprints with her own clients, Chambers has grown into a true contender within the building industry.

The desire to create is in Chambers’ blood.

Her father, George Torp, originally started out as a pharmacist but quickly realized he needed something more.

“I had to find some kind of work that I could look back on at the end of the day and say, ‘I did that,’” said Torp.

After starting a small construction business, Torp was persistently busy.

Chambers tagged along with him at work regularly in order to spend more time with him. In the process, she observed the excitement of his clients as they watched their home come to life board by board. It struck a chord with her.

“I wanted to design and create and do all that just like dad,” said Chambers.

But despite letting Chambers assist him with odd jobs on his sites, Torp was adamant that the construction industry was “not a place for a lady.” He wanted her to pursue other talents so “she would keep those beautiful fingernails.”

“Time had changed since I entered the construction business, and it took much more determination and hard work plus more money in the bank,” said Torp.

Nevertheless, Chambers later attend Montana State University where she initially pursued a degree in architecture, but later switched to pre-medicine. After suffering the devastating loss of her brother in 1989, however, Chambers returned home from school to help her parents emotionally and with the family business. She credits this decision with jumpstarting her career.

In 1991, Chambers started her own construction company and began amassing experience and a versatile portfolio. In 2000, Chamber merged her company with that of now-husband Leon Chambers.

“The puzzle pieces couldn’t have fit together better,” said Chambers.

“Leon and Kim make a good working pair because they share the same values which makes everything fall in line,” said Torp.

Chambers admitted that being a woman in the industry hasn’t always been easy. But thanks to her “head strong” personality and leadership mentality, she has garnered the respect and attention of many in the industry.

Chambers attributes a lot of her success to the value she places on building strong relationships with clients.

“From the beginning, we have a relationship of trust and commitment,” said Chambers.

“We take all needs—physical, emotional, and financial—into consideration with our clients.”

While communication methods have changed and grown more impersonal in some ways, Chambers still insists on good old fashioned, face-to-face contact. Something as simple as suggesting a family grab pizza with her while they review plans ensures that everyone stays on the same page.

“There’s no way they could have the confidence and security about things if we haven’t discussed them in person,” said Chambers. “I want to make sure everyone is seeing the same picture.”

Chambers also commits to keeping herself on the same page as everyone in the industry through continuing education. From regulations and legislation to materials and new products, Chambers said that “things change so quickly.”

Without keeping updated on changes in the industry, Chambers admitted that, “You can’t be the expert that people are wanting to hire.”

Through all of her successful builds and satisfied clients, Chambers acknowledges the ways in which her dad continues influencing her.

“His spirit of giving, gift of hard work, and honesty have carried us through,” said Chambers.

Today, Torp finds joy in watching his daughter continue to excel in the industry he initially discouraged her from joining.

“She is able to keep the ball rolling in the right direction and her integrity in keeping her customers first and her drive and skills make her a successful woman contractor,” said Torp. “I’m a proud daddy!”

“He’s so proud,” said Chambers. “He loves meeting our clients and seeing the homes we’re building. He has overcome the challenge of not wanting me in the field.”

And even in his 70s, Chambers shares that her dad’s work ethic remains on overdrive.

“He works until, at the end of the day, he can’t stand up straight,” said Chambers.

“This is a gift from the Creator,” said Torp. “If you have that, the rest is fun and hard work.”

Chambers shared that she has tried to pass on all of her dad’s best qualities to her own children and hopes that they will be a three generational contractor family.

“He gave me my drive,” said Chambers about her dad. “I want to still be going at 80 and still be creating.”

MONTANA HOME EXPERTS

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NAHB

NAHB |

Inclusionary Zoning Primer

Millions of American families struggle to find housing at a price they can afford as the gap between incomes and the cost of housing grows larger every year. Many families are forced to commute long distances, pay a disproportionate share of their incomes on housing, or live in housing that does not meet their needs. The reasons for this gap are many.

Local governments have developed plans that foster job growth but do not provide sufficient housing for workers, and some discourage or limit multifamily housing. Elaborate planning and zoning schemes, or outdated ones, make it difficult to develop land and a variety of housing types, especially the affordable housing needed to keep up with demand.

Complex, lengthy, and uncertain development approval processes, fees imposed on new housing and environmental requirements constrain the availability of developable land and drive up the cost of housing. Those resisting higher density development (often referred to as NIMBY

groups) have become more sophisticated and organized over time to deter growth and development.

As a result, the housing affordability gap is a multidimensional problem; it demands the use of many different tools and a comprehensive strategy to successfully meet the varied needs of people on different steps of the income ladder, from very low income to above median income. It calls for a combination of approaches that either increase income, reduce costs, or both. Different market segments may require different tools for improving affordability, from direct or indirect subsidies, to better planning for housing

and regulatory barriers removal.

The underlying causes of the affordability shortfall and the nature of a local market will dictate the strategies that will work best. However, there is no silver bullet strategy that can address it all in every market.

Many communities have come to rely on inclusionary zoning (IZ) as a simple, expedient requirement to show they are addressing affordability without examining the local causes or having to understand the complexities and diversity of housing needs and the market.

By requiring developers to subsidize a certain percentage of affordable units within marketrate developments, IZ shifts the

public and community burden for the affordability problem to the private sector.

Since the 2008 Great Recession there has been a renewed interest in IZ as communities across the United States are concerned about affordability. IZ as it exists has a legacy as a planning tool, however, there has been anecdotal but little empirical research on its effectiveness, best practices or its effect on housing supply and prices.

As a result, NAHB obtained credentialed consultant research reports on inclusionary zoning to help fill this information gap; all CONTINUED ON PAGE 22

MONTANA HOME EXPERTS

21

| NAHB are available at www.nahb.org by searching on the report titles noted in this paper.

PRICE AND PRODUCTION EFFECTS

A February 2008 study for NAHB, “Housing Market Impacts of Inclusionary Zoning” by Bento et al., examined price and production effects of IZ. Based on data from California, the report did not find an increase in overall housing production from IZ and concluded that IZ acts like a tax on housing.

It also found a drop in singlefamily housing production, with a shift to multifamily. This is a problem because the building industry is still specialized—it is difficult for builders and developers to be able to do both types of production because the construction involved in horizontal versus vertical development is so different.

Other studies, including “Silver Bullet or Trojan Horse: The Effects of Inclusionary Zoning on Local Housing Markets”

by Schuetz et al., found that IZ constrains all new housing development and that it puts upward pressure on single-family home prices. Further, the middle class gets squeezed out under IZ as they are no longer able to afford market-priced units, whose price has now increased to cover the subsidized IZ units, while neither being eligible for the subsidized ones. IZ shifts the problem without solving it.

Part of the appeal of IZ is that it presumably gives lower income households access to better neighborhoods and services by mixing subsidized and market-rate units. However, IZ puts renters into homes without allowing them to gain equity in most cases, making them no better off. In addition, many neighbors resist the mixed income/housing concept.

STATUTORY, IMPLEMENTATION, EFFECTIVENESS ISSUES AND LATEST REPORTS

NAHB’s funded research, the “National Survey of Statutory Authority and Practical Considerations for the Implementation of Inclusionary Zoning,” in June 2007 by

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Shipman & Goodwin LLP, provides a national perspective on inclusionary zoning ordinances based on a review of state statutes and ordinances across the country. States vary in how they authorize the use of IZ, from implicit to express enabling authority. Seven states have no express authority; two states prohibit mandatory inclusionary zoning (Oregon and Texas); in two states inclusionary zoning ordinances have been invalidated as conflicting with statewide rent control laws; and 26 states have no express or implied authorization in their enabling statutes, so the authority is dependent on home rule powers.

Issues regarding statutory, implementation, and effectiveness need to be carefully reviewed for a community attempting to adopt IZ; as a complex market intervention, IZ requires additional paired interventions to go beyond simply setting long term affordability periods to be effective.

Most IZ ordinances offer incentives such as density bonuses, parking reductions, and expedited review procedures in an effort to avoid a takings claim and also allow the developer to recoup some of his or her subsidy to the lower priced units.

Implementing these incentives is not always achievable in today’s development approval process however, and do not make up for the subsidized costs. It is difficult to obtain the density theoretically allowed by zoning, so the IZ density bonuses end up only restoring part of what should have been originally allowed.

There has been difficulty in IZ programs finding qualified buyers for it and evidence of homebuyer resistance to lengthy resale price controls. There have been challenges with property maintenance issues as well as the ability of the IZ unit families to afford HOA or condo fees.

IZ tends to work best in urbanized markets where pressure on both land and housing prices are more intense.

Also, like impact fees, IZ is reliant on the pace of construction.

Consequently, as the recession showed, when construction falls off, few affordable units are built.

IZ is also inflexible and adaptable as the market changes and can lock people into what becomes

a bad deal. IZ requires ongoing administration by municipal staff who understand development economics and market conditions.

Other nationally recognized researchers have released empirical reviews of inclusionary zoning. This primer discusses the findings of this research; highlights “best practices” of implementing an inclusionary zoning program; and goes on to detail communities where inclusionary zoning has been discontinued because it was too complex and did not achieve the hoped-for results. This research and more can be found in the Latest Reports section.

PROMISING STATE AND LOCAL ALTERNATIVES FOR PROVIDING AFFORDABLE HOUSING

This primer concludes with a summary of alternative state and local affordable housing solutions including extensive research conducted for NAHB

by Abt Associates and Deborah Myerson, which showcase a comprehensive array of approaches to addressing housing affordability through innovative non-federal techniques and programs. A comprehensive list of housing affordability tools are available in NAHB’s Creating Housing for All report and Land Use 101 webpages.

A 2019 NAHB report, “Diversifying Housing Options with Smaller Lots and Smaller Homes,” produced by Opticos Design, Inc., explores how a greater mix of housing types to increase discreet density can promote greater affordability.

The report details the issues involved in building from ADUs to Missing Middle Housing, as well as provides information about the regulatory and design options, and barriers that currently limit or prevent these housing types.

Built examples and codes are then given to understand how the success of real life housing diversity and affordability.

“How Did They Do It? Discovering New Opportunities for Affordable Housing” by Deborah Myerson, conducted in 2016, features detailed case studies from across the country that showcase the many ways in

which communities can increase housing affordability. This research reveals that multiple strategies, typically used in a variety of combinations, are needed to close the financing gap and make projects viable.

A 2008 Abt report, “Research on State and Local Means of Increasing Affordable Housing,” provides extensive but user friendly research with tools organized by land use strategies, financial ones, and “other initiatives,” such as state-level affordability mandates or appeals processes. It explains how the various strategies work, how they have been funded, where they are used, and key pros and cons of each. It features 30 case studies of communities that have successfully used these tools, often in combination.

Abt Associates completed another report for NAHB in 2015 called “Development Process Efficiency: Cutting Through the Red Tape,” which is a useful addition to this prior research.

NAHB staff is available to work with local HBAs as well as jurisdictions looking to address their housing affordability issues, with balanced information on inclusionary zoning as well as resources on comprehensive and appropriate strategies for achieving housing affordability in ever changing economic times.

Given the mixed results on IZ, often popular strategies are not necessarily the most effective. Approaches such as planning and zoning changes to assess development capacity and encourage affordability, expedited permitting processes, and advocacy to reduce NIMBYism can have broad, beneficial effects on housing affordability. Housing trusts combined with land trusts acting as an intermediary between the private and public sectors appear to hold promise as an equitable and successful combination strategy as well.

For more information, contact NAHB’s Land Use and Design department:

Debbie Bassert, Assistant Vice President, Land Use and Design 202-266-8443 / dbassert@nahb.org Nicholas Julian, Program Manager, Land Use 202-266-8309 / njulian@nahb.org

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FALL 2019

DOOR SYSTEMS OF MONTANA As the saying goes, “When one door closes, another one opens.” Since 1981, Door Systems of Montana has been opening doors for clients with their wide selection of commercial and residential overhead and garage doors.

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Tom Murphy purchased Door Systems of Montana in 1981. He has been busy ever since growing the business and taking care of his customers along the way.

From commercial and industrial overhead doors and access systems to residential garage doors and openers, Door Systems combines quality, dependable products with reliable service to consistently satisfy home and business owners.

“We have a strong team here and we always take care of our customers, no matter what,” said Murphy.

Building a new home or looking to

enhance your curb appeal? Murphy explained that they work directly with residential contractors and homeowners to select garage doors that best fit their needs and budget while also enhancing the look of the home. Door Systems carries a wide selection of residential doors from reputable manufacturers like Wayne-Dalton and Raynor in steel, wood, fiberglass, and aluminum.

For many commercial and industrial operations, overhead doors are a building’s gateway for raw materials and finished goods. Because every building and business is unique, Door Systems’ commercial doors can be customized and adapted to meet customer needs. They offer a wide range of commercial products, including highs speed, aluminum, and sectional doors.

In addition to their door products, Door Systems of Montana provides installation, repair and service of all makes and models

of garage and overhead doors. They also offer a one-year warranty to accompany what the manufacturers provides to ensure their clients stay satisfied.

“We stand behind our work,” said Murphy.

Door Systems of Montana doesn’t just care about their customers though; they also care about the industry at large and the peers that work within it. According to Murphy, he has been a member of Montana Building Industry Association (MBIA) since 1987.

“I originally joined MBIA for the political influence they have,” said Murphy.

But over the years, Murphy has also come to appreciate the fact that businesses interested and involved in the industry are always better to do business with.

With two locations conveniently located in Helena and Great Falls, Door Systems of Montana has the knowledge and experience to find the perfect door for you.

DIRECT SOURCE MONTANA This Montana-based company was founded in 2008 by Rich Sargent and his wife, Rebecca Babin-Sargent, later joined him. They saw a need in the Missoula area for a full-service kitchen and bath company and sought to deliver on that need with superior products and service.

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Today, the company offers an extensive line of cabinets and countertops to fit any taste, lifestyle and budget.

What sets Direct Source apart is their product flexibility.

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In addition to cabinetry and countertop products, Direct Source also boasts a crew of 13 designers with over 200 combined

years of cabinet and design experience.

They are prepared to walk clients through every step of a residential or commercial project.

As one of the designers herself, Rebecca shared that the Direct Source team invests time building relationships with clients beyond the initial consultation with them.

They strive to learn as much as they can about clients from how they cook to what their lifestyle is.

“We start out with a client’s budget and then draw out what their vision is and pick products that will best fit their lifestyle and what they’re asking for,” said Rebecca.

Those relationships continue well after a project’s completion too. Rebecca explained that they work to stay connected with

clients through social media, advertising, special events, parade of homes tours, giveaway drawings, and support of local sports like the Montana Grizzlies.

Direct Source also invests in community and industry relationships. Rebecca shared that her and Rich have both been actively involved in MBIA for several years.

“Being members in MBIA helped us create and grow our business,” said Rebecca. “We’ve built friendships and comradery, stayed educated in the industry and grown as industry professionals and individuals.”

Now offering showrooms in Missoula, Kalispell, and most recently, Hamilton, Direct Source of Montana continues to wow clients by bringing their visions to fruition.

MONTANA HOME EXPERTS

25

| LEGISLATIVE WRAPUP

MBIA HEADED OFF MAJOR THREATS IN 2019 SESSION, BUT HARD WORK LIES AHEAD

By Abby St. Lawrence, MBIA’s General Counsel and Lobbyist

The 66th session of the Montana Legislature adjourned sine die on Legislative Day 87April 25, 2019. It was a busy session with a record-breaking 1,309 introduced bills and another 2,016 bill draft requests that did not ultimately get introduced. Overall, MBIA had an exceptionally productive and successful session, taking active positions on 111 bills and watching a total of 352 introduced and unintroduced bills. Of the bills MBIA took positions on, we had a winning record of nearly 85 percent, defeating harmful bills and getting some good bills signed into law—not a bad showing for an exceptionally busy session.

MBIA worked with a broad number of coalitions, depending on the issue, because the reality is that good legislation rarely passes and bad legislation rarely gets stopped by just one group acting alone. That coalition work began long before Day 1 of the session and will continue throughout the 2019-2020 interim. In fact, interim committees began meeting just a month after sine die, as did regulatory agency advisory council meetings to implement legislation passed by the 2019 session and already begin to look at legislation for the 2021 session.

Gone are the days when we can start thinking about policy in the fall before a session and take a long break from policy considerations the summer after a session. Remedying some of the missteps of this legislature and prepping for next session starts now!

The following is a brief overview of several of the top issues MBIA worked on this past session, as well as a preview of what we may be dealing with in the interim and towards next session. This does not cover every bill on which MBIA took a position or monitored, but it does hit some of the highlights. The reality is that the building industry covers a broad range of issues, from tax policy to local government and quite a bit in between, so to be effective, we have to keep focus on where we can use our voice most effectively.

With guidance from MBIA leadership, the following are some of the biggest issues we tackled this session and some of the major topics we should expect to grapple with in the interim ahead.

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AFFORDABLE HOUSING

As NAHB has discussed, there is a difference between “affordable housing” and “housing affordability.”

“Housing affordability” takes into consideration a broad range of factors, including labor and materials cost, lot availability, and cost implications of regulation. When legislators speak about “affordable housing,” they tend to be talking about making housing available to lower income families. While MBIA’s policy work overall is always guided by housing affordability, MBIA was an invited part of a coalition this session to move forward a package of bills coming out of the Local Government Interim Committee centered on affordable housing. MBIA took this opportunity to educate legislators on the role that private industry has in the housing market and the regulatory factors that contribute significantly to the rising price of housing, particularly in some of Montana’s higher-growth communities.

Among the bills that were part of the affordable housing package from the Local Government Interim Committee was HB 16 from Rep. Dave Fern (D-Whitefish). In its final form, HB 16 established a loan program under the Board of Housing using $15 million from the coal tax trust fund to provide for the development and preservation of homes and apartments for low and moderate-income individuals.

Much of the work of fleshing out this loan program will be in the development of rules for administering the loans, which rules are to be developed by the Board of Housing. MBIA’s testimony in favor of HB 16 emphasized that in developing the rules, the Board of Housing should be particularly mindful of the need to make sure that nonprofit entities such as NeighborWorks and private business are given equal opportunity to access and utilize the loan program.

MBIA should keep an eye on the rules as they are developed and provide input where appropriate, as HB 16 was signed into law.

MBIA also offered support to the rest of the affordable housing package—SB 15 and SB 18. SB 15, sponsored by Sen. Carlie Boland (D-Great Falls), proposed allowing for the use of Big Sky Economic Development Program funds for affordable housing infrastructure while SB 18 from Sen. Margie MacDonald (D-Billings) would have established a workforce housing tax credit. Both bills failed in the Senate.

Although not part of the affordable housing package, MBIA supported HB 422 (Rep. Buttrey, R-Great Falls), which increased by $10 million the amount available for the Montana veteran home loan program. MBIA supported the program when the Legislature originally enacted it several sessions ago, and the program has proven a great success with a loan default rate far below the average mortgage default rate and a record of getting veterans into their own homes. The veteran community was grateful for MBIA’s continued advocacy, and HB 422 became law with broad support.

SUBDIVISION REGULATION AND LOCAL GOVERNMENT OPERATION

On the heels of the 2017 session’s major reforms to the subdivision permitting process and phased development, the 2019 Legislature was a relatively quiet one for subdivision regulation in particular and local government operations in general. Rep. Forrest Mandeville (R-Columbus) sponsored HB 55 to make permanent the changes to the subdivision permitting process he sponsored in the 2017 session, as well as to enact several minor modifications based on the recommendations of the Subdivision Advisory Council, of which MBIA is a part.

MBIA supported HB 55, which passed and became law, and has already started participating in the Subdivision Advisory Council for this interim, which had its first meeting just a month after sine die.

MBIA did experience its biggest loss of the session in the area of local government operation with the early defeat of HB 125, our proposal to limit the use of emergency ordinances by local governments. While the idea for the bill initially came from action by the City of Bozeman, the issue impacts local governments across the state. Rep. Mandeville also sponsored this bill, and his expertise as a planner in his life outside the legislature proved useful in communicating with his fellow legislators. However, with MBIA testimony coming solely from the Bozeman area, the bill appeared to be a statewide solution to a local problem and was rejected in committee.

Also under the topic of local government operation, MBIA joined the League of Cities and Towns to support the League’s proposal to stabilize fluctuations in building code program staff and inspection fees. Rep. Fern also sponsored HB 236, drafted primarily by the League, but the League did seek input from MBIA, which input was amended into the bill by the House. The bill died, however, in Senate Local Government.

As we look forward, be aware that the Montana Department of Environmental Quality will be proposing a major rewrite of the subdivision regulations. MBIA is already part of the conversation around this rewrite through the Subdivision Advisory Council, but we need to hear from members the struggles you have experienced with the current regulations. The Montana League of Cities and Towns has also invited MBIA to participate in a revision of the land use and planning laws with an eye towards a proposal to the 2021 session. Stay tuned for more information as this effort gets underway. Finally, the Legislative Council assigned SJ 3 from Sen. Fred Thomas (R-Stevensville), an interim study of optional septic drain fields, to the Local Government Interim Committee, which has its first meeting July 23rd. As the interim committee forms its work plan, MBIA will participate in the study and advocate for common sense septic regulation.

WATER

After the exempt well battles of prior sessions, the 2019 Legislature was relatively quiet on the water front. Although the Water Policy Interim Committee (“WPIC”) pumped out nine pieces of legislation, MBIA only took a position on those proposals that directly impacted new water rights permits or change applications. Specifically, MBIA offered support to HB 44 and HB 45 from WPIC, both carried by Rep. Zach Brown (D-Bozeman). HB 44 clarified that for purposes of an application to change an existing water right, the adverse effects analysis applies only to the proposed change and that a finding of no legally available water does not necessarily mean the change will result in an adverse effect.

HB 45 eliminates the requirement for a

legal availability analysis for new permits where the potentially impacted existing water rights holders consent to the new appropriation. The governor signed both HB 44 and HB 45.

Despite the absence of a major exempt well bill, no session of the Montana Legislature would be complete without at least a mention of exempt wells, and 2019 was no exception. Rep. Bradley Hamlett (D-Cascade) brought two bills impacting exempt wells, both of which the House Natural Resources Committee tabled and MBIA opposed. HB 600 prohibited the sale and marketing of water from wells permitted under the exemption to the full-blown permitting process. MBIA opposed HB 600 on the general principle that once the Montana Department of Natural Resources and Conservation grants a certificate of water right, a socalled exempt well is a water right like any other and should be treated as such. Rep. Hamlett also sponsored HB 708, which limited the volume of water that may be appropriated under so-called exempt wells from 10 acre-feet a year to 5 acre-feet.

While MBIA opposed the bill, some of the heaviest opposition actually came from agricultural entities, not surprising given that the exempt well users who require a higher volume are typically agricultural, as opposed to domestic, users. While MBIA and Rep. Hamlett don’t always agree on water policy, Rep. Hamlett is excellent at moving the conversation along and given that he is on WPIC this interim as well, look for more proposals from him.

In addition to water quantity issues, MBIA also took positions on several bills addressing water quality. Rep. Bill Mercer (R-Billings), brought forward HB 625 to eliminate numeric standards for water quality, which MBIA opposed on the grounds that while numeric standards may not be where we would always like them to be, reversion to narrative standards, which would be the result of HB 625, would be far worse. Following a productive conversation

with Rep. Mercer about the impacts of his bill on the building industry, he requested that the Senate committee to table the bill, which they did.

LUMBER

One of NAHB’s “three Ls” is lumber, and due to heavy litigation pressure on timber sales from state lands, lumber was a hot topic in the Montana Legislature as well. Although most lumber that MBIA members use comes from other sources, MBIA did take active positions on two bills to address timber sales on state lands, as local sawmills do get timber from state lands. HB 441 from Rep. Kerry White (R-Bozeman), repealed the provision for timber conservation licenses in lieu of sale while HB 627 from Rep. Jim Hamilton (D-Bozeman) would have required conservation licenses in lieu of sale to be offered with every timber sale on state lands. MBIA supported HB 441, which became law, and opposed HB 627, which failed in House committee.

WORKERS’ COMPENSATION

Workers’ compensation is one of those perennial hot topics in the Legislature and one MBIA has consistently monitored and taken positions where needed. Happily, many of the more dangerous proposals weren’t introduced, a big win in itself. However, one of the biggest workers’ compensation issues this session came in a bill that, on its surface, had nothing to do with workers compensation—the Medicaid expansion re-authorization. HB 658 from Rep. Buttrey CONTINUED ON PAGE 28

As we look forward, be aware that the Montana Department of Environmental Quality will be proposing a major rewrite of the subdivision regulations. MBIA is already part of the conversation around this rewrite through the Subdivision Advisory Council, but we need to hear from members the struggles you have experienced with the current regulations.

MONTANA HOME EXPERTS

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| LEGISLATIVE WRAPUP at one point included a hefty premium tax on workers’ compensation insurance issued by the Montana State Fund. As the State Fund is the primary provider of workers’ compensation insurance for many MBIA members, a premium tax that would inevitably be passed on to the policyholders was of significant concern to MBIA members.

Thanks in large part to individual members who took the time to write and call their legislators and even come to Helena and work the halls with me, the premium tax came out of the final version of the bill.

SKILLED LABOR EDUCATION, PROMOTION, AND REGULATION

The 2019 Montana Legislature took a notable interest in occupational education, licensing, and general regulation, considering a number of bills impacting the skilled building professions. MBIA reviewed each bill as it came up and ended up taking an active position on a large number of the proposals, some of which had the potential to benefit the industry and some of which posed some serious dangers to business operations and consumer protection.

Overall, MBIA’s advocacy made a significant difference on these bills, although there is much work to do in the interim.

MBIA member and second term legislator Rep. Sue Vinton (R-Billings) brought forward HB 218 to revise statutory provisions and fiscal allocations for K-12 career and technical training while Rep. Fred Anderson (R-Great Falls) sponsored HB 295 to create a grant program for work-based learning similar to the Griz Biz program the Home Builders Association of Great Falls has implemented with North Middle School (the only school-based NAHB affiliate, by the way). MBIA supported both bills as positive measures to address the skilled labor shortage in this state, but unfortunately, the Senate did not agree, and both bills died there. However, MBIA also offered support to HB 387 from Rep. Llew Jones (R-Conrad) to promote career and technical readiness among Montana students. HB 387 was signed into law.

One surprising success of the session was HB 217 from Rep. Casey Knudsen (R-Malta). MBIA was invited early on to participate in an odd but effective coalition of trade and policy groups to support the bill, which eliminated the suspension of a driver’s license as punishment for failure to pay certain fines, not including vehicular violations. MBIA members had great stories of the loss of valued laborers because their licenses were suspended for failure to pay fines, meaning that not only could they not get to work to earn the funds necessary to pay the fines, but also employers lost much-needed employees in a tight labor market. HB 217 was active right up until the 28

FALL 2019

end of the session, finally being blasted out of Senate Judiciary in the last few weeks of the session and then passing the Senate by a good margin. HB 217 is now law.

This session saw two proposals to regulate home inspectors, HB 140 from Rep. Andrea Olsen (D-Missoula) and SB 269 from Sen. Margie MacDonald.

HB 140 died in the House, but SB 269 became law. While MBIA softly opposed SB 269 because of the fact that the new license for home inspectors is codified in the contractor statutes, MBIA is actively participating in the Department of Labor and Industry working group to formulate the implementing regulations. Hopefully with our input, the proposed regulations will provide adequate protections for consumers and builders alike while not overly burdening quality skilled professionals.

TAX AND CORPORATE POLICY

MBIA always keeps a watchful eye on tax policy, although the specific issues vary from session to session. Unlike in previous sessions, tax increment financing got relatively light attention, but several legislators took on significant policy initiatives with potentially dangerous impacts on MBIA members shortly before transmittal deadlines. Chief among those proposals was HB 675, billed by Rep. Tom Winter (D-Missoula) as a way to gain much-needed revenue from out-ofstate homeowners. The reality is that the proposal would have significantly raised property taxes on second homeowners statewide, be they Montana residents or not, with a corresponding detrimental impact on the housing industry. HB 675 was quickly rejected by the House Taxation Committee the same day of the hearing. MBIA appeared and offered strong testimony against the proposal.

MBIA supported two Senate proposals to promote economic development through tax policy. Sen. Jeff Welborn sponsored SB 241, which allowed for increased resort tax rates for the purposes of infrastructure development, while Sen. Mark Blasdel brought SB 266 to create a new income tax credit to support job growth. SB 241 became law while, at SB 266 was vetoed.

Although MBIA did not take an active position on the study resolution, the Legislature passed HJ 35 from Rep. Alan Redfield (R-Livingston), an interim study of state and local tax policy. In post-session polling to rank all interim study proposals, HJ 35 received the highest priority, and Legislative Council assigned it to the newly independent Revenue Interim Committee.

Look for significant proposals to come out of this interim study that could impact small business in general and housing policy in particular.

WHAT’S ON THE HORIZON

Although this session did not see bills on either the topic of “storm chaser” contractors or contractor fraud, MBIA has received word from both the insurance industry and individual legislators in the Flathead, where contractor fraud made some recent headlines, that they will be looking at both topics over the interim and likely bringing legislation in 2021. MBIA members abide by the highest ethical standards, and local affiliates often lead the way in consumer education to help homeowners avoid disreputable contractors.

However, one bad apple can still spoil the bunch, so MBIA is thinking strategically about how to get ahead of this issue to make sure both our customers and our industry are protected.

In addition to the interim studies mentioned above, MBIA will monitor the activities of all the interim committees, rulemaking proposals from the administrative agencies, other major policy proposals from the executive branch, and statewide litigation that may have a policy impact to keep you informed throughout the 2019-2020 interim. Already, we are watching Supreme Court litigation impacting water permitting, district court litigation affecting planning laws, and a number of regulatory proposals from both state agencies and advisory councils. Just because the legislature isn’t meeting every day doesn’t mean there’s not plenty of government action happening that impacts the building industry in Montana.

As a closing comment, I want to thank MBIA for continuing to allow me to be your voice in the state government on a daily basis. Thank you also to all of the individual members who took the time to write, call, and meet with their legislators and even make the trek to Helena. Legislators need to hear from the folks in the field who the bills they write and vote on impact directly—both thanks for when the impact is positive and being held accountable when the legislation negatively impacts business. Particular thanks goes to the MBIA legislative committee, who provided input on bill positions and took time out of their own weeks to get on the calls.

Between interim committees, rulemaking, and general bureaucracy, not to mention court cases that impact the building industry, having a full-time policy presence is vital to the continued success of your industry. The work doesn’t stop when the Legislature leaves town. Steve and I are in conversation about how we can make better use of MBIA’s commitment to policy advocacy by having a contracted lobbyist/ legal counsel as part of the team. I look forward to getting input from all of you as we form the strategic plan for the biennium ahead. Thank you to each of you for all you do. We are stronger together.

SERVING BUILDERS SERVING BUILDERS SERVING BUILDERS SERVING BUILDERS SERVING BUILDERS SINCE 1889 1889 SINCE

1889 SINCESINCE 1889 1889 SINCE BOZEMAN LIVINGSTON LIVINGSTON BELGRADE BELGRADE LIVINGSTON BELGRADE BOZEMAN BOZEMAN BOZEMAN LIVINGSTON BELGRADE BOZEMAN

BOZEMAN LIVINGSTON LIVINGSTON BELGRADE BOZEMAN LIVINGSTON BOZEMAN LIVINGSTON

BELGRADE BELGRADE BELGRADE

Through the efforts Association (MBIA) select insurance gro created. The GRIP members and has more than $5.5 mill

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Office: (406) 227-8941 Office:(406) (406)227-8941 227-8941 Office: Office:(406) (406)227-8941 227-8941 Office: Office: (406) 227-8941 Office: (406) 227-8941 Office: (406) 227-8941 Office: (406) Office: (406)227-8941 227-8941 Office: (406) 227-8941 Email: Email:Travis@cappaving.com Travis@cappaving.com Office: (406) 227-8941 Email: Email:Travis@cappaving.com Travis@cappaving.com Email: Travis@cappaving.com Tony@cappaving.com Tony@cappaving.com Email: Travis@cappaving.com Email: Travis@cappaving.com Email: Travis@cappaving.com Tony@cappaving.com Tony@cappaving.com Email: Travis@cappaving.com Email: Travis@cappaving.com Email: Travis@cappaving.com PO Tony@cappaving.com POBox Box978 978 Tony@cappaving.com Email: Travis@cappaving.com Tony@cappaving.com Tony@cappaving.com PO POBox Box978 97859635 Tony@cappaving.com Tony@cappaving.com Tony@cappaving.com East MT PO Box 978 EastHelena, Helena, MT POBox Box978 97859635 Tony@cappaving.com PO PO Box 978 East Helena, MT East Helena, MT59635 59635 PO Box 978 PO Box 978 PO Box 978 East Helena, MT 59635 EastHelena, Helena, MT59635 59635 PO BoxMT 978 East East Helena, MT 59635 East Helena, MT 59635 East Helena, MT 59635 East Helena, MT East Helena, MT59635 59635

CONCRETE CONCRETE FOUNDATIONS FOUNDATIONS CONCRETE CONCRETEFOUNDATIONS FOUNDATIONS CONCRETE FOUNDATIONS CONCRETE FOUNDATIONS CONCRETE FOUNDATIONS CONCRETE FOUNDATIONS VICTOR MENDOZA VICTOR MENDOZA CONCRETE FOUNDATIONS CONCRETE FOUNDATIONS CONCRETE FOUNDATIONS VICTOR MENDOZA VICTOR MENDOZA CONCRETE 105 Way ••FOUNDATIONS Gallatin VICTOR MENDOZA 105 Ruby Ruby Mountain Mountain Way Gallatin Gateway, Gateway, MT MT 59730 59730 VICTOR MENDOZA VICTOR MENDOZA VICTOR MENDOZA 59730 105 Ruby Mountain Way • GallatinGateway, Gateway,MT MT59730 59730 105 Ruby Mountain Way • Gallatin VICTOR MENDOZA VICTOR MENDOZA VICTOR MENDOZA 612-867-2163 ••Way mendoza_1934@yahoo.com 105 Ruby Mountain • Gallatin Gateway, MT 59730 612-867-2163 mendoza_1934@yahoo.com 105 Ruby Mountain Way • GallatinGateway, Gateway,MT MT 59730 VICTOR MENDOZA 105 Mountain Way •• Gallatin 59730 105 Ruby Ruby Mountain Way Gallatin Gateway, MT 59730 mendoza_1934@yahoo.com 612-867-2163 • mendoza_1934@yahoo.com 612-867-2163 • mendoza_1934@yahoo.com 105Ruby Ruby Mountain••Way Way •Gallatin Gallatin Gateway, Gateway, MT MT 59730 59730 105 Mountain • 105 Ruby Mountain Way • Gallatin 612-867-2163 mendoza_1934@yahoo.com 612-867-2163 mendoza_1934@yahoo.com 105 Ruby Mountain Way • Gallatin Gateway, MT 59730 612-867-2163 612-867-2163 •• mendoza_1934@yahoo.com mendoza_1934@yahoo.com 612-867-2163• •mendoza_1934@yahoo.com mendoza_1934@yahoo.com 612-867-2163 • mendoza_1934@yahoo.com 612-867-2163 612-867-2163 • mendoza_1934@yahoo.com

RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL COMMERCIAL COMMERCIAL RESIDENTIAL RESIDENTIAL COMMERCIAL COMMERCIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL COMMERCIAL RESIDENTIAL COMMERCIAL COMMERCIAL COMMERCIAL 2850 COMMERCIAL 2850GRAND GRANDAVENUE AVENUE COMMERCIAL COMMERCIAL COMMERCIAL 2850 GRAND AVENUE 2850 GRAND AVENUE 2850 GRAND AVENUE 2850GRAND GRAND AVENUE BILLINGS, MONTANA 59102 BILLINGS, MONTANA 59102 2850 AVENUE 2850 GRAND AVENUE BILLINGS, MONTANA 59102 BILLINGS, MONTANA 59102 2850 GRAND AVENUE 2850 GRAND AVENUE 2850 GRAND AVENUE BILLINGS, MONTANA 59102 2850 GRAND AVENUE59102 BILLINGS, MONTANA 59102 BILLINGS, MONTANA BILLINGS, MONTANA 59102 BILLINGS,MONTANA MONTANA 59102 BILLINGS, MONTANA 59102 (406) 652-3020 BILLINGS, 59102 (406) 652-3020 BILLINGS, MONTANA 59102 Window Windowand andShower ShowerDoor Door Specialists Specialists (406) 652-3020 (406) 652-3020 Window and Shower Door Specialists (406) 652-3020 Window and Shower Door Specialists Window and Shower 652-3020 Fax (406) 652-3023 Fax(406) (406)652-3020 652-3023 (406) 652-3020 Window and Shower Door Specialists Window andShower ShowerDoor DoorSpecialists Specialists email: email:amglass@bresnan.net amglass@bresnan.net Fax (406) 652-3023 Window and Window and Shower Door Specialists Fax (406) 652-3023 (406) 652-3020 652-3020 (406) 652-3020 Fax 652-3023 email: amglass@bresnan.net Window and Shower Door Specialists (406) 652-3020 Fax (406) 652-3023 Window and Shower Door Specialists email: amglass@bresnan.net email: amglass@bresnan.net Window and Shower Door Specialists Fax (406) 652-3023 Fax (406) 652-3023 Window and Shower Door Specialists email: amglass@bresnan.net email: amglass@bresnan.net Fax (406) 652-3023 email: amglass@bresnan.net Fax (406) 652-3023 email: amglass@bresnan.net Fax (406) 652-3023 Fax (406) 652-3023 email: amglass@bresnan.net email: amglass@bresnan.net email: amglass@bresnan.net email: amglass@bresnan.net Site Landscaping SiteWork Work Landscaping

Site SiteWork Work Site Work Site Work Driveways Driveways Site Work Site Work Site Work Driveways Driveways Driveways Site Work Site Work Site Work Driveways Final Grading Final Grading Driveways Site Work Driveways Driveways Final FinalGrading Grading Final Grading Driveways Driveways Driveways Final Grading Final Grading Driveways Final Grading Final Grading FinalGrading Grading Final Grading Final Final Grading

Landscaping Landscaping Landscaping Hardscaping Hardscaping Landscaping Landscaping Landscaping Hardscaping Hardscaping Landscaping Landscaping Landscaping Hardscaping Natural Stone Natural Stone Hardscaping Landscaping Hardscaping Hardscaping Natural NaturalStone Stone Hardscaping Hardscaping Hardscaping Natural Stone Natural Stone Hardscaping Natural Stone Natural Stone NaturalStone Stone Natural Stone Natural Natural Stone

Crowley Construction Crowley Construction Crowley Construction Crowley Construction Crowley Construction Excavation • Landscaping Hardscaping Excavation • Landscaping Hardscaping Crowley Construction Excavation • Landscaping •••••• Hardscaping Excavation • Landscaping Hardscaping Crowley Construction Excavation Landscaping Hardscaping Excavation •in Landscaping Hardscaping We Specialize in Natural Stone and Walls We Specialize•••in NaturalStone Stone•Patios andWalls Walls Excavation Landscaping Hardscaping Excavation Landscaping ••Patios Hardscaping We Specialize Natural and Excavation Landscaping Hardscaping We Specialize••in Natural Stone•Patios Patios and Walls Excavation Landscaping Hardscaping

Excavation ••in Landscaping •Patios Hardscaping Excavation Landscaping •Patios Hardscaping We Specialize in Natural Stone Patios and Walls WeSpecialize Specialize in Natural Stone Patios andWalls Walls We Natural Stone and 3110 E. Dr. Lucas Crowley 3110 E.Hollyhock Hollyhock Dr. LucasCrowley Crowley We Specialize in Natural Stone and Walls WeSpecialize Specializein in Natural Stone Patiosand andWalls Walls We Specialize in Natural Stone Patios and Walls 3110 E. Dr. Lucas 3110 E.Hollyhock Hollyhock Dr. Lucas Crowley 3110 E. Hollyhock Dr. Lucas Crowley We Natural Stone Patios We Specialize in Natural Stone Patios and Walls lcrowley82@outlook.com Belgrade, MT 59714 lcrowley82@outlook.com Belgrade, MT 59714 406-579-7267 3110 E. Hollyhock Dr. Lucas Crowley 406-579-7267 3110 E.Hollyhock Hollyhock Dr. Lucas Crowley 3110 E. Dr. Lucas Crowley 3110 E. Hollyhock Dr. Lucas Crowley lcrowley82@outlook.com Belgrade, MT 59714 406-579-7267 lcrowley82@outlook.com Belgrade, MT59714 59714 lcrowley82@outlook.com Belgrade, MT 406-579-7267 3110 E.Hollyhock Hollyhock Dr. Lucas Crowley 3110 E. Hollyhock Dr. Lucas Crowley lcrowley82@outlook.com Belgrade, MT 59714 lcrowley82@outlook.com Belgrade, MT59714 59714 406-579-7267 3110 E. Dr. Lucas Crowley 406-579-7267 3110 E. Hollyhock Dr. Lucas Crowley lcrowley82@outlook.com Belgrade, MT 406-579-7267 lcrowley82@outlook.com lcrowley82@outlook.com lcrowley82@outlook.com lcrowley82@outlook.com lcrowley82@outlook.com

Belgrade, MT 59714 Belgrade,MT MT59714 59714 Belgrade, MT 59714 Belgrade, Belgrade, MT 59714

406-579-7267 406-579-7267 406-579-7267

406-579-7267 406-579-7267 Matthew Tronaas Matthew Tronaas Matthew Tronaas Matthew Tronaas Owner Matthew Tronaas Owner Matthew Tronaas Matthew Tronaas Matthew Tronaas Owner Owner Matthew Tronaas Matthew Tronaas Owner Matthew Tronaas Owner Matthew Tronaas email: tronaas.coldironex@gmail.com email: tronaas.coldironex@gmail.com Owner

Owner email: Owner email:tronaas.coldironex@gmail.com tronaas.coldironex@gmail.com Owner (406) 539-6116 (406) 539-6116 Owner Owner email: tronaas.coldironex@gmail.com email:tronaas.coldironex@gmail.com tronaas.coldironex@gmail.com email: email: tronaas.coldironex@gmail.com (406) 539-6116 (406) 539-6116 (406) 539-6116 email: tronaas.coldironex@gmail.com email: tronaas.coldironex@gmail.com www.coldironexcavation.com www.coldironexcavation.com (406) 539-6116 (406) 539-6116 email: tronaas.coldironex@gmail.com (406) 539-6116 email: tronaas.coldironex@gmail.com (406) 539-6116 www.coldironexcavation.com www.coldironexcavation.com www.coldironexcavation.com (406) 539-6116 (406) 539-6116 www.coldironexcavation.com www.coldironexcavation.com www.coldironexcavation.com (406)539-6116 539-6116 (406) www.coldironexcavation.com SITE WORK FOUNDATIONS SITE WORK FOUNDATIONS www.coldironexcavation.com www.coldironexcavation.com SITE WORK FOUNDATIONS SITE WORK FOUNDATIONS SITE WORK FOUNDATIONS www.coldironexcavation.com www.coldironexcavation.com UTILITIES SNOW PLOWING SITE WORK FOUNDATIONS UTILITIES SNOW PLOWING SITE WORK SNOW FOUNDATIONS SITE WORK FOUNDATIONS SITE WORK FOUNDATIONS UTILITIES PLOWING UTILITIES SNOW PLOWING SITE WORK FOUNDATIONS UTILITIES SNOW PLOWING SITE WORK FOUNDATIONS UTILITIES SNOW PLOWING P.O. Box 403 SITE WORK FOUNDATIONS UTILITIES SNOW PLOWING P.O. Box 403 SITE WORK FOUNDATIONS UTILITIES SNOW PLOWING UTILITIES SNOW PLOWING P.O. Box 403 P.O. Box 403 UTILITIES SNOW PLOWING UTILITIES SNOW PLOWING Belgrade, Montana 59714 Belgrade, Montana 59714 UTILITIES SNOW PLOWING P.O. Box 403 P.O. Box403 403 UTILITIES SNOW PLOWING P.O. Box P.O. Box 403 Belgrade, Montana 59714 Belgrade, Montana 59714

Belgrade, Montana 59714 P.O.Montana Box 403 40359714 P.O. Box Belgrade, Montana 59714 Belgrade, Montana 59714 Belgrade, P.O. Box 403 P.O. Box 403 Belgrade, Montana 59714 Belgrade, Montana 59714 Belgrade, Montana 59714 Belgrade, Montana 59714 Belgrade, Montana 59714

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Klate Greany Klate Greany Greany Klate Klate Greany Klate Greany Klate Greany Greany Klate Klate Greany 406.459.5790 406.459.5790 Klate Greany Klate Greany 406.459.5790 406.459.5790 Klate Greany Klate Greany 406.459.5790 406.459.5790 406.459.5790 406.459.5790 greanytklate@yahoo.com greanytklate@yahoo.com 406.459.5790 406.459.5790 greanytklate@yahoo.com greanytklate@yahoo.com 406.459.5790 406.459.5790 greanytklate@yahoo.com greanytklate@yahoo.com greanytklate@yahoo.com greanytklate@yahoo.com Helena, Mt Helena, Mt greanytklate@yahoo.com greanytklate@yahoo.com Helena, Mt Helena, Mt greanytklate@yahoo.com greanytklate@yahoo.com Helena, Mt Helena, Mt Mt Helena, Helena, Mt Helena, Mt Helena, Mt Helena, Mt Mt Helena,

Through the efforts of the Montana Building Industry Association (MBIA) and the Montana State Fund, a select insurance group of MBIA members has been created.

The GRIP program is available to all MBIA members and has saved participating members more than $5.5 million over the past twelve years!

FREE SAFETY TRAINING & CERTIFICATIONS Certify your employees for forklift, Powder Actuated Tools, scaffolding and First Aid/CPR. Free monthly 1-hour OSHA compliant safety meetings on a variety of useful topics. Training is hands-on, very informative and is conducted in Through Through thethe efforts efforts of of thethe Montana Montana Building Building Industry Industry nine local association cities. State Association Association (MBIA) (MBIA) and and thethe Montana Montana State Fund, Fund, a a select select insurance insurance group group of of MBIA MBIA members members hashas been been created. created.

The The GRIP GRIP program program is available is available to to all all MBIA MBIA FREE and ONSITE members membersand hashassaved savedparticipating participatingmembers members CONSULTATION TRAINING more more than than $5.5 $5.5 million million over over the the past past twelve twelve years! years!

Site specific training needs and inspection of your worksite for Tools, Certify Certify your your employees employees for for forklift, forklift, Powder Powder Actuated Actuated Tools, hazards and/or any potential scaffolding scaffolding andand First First Aid/CPR. Aid/CPR. Free Free monthly monthly 1-hour 1-hour OSHA OSHA compliant compliant safety safety meetings meetings on on a variety a variety of useful of useful topics. topics.

OSHA violations.

Training Training is hands-on, is hands-on, very very informative informative andand is conducted is conducted

FREE FREE SAFETY SAFETY TRAINING TRAINING & CERTIFICATIONS & CERTIFICATIONS

in nine in nine local local association association cities. cities.

#1#1 Worker’s Worker’s Compensation Compensation Program Program in the in the State State of of Montana Montana

FREE FREE ONSITE ONSITE CONSULTATION CONSULTATION TRAINING TRAINING FREE WRITTEN SAFETY

& HEALTH PROGRAMS

SiteSite specific specific training training needs needs andand inspection inspection of your of your work work sitesite for for hazards hazards and/or and/or anyany potential potential OSHA OSHA violations. violations.

Written safety and health

FREE FREE WRITTEN WRITTEN SAFETY SAFETY HEALTH & HEALTH PROGRAMS PROGRAMS programs that can&be tailored Written Written safety safety andand health health programs programs thatthat cancan be be tailored tailored to fit your company. to fit to your fit your company. company.

Sean Sean Lawler Lawler W:W: 406-442-4479 406-442-4479 | C:| C: 406-459-3955 406-459-3955

Mike Mike Rocchio Rocchio W:W: 406-442-4479 406-442-4479 | C:| C: 406.459.1308 406.459.1308 MONTANA HOME EXPERTS

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SM

The blue sky is the limit to what we can do together to make everyone happy and healthy SM. So Blue Cross and Blue Shield of Montana is launching a statewide Big Blue Sky Initiative SM to help fight opioid abuse, rising suicide rates and meth and heroin epidemics that can get in our way of living healthier, fuller lives. The Big Blue Sky Initiative SM is ready to put resources in the hands of the communities we serve, so we all get through this together.

By bringing health care providers, community groups and state government together to fight this fight, we can set a positive example for years to come. Because with everyone’s help, there’s hope.

Together the blue sky is the limit to what we can do to make everyone happy and healthySM.

Learn more at: bigblueskyinitiativemt.com A Division of Health Care Service Corporation, a Mutual Legal Reserve Company, an Independent Licensee of the Blue Cross and Blue Shield Association.

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