HBA Chalkline Winter 2026

chalkline

The Official Publication of the Home Builders Association of Marion & Polk Counties

A MATTER OF CHOICE

Middle housing gives builders new tools, more options

WINTER 2026

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Table of Contents

2026 Board of Directors

A Matter of Choice

OFFICERS PRESIDENT

Beth Rhoades, C & R Design Remodel VICE PRESIDENT

Justen Maron, Olsen Communities SECRETARY/TREASURER

Jed Bennett, Steve Bennett Construction ASSOCIATE VICE-PRESIDENT

Dan Reynolds, Saalfeld Griggs PC IMMEDIATE PAST PRESIDENT

Andrew Wheeler, T. Wheeler Homes FORMER PAST PRESIDENT

Ryan Bloedel, Bloedel Custom Homes

Board Members Ryan Brock, Withers Lumber Steve Hurley, Banner Homes Eli Makarenko, Comfort Homes April McVay, HomeSmart Real Estate Yuriy Murashko, Mountain Coast Electric Britany Randall, BRAND Land Use Chris Rasmussen, Hear No Evil Mike Riddle, Riddle Construction Jerry Scott, J. Scott Builder Leonid Snegirev, LNC Homes Tony Todd, Cascade Door Kelly Webb, AK Webb Remodeling Duane West, 3Rs Construction Greg White, Amcraft Custom Cabinets

Association Staff Mike Erdmann, Chief Executive Officer mike@HomeBuildersAssociation.org Haley Hamilton, Director of Shows & Events haley@HomeBuildersAssociation.org

Matt O’Reilly, Director of Member Services matt@HomeBuildersAssociation.org

Roy Shawgo, Director of Safety & Loss Control roy@HomeBuildersAssociation.org

Tracy Mitchell, Contract Accountant accounting@HomeBuildersAssociation.org

Home Builders Association of Marion & Polk Counties 2075 Madrona Ave SE Suite 100, Salem, OR 97302 tel 503-399-1500 | fax 503-399-0651 www.HomeBuildersAssociation.org

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Current News

12

A Matter of Choice

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Oleg Foksha Named 2025 Builder of the Year • Annual Tour of Homes • 2025 Associate of the Year Award presented to Kayla Van Lydegraf • Beth Rhoades Installed as 2026 HBA President PWB Welcomes 2026 Leadership Team Cherriots Payroll Tax Proposal: Where Things Stand

Middle housing gives builders new tools, more options

16 New Product House Breaks Ground 18

Member Dinner Featuring NW Natural President Kim Rush

20 2026 Legislative Session 22 Vital Statistics Mission Statement: We support those who build, improve and supply housing through advocacy, industry growth and professional success.

The Chalkline is published by the HBA and Mt. Angel Publishing, Inc. Designer: Steve Beckner To advertise, call 541-944-2820 or email jerry.s@mtangelpub.com.

Cover photo: Cottage Cluster by Chandler Cavell of Providence Construction. Photo by Ashley Russell

www.HomeBuildersAssociation.org

winter 2026 chalkline 3

Welcome Dear HBA Members, As we close the door on an eventful year and step into this promising new one, I am honored and humbled to address you through the pages of our quarterly magazine. I want to start by extending my deepest gratitude to every member, associate, and trade partner of the HBA of Marion and Polk Counties for your dedication and support. It is your commitment that truly powers our industry.

I also want to take this moment to offer a special thank you to our immediate past president, Andrew Wheeler. Andrew, your leadership over the last two years, serving double the typical term, was nothing short of extraordinary. The challenges our industry faced during that time required stability, vision, and unwavering resolve, and you provided all three in abundance.

Your willingness to step up and serve for an extended period allowed our association to maintain strong footing during a time of constant economic and regulatory shifts. Thanking you is simply not enough; you have set a remarkable example for all of us in service and commitment.

As I recently shared during my inaugural speech, the foundation of my term rests on a simple yet powerful vision: Building Our Future: Together.

Our industry currently navigates a complex environment. We are continuously challenged by the constant stream of negativity in the news, an ever-increasing barrage of poor statewide decisions, land use restrictions, burdensome regulations, and the constant shift of our economic climate. These struggles are known to us intimately.

However, dwelling only on the difficulties ignores the immense opportunity before us. With every challenge comes an opportunity.

We are builders. We are creative. We are strong-willed. We have a clear and vital mission of our local HBA: We support those who build, improve and supply housing through advocacy, industry growth and professional success.

This year, we will execute this mission by focusing our energy on three core pillars: 1. Advocacy: This means showing up. We must be more visible and vocal than ever before at our local planning meetings, elections and ballot measures. We will relentlessly pursue common-sense land use policies and oppose overreaching regulations that increase the cost of housing. We will tirelessly contend for our seat at the table to protect our essential industry.

2. Industry Growth: This is about securing our workforce. We must actively recruit and retain the next generation of skilled tradespeople. We are committed to expanding our programs to foster new talent and promote construction as a vital, respected, and successful career path. We will invest in the growth of our industry.

3. Professional Success: This means delivering direct value to you, our members. We will enhance our educational programs, networking events, and resource offerings to ensure every member has the tools and connections necessary to thrive.

The truth is, whether you are a remodeler, a custom builder, an associate, or a trade partner, together, we are far more impactful. We are a united front of experts who know how to problem-solve and build resilient communities.

My goal for this year is to grow our presence and participation. I ask you all to join me in this commitment to action: • Be Involved: If you see a committee that interests you, join it. With the newly formed Young Professionals and the growing Professional Women in Building, we are working to grow and give more opportunities to be involved.

• Be Present: If you hear about a petition, city council meeting, or other event that will impact the industry, show up.

• Be a Mentor: If you know a young person looking for a career, bring them to the HBA. We will not just adapt to change; we will drive it. Let us resolve to make this new year an incredible one, dedicated to our mission and to strengthening our community.

Thank you again for your membership. I look forward to working and building alongside you.

Sincerely,

Beth Rhoades 2026 HBA President C&R Design Remodel 4 chalkline winter 2026

www.HomeBuildersAssociation.org

HBA News Oleg Foksha Named 2025 Builder of the Year The Home Builders Association of Marion & Polk Counties honored Foksha Homes owner Oleg Foksha as its 2025 Builder of the Year at the association’s annual Holiday Installation Banquet, held Tuesday, December 9 at the Salem Convention Center.

Foksha was recognized for his outstanding leadership within the association, his willingness to take on major projects that support HBA’s advocacy efforts, and his deep commitment to service in the broader community. Last year’s Builder of the Year, Andre Makarenko of Comfort Homes, presented the award.

In 2023, Foksha served as President of the HBA, guiding the association through important conversations about housing supply, regulatory challenges, and the needs of local builders and remodelers. Colleagues describe his leadership style as steady, thoughtful, and focused on practical solutions that help both members and the families they build for.

Foksha has also stepped up in a significant way as the volunteer builder for the HBA’s New Product House. He has now taken on that role twice, first in 2022 and again in 2025. The New Product House showcases innovative building products and techniques, while also serving as a major fundraiser for the association’s political action work.

Proceeds from the New Product House projects help fund HBA’s efforts to support candidates for local and statewide office who share the association’s values around housing affordability, sensible regulation, and the protection of small business. By agreeing to build the project home not once but twice, Foksha has helped generate substantial resources for that advocacy work and has strengthened the industry’s voice in public policy discussions.

HBA leaders noted that this combination of hands on building expertise and big picture advocacy is exactly what the Builder of the Year award is meant to recognize. Foksha’s willingness to put his company’s time, people, and resources behind the New Product House underscores his belief that builders have an important role to play in shaping the future of housing in the region.

His impact is not limited to the job site or the HBA boardroom.

Foksha is deeply involved in his church and community. He serves on the Board of Directors at Church on the Hill and participates in men’s mentorship and leadership development programs that equip and encourage struggling men to take responsibility for their lives and become accountable members of the community. He is known for actively mentoring young men and teens who lack healthy male role models. www.HomeBuildersAssociation.org

Foksha has also given generously of his time and talent in international humanitarian work. He has participated in multiple mission trips, including projects in Ensenada, Siberia, and Eastern Europe. In recent years he helped raise a significant amount of funds and supplies to send a team of builders to war torn areas of Ukraine to construct small homes, bringing practical help and hope to families displaced by conflict.

Closer to home, he has been involved in numerous benefits and fundraising efforts in support of Union Gospel Mission, Simonka Place, and the Men of Valor Foundation. Whether it is a local need or an overseas crisis, Foksha has consistently used his skills as a builder, his network of contacts, and his personal resources to serve others.

In presenting the award, Makarenko highlighted that Foksha is the kind of builder who does more than construct homes. He builds opportunities for others, supports the next generation, and invests in the institutions that hold the community together.

That spirit of service, combined with his professional excellence, made him a clear choice for the HBA’s 2025 Builder of the Year honor.

The HBA’s Builder of the Year award is presented annually to a builder member who has demonstrated exceptional leadership, service to the association and the industry, and a strong commitment to the community. With his years of association involvement, his leadership as HBA President, his work on the New Product House projects, and his extensive volunteer and humanitarian efforts, Foksha exemplifies those values.

The Home Builders Association congratulates Oleg Foksha of Foksha Homes on being named the 2025 Builder of the Year and thanks him for his ongoing dedication to the industry, the association, and the community he serves. winter 2026 chalkline 5

HBA News

The annual Tour of Homes presented by NW Natural is one of the HBA’s signature events, and it’s also one of the best opportunities of the year for builders to turn visibility into business. Applications are now open for the 2026 Tour, taking place July 11th through 19th. If you have a new home that will be complete and ready this summer, we’d love to have you on the tour.

There’s a reason so many builders choose to participate year after year: the Tour brings results. It consistently puts builders in front of an audience that is actively shopping, planning, and comparing.

Many attendees are future buyers, future clients, or homeowners considering a custom build. They arrive ready to ask questions, evaluate finishes and floor plans, and picture themselves in a new home. That face-to-face interaction is what makes the Tour so effective. It helps builders build trust quickly, explain their process, and create a personal connection that can lead directly to a sale or a new build contract.

For builders with spec homes, the Tour is a powerful way to create urgency and interest. Attendees can walk the home, see the quality firsthand, and leave with a clear understanding of what makes your work different. For builders focused on custom work, the Tour serves as a live portfolio. Instead of relying on photos, websites or descriptions, you can point to real design decisions and construction details that demonstrate your standards, your style, and your attention to quality. A strong showing on the Tour can generate buyer leads, custom build inquiries, and relationships that continue well beyond the event week.

Participating in the Tour of Homes helps builders generate qualified leads from people already interested in new construction and ready to take the next step. It creates a real opportunity to sell a completed home by showcasing it to serious buyers in person. It also helps secure future custom work by using the home as a walk-through showroom that demonstrates craftsmanship, construction quality, and the level of finish buyers can expect. Just as important, the Tour gives your company strong visibility through HBA marketing and Tour promotions that drive traffic to your home and keep your brand in front of the community during the peak summer season.

Applications for the 2026 Tour of Homes are open now and are due no later than May 1st. Please contact Haley at the HBA office to receive your application or with any questions you may have.

We look forward to featuring your new home on the 2026 Tour of Homes, July 11–19.

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The Spike Club is an exclusive group of members who contribute to the growth of the association by recruiting and retaining members. Spikes maintain a special status, have the respect of their peers as valued members of the HBA and are recognized for their efforts locally and nationally. To become a Spike, bring in six members to the HBA. Applications for prospective members are online at the HBA website or may be obtained from the HBA office, or call to have one sent to the prospective member.

ALL TIME BIG SPIKE 1500+ John Gooley 2821

STATESMAN SPIKE 500+ Ric McNall 813

SUPER SPIKE 250–499 Jeffrey Green 385 Dan Dorn 377 Chuck Foster 297 Jordan Schweiger 296

Mike Riddle 291 Jubal Frost 288 Steve Johnson 257 Greg Conser 256

ROYAL SPIKE 150–249 Tom Wheeler 224 Don Druliner 204

Rick Ziebell 177

RED SPIKE 100–149 Kelvin Dettwyler 147 Rob Rardin 130 Jodi Bailey 117

John Hammer 109 Brad Moore 105 Matt Holstege 101

GREEN SPIKE 50–99 Kent Kaufman 98 Dan Fitzgerald 92 Rich Kansky 85 Eric Olsen 82 Bob Cavell 78 Larry Bilyeu 75 Don Sturgeon 75 Matt Endler 68 Kerry Kuenzi 67

Oleg Foksha 67 Kathy Temple 65 Eric Templeton 65 Serge Serdsev 61 Patrick Jackson 59 Mike Smith 56 Rich Tovar 53 Randy Melton 51 Eric Jensen 50

LIFE SPIKE 25–49 Jim Hobbs 48 Ryan Bloedel 48 Kimberly Woodward 46 Jason Sawyers 44 Andrew Wheeler 43 David Hafner 40 Nolan Fridley 40

Chad Robb 33 Laura Dorn 32 Mark Shipman 32 Hunter Emerick 30 Kevin Stone 28 Steve Hurley 27 Kraig Kelly 26

BLUE SPIKE 6–24 Jason Robertson 23 Santiago Sarmiento 15 Brett Tallan 14 Samantha Crabb 14 Gary Epping 13 Don Lulay 12 Chad Montgomery 12 Ricky Fast 11

David Qualls 10 Chris Rasmussen 10 Jim Sparkman 9 Kelli Terjeson 8 Caleb Remington 8 Dale Van Lydegraf 7 Alan Sorem 6

www.HomeBuildersAssociation.org

HBA News

2025 Associate of the Year Award presented to Kayla Van Lydegraf The Home Builders Association of Marion & Polk Counties has named Kayla Van Lydegraf of The Fixture Gallery as its 2025 Associate of the Year. The award was presented at the HBA’s annual Holiday Installation Banquet on Tuesday, December 9, at the Salem Convention Center, with last year’s honoree, Samantha Crabb of Cherry City Interiors, making the presentation.

For many in the association, Kayla’s recognition came as no surprise. Her fingerprints are all over the growth and renewed energy of the Professional Women in Building (PWB) Council, where she has become one of the group’s most dependable and creative leaders.

Kayla grew up in the industry. The daughter of longtime builder and remodeler Dale Van Lydegraf, she spent her childhood around job sites, learning early what it meant to work hard and take pride in each project. She started out the way many second-generation builders’ kids do: sweeping floors, checking punch lists, helping wherever she could. That experience gave her a ground-level understanding of the industry that would later shape the way she supports builders and clients in her professional life.

Before joining The Fixture Gallery, Kayla helped operate Dale’s Remodeling alongside her father. That role allowed her to blend family business values with her own emerging strengths in design, marketing, and customer connection. Today, at The Fixture Gallery, she brings that same combination of industry knowledge and creativity to her work with contractors and homeowners.

Within the HBA, Kayla has become known as an “always-learning” leader. She is quick to listen, eager to learn from others, and intentional about turning good ideas into action. Those qualities have made her a standout within the Professional Women in Building Council, where she has taken on significant responsibility in a relatively short time.

As PWB’s Social Media Chair, Kayla has dramatically elevated the council’s visibility. She has crafted engaging social media content, and helped modernize how PWB tells its story to members and the broader community. Her graphics and posts are not just visually appealing, they are strategic, helping drive attendance at events, attract new members, and highlight the group’s work in workforce development and community outreach.

Beyond what people see online, Kayla has been one of the key organizers behind the scenes for many PWB events. From coordinating details to brainstorming fresh ideas to making sure the small things do not get missed, she has shown a knack for bringing people together and making events feel welcoming and well run. Her colleagues frequently comment that when Kayla is involved, they know the job will get done and it will be done well.

Her leadership is not limited to one council. Over the last two years, Kayla has served on both the PWB Board and the HBA www.HomeBuildersAssociation.org

Board of Directors, giving her a broader view of the association’s priorities and challenges. In those roles, she has been a thoughtful voice for member engagement, workforce efforts, and keeping HBA’s programs relevant to the next generation of industry professionals.

What sets Kayla apart is the blend of creativity and dependability she brings to everything she does. She is an artist at heart, with a strong marketing mind, Kyla Van Lydegraf but she is equally grounded in the practical side of this industry. She understands what builders and remodelers are facing day to day, and she uses her skills in social media, design, and communication to support their success.

HBA leaders noted that Associate members like Kayla play a crucial role in the health of the industry. They are often the ones connecting products to projects, organizing events, communicating with the public, and helping carry out the work that keeps the association active and effective. In Kayla’s case, that role has included amplifying PWB’s work, strengthening HBA’s reach, and modeling what it looks like to step up and lead, even while balancing a demanding professional life.

In presenting the award, 2024 Associate of the Year Samantha Crabb highlighted Kayla’s consistency, enthusiasm, and willingness to say “yes” when help is needed. Whether it is taking on a new project, refining a message, or jumping in to support another volunteer, Kayla has become one of the people the association counts on.

The HBA’s Associate of the Year award is given annually to an Associate member who has demonstrated outstanding support for the association and the industry, strong leadership among peers, and a meaningful commitment of time and talent.

Through her work with The Fixture Gallery, her leadership in Professional Women in Building, and her service on both the PWB and HBA boards, Kayla Van Lydegraf exemplifies those qualities.

The Home Builders Association congratulates Kayla on being named the 2025 Associate of the Year and thanks her for the energy, creativity, and dedication she brings to the association and to the home building community. winter 2026 chalkline 7

HBA News

Beth Rhoades Installed as 2026 HBA President

The Home Builders Association of Marion & Polk Counties welcomed new leadership for the coming year with the installation of 2026 HBA President Beth Rhoades of C & R Design Remodel and the 2026 Board of Directors at the association’s Holiday Installation Banquet on Tuesday, December 9 at the Salem Convention Center.

The moment was especially meaningful for Beth and her family.

She was officially installed into office by her father, Doug Lethin, who preceded her at C & R and helped build the company’s longstanding reputation in the Salem area. Seeing Doug administer the oath to his daughter highlighted both the family roots of many HBA member companies and the way leadership is passed from one generation to the next.

Beth is the second woman to serve as President of the HBA. In her remarks, she acknowledged that milestone and spoke about the importance of supporting female members of the building industry. She noted that more women are stepping into roles as builders, remodelers, trade contractors, designers and business owners, and emphasized that the association should be a place where they find encouragement, opportunity and a clear path into leadership.

Much of Beth’s speech focused on the HBA’s newly updated Strategic Plan. At the center of that plan is a refreshed mission statement that clearly defines the association’s purpose: “We support those who build, improve and supply housing through advocacy, industry growth and professional success.”

Beth stressed that this mission is meant to be more than a slogan.

It is intended to guide how the HBA sets priorities, invests its resources and measures results.

She highlighted three key themes that flow from the mission.

First, she spoke about the importance of advocacy in today’s environment. From land use and zoning decisions to fees, codes and permitting timelines, policies set by local and state governments directly affect the cost and feasibility of projects.

Beth noted that the HBA must remain a strong, credible voice in these discussions, representing builders, remodelers, trades and suppliers who are working every day to deliver housing that people can afford.

That emphasis on advocacy connects directly to her own public service. In addition to her work at C & R Design Remodel and her long involvement with the HBA, Beth serves on the Salem Planning Commission. That role gives her a close view of how planning and development decisions are made and how they affect housing production, and it helps her bridge the gap between policymakers and the industry.

Second, Beth underscored the need to grow the industry through workforce development. She pointed out that the region cannot meet its housing needs without a strong pipeline of skilled workers and spoke in support of continued partnerships with schools, training programs and community organizations that introduce young people to construction careers.

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Beth Rhoades is presented the ceremonial President’s gavel by her father, Doug Lethin.

Third, she talked about the association’s commitment to making members more successful in their own businesses. The updated plan calls for expanded education offerings, more intentional networking opportunities and a continued focus on member benefits that provide real value. Beth noted that whether a company is a small startup or a long-established firm, the HBA should be a place where members gain knowledge, connections and tools that strengthen their operations and help them serve customers better.

Throughout her comments, Beth returned to the idea that the association exists to support those who build, improve and supply housing and that its work in advocacy, industry growth, workforce and member services all needs to align with that mission. She also expressed her hope that more women will see the HBA as a place where they can participate fully and move into leadership roles, just as she has.

The banquet also included the formal installation of the 2026 HBA Board of Directors, who will work alongside Beth to carry out the strategic plan and guide the association’s work in the coming year.

The 2026 Board of Directors includes: President: Beth Rhoades, C & R Design Remodel Vice President: Justen Maron, Olsen Communities Secretary/Treasurer: Jed Bennett, Steve Bennett Construction Associate Vice President: Dan Reynolds, Saalfeld Griggs PC Immediate Past President: Andrew Wheeler, Wheeler Homes Former Past President: Ryan Bloedel, Bloedel Custom Homes Builder Directors: Steve Hurley, Banner Homes; Eli Makarenko, Comfort Homes; Jerry Scott, J. Scott Builder; Leo Snegirev, LNC Homes; Kelly Webb, AK Webb Construction & Remodeling & Duane West, 3R’s Construction Associate Directors: Ryan Brock, Withers Lumber; Yuriy Murashko, Mountain Coast Electric; Britany Randall, BRAND Land Use; Chris Rasmussen, Hear No Evil; Tony Todd, Cascade Door & Greg White, Amcraft Custom Cabinets.

Professional Women in Building Council Chair: April McVay, HomeSmart Realty Group.

www.HomeBuildersAssociation.org

HBA News

PWB Welcomes 2026 Leadership Team With the new year, the Professional Women in Building Council (PWB) has a new Board and so much to share. First let me introduce myself, I am the new PWB Chair - April McVay of Brian and April McVay HomeSmart Realty Group. We have been in the industry since 1998. I’ve had my Principal Brokers license since 2008. We have been blessed with many years of changing markets, changing economies and a continuously changing industry.

Thankfully I have been involved with the PWB since its conception. Our goals are simple: ensure our voices are represented, promote industry advocacy, encourage learning and mentorship, learn and grow with the industry, strengthen collaborations between the Board, local community organizations and industry partners. Continue with community outreach and expose Marion and Polk counties to the women in the industry. My goals are to help women (& their companies) thrive in the construction industry.

What are we all about? We have done some great things this last year. Many of our events are now annual events like Habitat for Humanity Build Day, Build Camp, PWB Week and the Corn Hole Tournament and HBA BBQ. Each event brings together the PWB, involved industry leaders and community partners to work for the common good. At our Build Camp all children from 7th to 10th grade are welcomed and they get hands on building experience. Last year they built chicken coops, and the year before they built Zen Dens for the Salem Keizer School District. PWB Week is an especially fun time with speakers, classes, tours, cornhole tournament, food, drink and so much more. Our quarterly events are our ‘Coffee and Chats’ and PWB meetings. All events are posted online at www.homebuildersassociation.org/pwb.

So, what’s in it for you? The old sayings run true, the more you know, the more you don’t know. We are here to fill in the gaps.

This year has been hard on so many. We must redirect, change and move forward. We invite hard conversation, solutions to make it better and ideas that can change momentum. We must work smarter, not harder. Honestly being involved has changed so many of my preconceived notions. Things that have held me back in the past have been moved aside.

Forward momentum. It’s time to get involved, be present and watch what follows. We can make this industry better and we can make our businesses better by just showing up.

In closing, I am looking forward to getting to know you all better, watching great things happen in the industry and having the best 2026 we possibly can.

Please feel free to call with any questions you may have. My phone is always on. 503-510-2922 Until next time…

April

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winter 2026 chalkline 9

HBA News

Cherriots Payroll Tax Proposal: Where Things Stand

Cherriots, the Salem Area Mass Transit District, spent much the last part of 2025 discussing a new employer-paid payroll tax as a way to expand and stabilize transit service in the district. In public-facing materials, Cherriots has used a 0.7% payroll tax rate in examples to illustrate what the tax could mean for employers and what it could generate in revenue.

As the year progressed, the district’s discussion increasingly centered on the payroll tax as a preferred funding approach.

Cherriots has framed the proposal as a way to create a dedicated local funding stream that could support increased frequency, additional routes, and improved service hours.

Cherriots materials have also described a multi-year ramp-up of improvements tied to new revenue, with payroll tax funding and service enhancements occurring on a delayed timeline rather than immediately.

While Cherriots appeared poised to move toward adoption by the end of 2025, the Cherriots Board ultimately chose a different path following substantial opposition and engagement from the business community, including the Home Builders Association of Marion & Polk Counties. Instead of proceeding directly to a final decision, the Board agreed to convene a task force with representatives from local business organizations.

The task force will meet in the first half of 2026. Its purpose is to take a step back and review the underlying questions

that should inform any long-term funding decision. That includes identifying transit needs across the community, evaluating the level of funding required to meet those needs, and discussing the most appropriate way to fund transit going forward. Local reporting indicated the group is expected to deliver recommendations by mid-2026, which would also extend the timeline for any potential payroll tax implementation.

This additional process is significant because it creates a structured, public forum for a more complete review of both needs and funding options. It also provides an opportunity to test assumptions and ensure that any future proposal reflects a clear understanding of service priorities, expected outcomes, and cost impacts across the district’s employer base.

HBA will have a direct role in those discussions. Jed Bennett of SBC Homes will serve as the Association’s representative on the task force, ensuring that the residential construction and development perspective is included as options are evaluated.

We will continue monitoring the task force process and will provide updates to members as meetings occur and as more information becomes available in the weeks ahead.

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Jim Church 503-910-7784

jimc@powerautogroup.com

Delana Johnson 503-769-7100

delana@powerautogroup.com

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NORTHWEST LARGEST MEDIUM DUTY DEALER POWER FLEET - COMMERCIAL

WWW.POWERAUTOGROUP.COM 503-769-7100

Brian Heinrich 503-504-3629

brian@powerautogroup.com

Ryan Church 503-877-7102

ryan@powerautogroup.com

www.HomeBuildersAssociation.org

Events February February 10th, 5:30 - 7:30pm Member Dinner feat. NW Natural President Kim Rush Salem Convention Center

February February 17th - 19th International Builders Show Orlando, Florida

March March 12th HBA Pub Crawl Downtown Salem

March March 20th - 22nd Yard, Garden & Home Show Oregon State Fairgrounds

www.HomeBuildersAssociation.org

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A MATTER OF CHOICE

Middle housing gives builders new tools, more options

Photos by Ashley Russell

By James Day

S

ince 2020, those working in the Oregon building industry have had some new tools to work with as the state seeks to provide more housing, as well as more affordable housing.

“Middle housing” became the law of the land in residential zones via House Bill 2001, signed by Governor Kate Brown in 2019. The legislation expanded the types of structures that could be built on what had been single-family lots, adding duplexes, triplexes and other approaches to the mix.

The idea was to give a boost to the state’s housing stock without plowing under farm land or loosening urban growth boundaries.

It reduces sprawl but increases density.

It has meant tradeoffs and compromises as builders have started to work with the concepts in real life rather than in legislative summaries. Key findings from area home builders are that infrastructure remains a big piece of the puzzle. If that oversized single-family lot doesn’t have the sewer and water pipes and other utilities necessary to support the added density, the project can stall.

Neighborhoods also can go through changes from the subtle to the dramatic. More building means less open space. Off-street parking requirements are virtually nonexistent when you add a duplex or triplex to a lot, which can mean more congestion and parked-up neighborhoods.

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And the cost of permits and fees can prevent projects from penciling out. With middle housing’s land division requirements the reality is that projects built for the rental market are cheaper to complete than those that builders are looking to sell.

Tradeoffs and compromises. Here are three tales from the middle housing battles in the mid-valley.

The cottage cluster A little-used piece of the development toolbox that burbled up as the middle housing concept went forward was the cottage cluster. Building a number of small units surrounding a common area is usually an urban trend in large cities where land is at a premium. Now, with HB 2001 in place, it shows the potential for broader use.

Chandler Cavell of Providence Construction is just about to conclude a cottage cluster project in northeast Salem.

Cavell started with a lot that included a single-family house but had room for middle housing. Cavell decided to go the cottage route and he is putting up eight cottage units that will surround a common area. All eight units will be 500 square feet with one bedroom and a bath plus a kitchen and laundry.

“It’s been interesting,” Cavell said. “There have been lots of challenges working out the kinks with this. But we thought it was the highest and best use and that it was the best way to get www.HomeBuildersAssociation.org

the most out of the lot. We could have done an ADU (accessory dwelling unit), but it would have meant a lot of unused space.

Early on the cottage idea seemed like a good fit for the property and the other house on the lot.”

There were some site-specific challenges, with the big one being a massive sequoia tree about seven feet in diameter that Cavell and his team had to work around. Also, the infrastructure battle must be fought. If the sewer and water pipes serving that singlefamily house won’t stand up to adding eight cottages, well, you have to figure that one out – and find a way to pay for it.

Cavell admitted that middle housing codes feature “lax parking rules.”

“Long term it’s the right thing,” he said, “but it’s a hard sell for the neighbors. They are not in love with it.”

Cavell’s team also had to be conscious of setback rules. Yes, you can plunk a duplex onto a corner of a single-family lot but only if doing so doesn’t flout the local code. For Cavell’s cottage cluster the code specified 10 feet at the back of the lot and five feet on the sides.

“It all depends on the specific site,” Cavell said. “The ones on our project were pretty standard but setbacks can be a limiting factor.”

Cavell and Providence had good reasons to build the cottages for the rental markets. If Cavell had built the cluster for sale, an extra permitting process would have been required, noted Mike Erdmann, CEO of the Home Builders Association of Marion & Polk Counties.

“The builder/developer would have to go through a ‘middle housing land division,’ ” Erdmann said, “which involves a land division process in order to split the parcel into individual units that can be sold separately, and that entails government application fees and delays that come with the approval process.

“You also have the survey, platting and title work involved in getting the final plat. You have to establish and record easements for shared driveways, utility laterals, common open space and similar features. Finally, you have to establish maintenance agreements for any common elements.”

When asked what the future holds for cottage clusters and middle housing Cavell said “I think we will see more of them.

Land is expensive. You could only build one unit on a lot for a long time. Now you can get more units in a property. It is definitely an efficient way to lessen sprawl. Whether it’s the right thing only time will tell.”

Trial and error Jed Bennett of Steve Bennett Construction also has tried his hand at middle housing in the Salem area. He noted a key advantage is that “middle housing allows the dividing of lots. You couldn’t do that 15 years ago.”

The land division process noted above proved a key challenge for Bennett.

“There are a lot of hoops to jump through.,” he said. “It took me seven months to divide one lot into two. I built the two units faster than it took to divide the lot.”

Bennett also noted the infrastructure challenges. On one project he couldn’t reach an agreement with an adjoining landowner on www.HomeBuildersAssociation.org

utility easements, forcing him to place his utilities underground – at a higher cost.

On one middle housing project in West Salem, Bennett had to deal with the issue of an alley at the rear of the property. The code mandated that the garages had to be built at the back of the lot near the alley, which left little or no room for a backyard.

“For renters, that’s fine,” Bennett said, “but it’s less so for owners.”

The other challenge that Bennett noted is linking the concept of middle housing with affordability, with the level of fees and permits rendering the latter goal harder to achieve.

Continued next page

MIDDLE HOUSING Definition: Middle housing refers to duplexes, triplexes, 4-plexes, cottage clusters and townhouses, with the “middle” noting that the housing types are between apartments on the high-density spectrum and singlefamily homes on the low-density side.

How we got here: In 2019, the Oregon Legislature passed House Bill 2001, which was signed by Governor Kate Brown and became law in 2020. The legislation required that middle housing be allowed in cities above 25,000 in population in zones that previously only allowed singlefamily homes.

How it is applied: Cities above 25,000 in population must allow ALL middle housing types, and towns between 2,500 and 25,000 in population must allow duplexes on each lot or parcel zoned for residential use, though nothing prohibits them from allowing other middle housing types as well if they choose.

winter 2026 chalkline 13

A MATTER OF CHOICE Continued from page 13 “We’re getting feed to death,” he said, adding that, like it did for Cavell, the fee structure made development for the rental market more advisable.

“But it’s a solution for those who want to build for rent as opposed to build for sale.”

Bennett also noted that on a project in Dallas, his permits, fees, SDCs (systems development charges) and CET (construction excise tax for schools) added up to $56,000.

“Unless you are getting your land for free, you just can’t do that,” he said. “In the future, we need to get a handle on the fees. It won’t solve itself. SDC fees are fixed in most communities, which puts more pressure on you trying to make the housing affordable.

“It’s amazing how much we pay in parks SDC fees, but I never see any parks being built.”

The big lot model Ryan Bloedel with Bloedel Custom Homes faced the same dilemma that Cavell did in terms of middle housing and the sale/ rental decision. He had a 13-lot subdivision ready to go in Keizer and chose to build duplexes on the 13 lots and rent them. That’s 26 units instead of 13.

Also, Bloedel noted, the middle housing types such as duplexes, triplexes and 4-plexes are built under the “residential” code.

Apartments are grouped under the more complex “commercial” code.

“The rental path made sense for us,” Bloedel said, adding that “we are making a concerted effort to try to develop our long-term rental portfolio.”

“Going with middle housing eliminates that learning curve,” Bloedel said. “Middle housing gives us 1,000% more flexibility when you look at the economics of it.”

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winter 2026 chalkline 15

New Product House Breaks Ground, Members’ Voices Get Louder Construction has started on the HBA’s 2026 New Product House, and while it will be a beautiful home in South Salem when it is finished, the most important work this project does will happen far away from the jobsite.

The New Product House is one of the primary ways the Home Builders Association funds its political action and government affairs work. The proceeds from the sale of this home are used to help elect local and state candidates who understand housing affordability, support efforts to expand housing production, and value the role of small business in Oregon’s economy. Every hour of donated labor and every discounted product that goes into this house helps amplify the voice of the HBA in city halls, county courthouses, and the state Capitol.

tackle barriers to housing production, who recognize that housing affordability is not just a slogan, and who see small construction firms and trades as employers and problem solvers, not targets. It allows the HBA to sit at the table with more influence, to build relationships over time, and to back up our advocacy with real support during election season.

This year’s project is being led by Andrew Wheeler of T. Wheeler Homes, who has stepped up as the volunteer builder for the 2026 home. The house is going up in Sorrento Estates, a new subdivision in South Salem. It will be roughly 2,300 square feet and designed in a Northwest Scandinavian style: clean lines, simple forms, generous natural light, and a focus on livable, efficient spaces. It will be a home that fits the market, but behind the architecture is a very specific purpose. This house exists so that our industry can have a meaningful, organized voice in the political decisions that affect whether homes like it can be built in the first place.

Andrew is actively seeking HBA members who are interested in donating or discounting labor and materials for the 2026 home. Framing, roofing, mechanical systems, windows, doors, finish work, flooring, cabinets, paint, concrete, landscaping, technology, and professional services such as title and lending support all have a place in this project. When you agree to help, you are not just helping to build a single house. You are helping to build the association’s capacity to defend your business and your customers over the long term.

Members know better than anyone that policy decisions drive what can be built, where it can be built, and what it will cost by the time it reaches the buyer. Land use rules, zoning, system development charges, permitting timelines, code changes, inspections, and local fees all stack up. When those decisions are made by elected officials who do not understand how housing is produced or who see builders simply as a revenue source, the result is fewer homes and higher prices. When those decisions are made by people who value housing supply and small business, we get a very different outcome.

It is easy to feel that one contractor or one supplier cannot do much to change state or local politics. The New Product House is proof that when members pool their efforts, the impact is real. A few hours from a crew, a discount on a package, or a contribution of materials becomes part of a complete home. When that home sells, the proceeds translate into campaign contributions, candidate interviews, policy work, and election support that no single company could realistically fund on its own. The house turns our collective effort into the resources needed to help elect people who will stand up for housing and for our industry.

That is where the New Product House comes in. The net proceeds from this project are directed to the association’s political work: supporting candidates who are willing to

At the same time, the project also reminds the public and policymakers that there is a strong, organized building community here. When local Continued next page

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New Product House Continued from page 16 officials tour the house, attend events connected to it, or read about it, they are reminded that there is an association behind it, with members who employ people, pay taxes, and want to be part of the solution to the housing shortage.

The New Product House gives us a concrete example to point to when we say we are serious about housing production and affordability.

If you or your company would like to be part of the 2026 New Product House, now is the time to get involved.

Andrew Wheeler is lining up trade partners, suppliers, and service providers who can help with specific phases of the work. To learn more about opportunities to donate or discount labor or materials, contact Andrew at 503-8812115 or reach out to the HBA office and we will connect you.

As construction moves forward in Sorrento Estates, the HBA will share updates in Chalkline and through other communications, including recognition of the companies contributing to the project. Members who participate will see their names associated not only with a well built home, but with the broader effort to keep housing issues and small business concerns front and center with decision makers.

The home in Sorrento Estates will be one more attractive, well designed house in South Salem. The real value, though, will be felt in council chambers, commission hearings, and legislative meetings, where the proceeds from this project help the HBA support candidates who share our priorities.

By helping build the 2026 New Product House, you are helping to build a stronger voice for housing affordability, housing production, and small business in Oregon.

Join Us February 10th: HBA Member Dinner Featuring NW Natural President Kim Rush The landscape for natural gas in Oregon is changing quickly, and those changes will have a direct impact on how our members design, price, and sell new homes.

That is why this month’s HBA Monthly Dinner is one you won’t want to miss.

bans or fees might affect their own projects, from single-family homes to multifamily developments.

On Tuesday, February 10th, members will gather at the Salem Convention Center to hear from Kim Rush, President of NW Natural. Kim will walk us through what she sees ahead for natural gas in Oregon, with a focus on how policy decisions at the local and state level could reshape the choices available to home builders and home buyers.

Beyond the program itself, the Monthly Dinner remains one of the best opportunities we have to connect with others in the industry.

The room will be full of builders, remodelers, subcontractors, Kim Rush, President of NW Natural suppliers, lenders, and other partners who share the same day-to-day challenges. A conversation over dinner often turns into a new subcontractor relationship, a referral, or an idea that helps a project move forward. For newer members, it’s an easy way to put faces to names and become part of the network that makes this association valuable. For long-time members, it is a chance to maintain relationships and stay visible with the people you count on for future business.

Communities around the state are already exploring ways to limit or discourage the use of gas in new construction. Cities like Ashland and Bend are considering “social impact fees” tied to gas appliances that could add thousands of dollars to the cost of including gas appliances in a new home. For builders, that kind of added cost changes the math on product choices, marketing, and ultimately, housing affordability. Kim will provide an insider’s view of these efforts, what is driving them, and how they may evolve over the next few years.

Just as important, she will talk about the role natural gas can continue to play in a balanced energy picture, and how NW Natural is responding to both regulatory pressure and customer demand. Members will have the chance to ask questions and get clarity on how potential 18 chalkline winter 2026

Register online at www.homebuildersassociation.org and make plans now to join us on February 10th at the Salem Convention Center. www.HomeBuildersAssociation.org

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2026 Legislative Session: UGB Flexibility, Property Rights and Tax Threats Oregon’s 2026 Legislative Session begins Monday, February 2 and runs on a short-session calendar that is scheduled to wrap up

by March 9. That tight timeline matters for our industry because major policy changes can move quickly, with limited time for amendments, coalition building, or course correction once a bill starts advancing.

For builders and developers, one of the most important storylines will be the Governor’s housing and land supply agenda. Governor Tina Kotek has previously advanced proposals aimed at giving cities more tools to add land for housing to urban growth boundaries, including a “one-time” mechanism for cities that need land and affordable housing to expand their UGB under defined conditions. As the 2026 session gets underway, we understand the Governor will again seek additional flexibility around UGB expansions and the process cities must navigate to bring more buildable land online. This is a core issue for housing supply, project feasibility, and long-term affordability, and it is one we will be watching closely from day one.

At the same time, we expect renewed pressure from land use advocacy organizations to move Oregon in the opposite direction.

Groups like 1000 Friends of Oregon have made clear that 20 chalkline winter 2026

“agricultural and forest land protection” remains a top legislative priority, and in recent sessions there have been proposals that would tighten rural land use rules and make it harder to site homes and conduct reasonable development on rural properties.

For our members, bills in this category are not abstract policy debates. They directly affect private property rights, the ability to build on legal lots, and the long-term capacity of communities to grow.

Another issue we are preparing for is an effort to restrict homeowners’ ability to use the mortgage interest deduction as a way to generate additional revenue for state spending priorities.

Previous proposals have included phasing out the deduction for higher-income households and limiting it to a primary residence only. Whatever the framing, reducing or narrowing the deduction is a direct hit to homeownership incentives and the broader housing market, and we will treat it accordingly.

The HBA will be active throughout the session, tracking bills, engaging with legislators, and working alongside partners to protect housing opportunity, buildable land supply, and the rights of property owners. We will keep members updated as the major bills are introduced. www.HomeBuildersAssociation.org

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Vital Statistics NEW RESIDENTIAL CONSTRUCTION

KEIZER

CENTRAL SUBURBAN SUBURBAN SE SALEM SALEM EAST—N EAST—S

SOUTH SALEM

WEST SALEM

MARION COUNTY

POLK COUNTY

TOTAL

Units Sold 12 Months to Date

2

5

22

137

46

12

40

173

66

503

Average Sales Price

$557,000

$465,380

$468,836

$449,817

$585,852

$712,987

$523,195

$503,405

$557,427

$508,335

Average Square Footage

2,319

1,994

1,568

1,854

1,869

2,151

2,190

1,947

1,706

1,892

Average Cost per Square Foot

$240

$236

$303

$246

$321

$329

$241

$263

$324

$273

Average Days on the Market

74

73

136

63

151

83

75

100

181

104

Currently Active Listings

6

1

9

9

21

9

7

83

31

176

Information Courtesy of Willamette Valley Multiple Listing Service

Sold Units — 12 Months to Date 800

Top Area Builders RANK

600

BUILDER

UNITS*

1.

DR Horton Inc.

169

2.

Lennar NW Inc

165

3.

Harrison Industries

37

4.

LGI Homes

36

5.

2020 Construction Group

29

6.

Wind River Homes

24

6.

Comfort Homes

24

6.

Holt Homes

24

9.

Fowler Homes

19

10.

Olsen Communities

18

400

200

2022

2023

Oct

Jul

Jan

2024

Apr

Oct

Jul

Apr

Jan

Jul

Oct

Apr

Jan

Oct

Jul

Apr

Jan

0 2025

Months of Inventory on Market 12 10 8 6 4 2

2022

2023

22 chalkline winter 2026

2024

2025

Oct

Jul

Jan

Apr

Oct

Jul

Apr

Jan

Oct

Jul

Apr

Jan

Oct

Jul

Apr

Jan

0

Data for all areas of Marion and Polk Counties. December 1, 2024 – November 30, 2025. Data compiled from building permits applied for through Salem, Marion County, Polk County, Woodburn, Monmouth, Dallas and Independence building departments.

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