North Seattle Townhomes
Townhome Construction
#1 Common Question – The Sound Barrier Between the units:
First – Remember that the buildings are all built to City of Seattle Code…which is generally right in line with IBC (International Building Code). Aka…the builders have the same minimum standards that they must meet. But contractors using the same materials may not always net you the same result. Think of fishing – some fisherman are just better at catching the fish…some contractors are just better, more attentive, and more experienced…the end result is a better product.
That being said here is a basic outline of what you’ll see.
Double Wall Construction is the code for most applications. I do occasionally see the staggered walls in closets, etc. but I don’t believe you can build a Zero Lot Line Townhome in Seattle with the staggered wall design separating the living spaces between units. The single wall construction is what you see in homes, without a commonwall, and in some older condos, apartments, etc (hence part of the reason you need to be very careful if you buy a condo conversion).
The sketch above shows a Double Stud Wall – aka Double Wall Construction. As a general rule you’ll see these done with two insulated 2×4 walls separated by a 1″ airspace and drywall applied to the outside face of both walls (the face you see when you are in the room). In most applications the floor is continuous between the units…thus you will get some bass sound transmission. But this type of design has multiple densities and thus drastically reduces what you’ll hear from your neighbor. But home design and building construction also count…more on that later.
#2 Common Question is Hydronic Heating Efficiency and how it works:
Most Townhomes use Hydronic Heating. Hydro meaning water. Thus a water heater is used to heat the water, that water then flows to a wall mounted blower unit. When heat is needed in a particular room the blower turns on (based on where you set the thermostat) and air blows over the heated coils giving you hot air into the room. These systems are very efficient because they allow you to control the heat in each area independently.
The system includes the following: A recirculation pump so that the water doesn’t get stagnant. Depending on the design you could have a tankless hot water heater (a burner heats the water as it goes by) or a more common water tank. A temperature reducing system – because the water is heated above drinking temperature…so there is a temperature reducer for your showers, etc. so that you don’t get scalded. A pressure regulator/reducer so that the spikes in water pressure from the city don’t ruin your heating system (pretty typical in all homes). In a nutshell they look complex, but are actually very simple and effective.
#3 Common Question is Built Green:
Most Townhomes are close… The hydronic heating systems give numerous points, the commonwall means you aren’t heating one main wall of your home to counteract the outside ambient temperature, the walls are well insulated, windows are well insulated, and generally there is a good mix of recycled or efficient products in the home – Energy Star Appliances, Engineered Hardwoods, Carpets made with recycled products, etc. As a general rule they are just more energy efficient than a typical single family home (way more efficient than what was built even 10 years ago).
But for all the built green information take a look at: http://www.nahbgreen.org/whoisgreen/homeowners.aspx.
A few sidebar points:
Construction Standards:
All new construction in the City of Seattle has to conform with the City’s building requirements. The vast majority of those requirements are drawn directly from the International Building Code (IBC) and as such there is a pretty consistent minimum standard for all homes built within the city.
Construction Quality:
The minimum standard controls things like the insulation value of the products put in your home, the acceptable framing distance between boards, the size of boards, hallway widths, ceiling heights, etc. What it doesn’t account for is quality…not only the quality of construction, but also the quality of the original design.
Imagine hiring my 12 year old to frame your house…with a little direction he could put the walls up to the IBC code…but would he have as true a wall or a tightly nailed joist like a true craftsman…not a chance. The craftsman’s work should result in less screw pops, floor squeaks, drafts, etc. This is just one example…I’ve seen great framing crews, and awful framing crews…both did the job to code…but what a difference. Remember a craftsman isn’t always going to look like someone out of a Norman Rockwell painting.
A good agent can help you delineate the difference in quality if you need the help.
Material Selection:
Once again it makes a difference. I worked as a design engineer in the window industry for years…I can tell you there is a HUGE difference in quality between companies, and a large difference in capability and quality even within a company (Lexus vs. Toyota…Same basic company, different perceived quality – Yugo vs. Porsche different companies…but selling products that are meeting the same government standards). There are great value products out there, and there are products to avoid. Sometimes you’ll pay a little extra per squarefoot to get a better product.
What is a Zero Lot Line Townhome?
A Zero Lot Line Townhome has NO HOME OWNER DUES – Why?
Because you own the land underneath it…like any other home. Homes don’t have Home Owner Dues…you’re buying a house with a Zero Lot Line Townhome…not a condo.
Don’t I own the Land Underneath a Condo?
Kind of – you own a share of the overall property that all the condos sit on…not the land specifically under your unit.
Can’t a Condo also be a Townhome?
Yes – Some will call a multi-level unit with a Commonwall a townhome regardless of whether it is a Condo or a Zero Lot Line Townhome. Others will call the Condo variety a Multi-Level Condo. There has been some confusion on this point. In the northwest we didn’t really start to see Zero Lot Line Townhomes until the mid-1990’s.
What is a Zero Lot Line Townhome Exactly?
It is essentially a single family home with a side yard setback of Zero feet (as opposed to 5′ like most homes). Thus you have an adjoining wall with your neighbor…but your property line goes right down the center of that wall. That Zero Feet of setback is where the name Zero Lot Line comes from. Instead of 5′ off the lot line, you’re zero feet off.
Won’t I hear the neighbor?
Code requires double wall construction, and calls for both walls to be insulated and fireproofed. This is one area where a quality builder helps, but as a general rule you won’t hear much. In fact if you compare it to some of the older Seattle Homes you may hear less of your neighbor.
How could I hear less of my neighbor?
Typically you get more home for your money in a Zero Lot Line Townhome. You get a better insulated home with newer windows in a great spot. In some of the older Seattle homes you’re dealing with single pane windows and uninsulated walls…you literally could hear more from your neighbor than in this type of structure… Trust me, I’ve owned quite a few of the older Seattle homes…and currently own a townhome…the townhome is quieter (even with three kids next door).
What is Double Wall Construction?
Generally double wall construction is two insulated 2×4 walls with a one inch airspace in between. Because you have a layer of drywall on each side, insulation, and air space it cuts out many of the frequencies. Some sound will make it through…but it really is pretty impressive how little. In some cases we can take a loud stereo with us so you can test the sound level before you buy.
What Else do I need to know about the construction?
Construction quality and design play a large factor in any home purchase. Having designed and built townhomes I can point out the advantages and disadvantages of the different designs. There are a number of little things to look at.
Why not a condo?
I’m not saying don’t buy a condo…just know that when you do you’ll have home owner dues, a home owner association, more restrictions on how you use the property (but also more on how your neighbor does), and depending on the year the condo was built you could have other issues to deal with.
What other condo issues?
With condos you have to be very careful to read the Resale Certificate, or Public Offering Statement (both are required by law to be provided to you for your review). Read the meeting minutes, know the rules, know if Special Assessments are coming. With a new condo you are subject to Washington State’s Condo Litigation Laws…in essence just plan on your condo suing your builder if it was built within the last 4 years (just seems to be the way things are going). I’ve sold over 50 condos…I can guide you through the process…there are great ones out there…you just need to be a bit more cautious about the things you don’t see when you physically look at the structure. Also, be careful that the condo you buy isn’t a conversion…or if it is that is OK…so long as it is priced appropriately. Also keep in mind that double wall construction didn’t used to be code…and there is some variance with that requirement for conversions…so call a good agent…even if it isn’t me…it is too much money to make a mistake.
What stops my neighbor from painting his half orange?
When you buy a Zero Lot Line Townhome your title includes what is called a Commonwall Agreement. This protects you from that exact thing happening. Now if you and your neighbors decide you want to paint the home orange…then have at it…so long as you are all in agreement. This Commonwall Agreement is pretty standard legal “boilerplate” at this point…but still it is worth your reading and understanding it.
What if I want to paint the inside Orange, or remove a wall?
No worries on the Orange paint – it is your place. Generally the Commonwall Agreement will require your neighbors approval prior to removing a wall…it is to protect everyone and make sure you don’t damage the structure.
What about if the roof leaks?
Once again this is covered by the Commonwall Agreement. As a general rule if it is a small leak over you’re unit you’d fix it. If it requires significant work then both parties pay.
Is there a Home Owners Association?
No, typically not. With a condo they may tell you you can’t rent, can’t have a dog over 35 pounds, etc. etc. With a Zero Lot Line Townhome you won’t have those types of restrictions.
What about financing?
That is another beauty of a Zero Lot Line Townhome. Condos have to be FHA approved, which is becoming difficult – Townhomes you don’t have that issue…remember they are treated like a single family home. It is easy to get 3 1/2% down financing…and even possible to get Zero Down (you just don’t hear about it as much as you used to…but it is still out there).
What would you buy?
Well…I’d buy either…but I’ve owned a number of zero lot line townhomes and never owned a condo…so I’m biased. I’ve sold dozens of both. Personally knowing what I know now I’d be hesitant to buy a newer condo…just because I’m not a big fan of Washington State’s Condo litigation laws. They are written in such a manner that the Home Owners Board could be construed as liable if they don’t sue the builder (a point for the lawyers to argue…but that is my take). I talked to one of the original draftees of the law…that was at least a few of the draftee’s goal. After all it has kept them employed for quite some time. As one who worked as an engineer in the window industry I can tell you with a very high level of confidence that not all the suits have grounds…the buildings were built good enough to easily handle our climate for decades.
Let me help you in your Seattle home search…or if you’re selling your home contact me for a free competitive market analysis.
Townhomes@CoryBrandt.com or Text/Call (206) 419-CORY (2679)
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