CORE BUILT TALKS

NEW! Kitchen Functionality: The Work Triangle

Do you know what makes your kitchen functional?

If you struggle in your kitchen and feel like it restricts your work flow, you wouldn’t be the first and you won’t be the last person to feel that way. Our guide here will help you assess your kitchen and see what restrictive features there are. Functionality can look different for everyone, but one thing that has been used for years is the work triangle. This is: Your three most used zones in a triangle position creates a flow that is not interrupted by anything such as an island. For most, these three zones would be: the refrigerator, stove, and sink.

While there is no hard and fast rule on the measurements of the triangle there are some basic guidelines you can follow.

The total perimeter of your the zones should be between 12-24 feet
The distance between each zone should be between 4-8 feet

Keep in mind while assessing your own kitchen if there are any obstacles that restrict your work flow, and the amount of traffic your kitchen usually gets. This used to be a bigger issue before the L-shaped kitchen was first unveiled in 1929 by Psychologist and Industrial Engineer Lillian Moller Gilbreth. In fact she was the creator of the “work triangle” that inspired this blog topic. I highly suggest learning about her. This unveiling rushed in a new era of kitchen functionality, and today this is still a standard design for our kitchens.

Today kitchen functionality is more focused on innovative additions. Toe kicks that pop out as a step to reach those top shelves, sliding spice shelves that come down to you instead of you reaching for them, and there are so many more out there. These additions could take your kitchen from dysfunction to function and can avoid large remodeling projects. However, if you’ve assessed your kitchen and feel it's not worth the amount of functional additions you’d have to add, we can help you with figuring out your priorities for a full remodel.

Now that you’ve assessed your kitchen and have decided to at least look into a remodel, you should have these questions answered first. What do I use the most? Do I need additional work space? Do I need to add or remove an island? Do I need new appliances? Do I have sufficient storage? Do I want to move the sink? Do I need more outlets?

These questions will help you and your contractor when going through the design process, a process I urge you to go through. Inspiration photos are always a good idea! We want to see what your dream is.

If you are interested in the next steps we can help you go through the process. We work with you from the design stage through the finishing touches. Contact us through our website here or give us a call at (360) 507 - 2122.

Published 10/01/25

2025 Puget Sound Home Trends That Actually Save Money (and Headaches)

Homeowners around Puget Sound want comfort, low maintenance, and fewer surprises. Here are the 2025 upgrades that deliver—without gimmicks.

1) Comfort-first HVAC: heat pumps and zoning

Modern heat pumps give you heating + cooling in one quiet, efficient system. For remodels, ducted or ductless “mini-split” zones solve hot/cold rooms without ripping up the house. For new builds, a right-sized, zoned heat pump plus a heat-pump water heater cuts operating costs noticeably.

Core Built tip: Ask for a Manual J load calculation and room-by-room airflow plan before anyone quotes equipment. Oversized = noisy & short-cycling; undersized = uncomfortable.

2) Tight shell, fresh air: air sealing + ERV/HRV

Water is your home’s true enemy. A tight building envelope (air sealing, advanced flashing, quality windows) prevents moisture-laden air from sneaking into cavities. Pair it with balanced ventilation (ERV/HRV) so the house “breathes” on your terms, not through gaps.

What you’ll notice: Fewer drafts, quieter rooms, better indoor air quality, and lower bills.

3) Durable, low-maintenance exteriors

Puget Sound = wet + green. Fiber-cement siding (e.g., lap or panel with rainscreen), metal or high-quality architectural shingles, and composite or PVC decking hold up beautifully, especially near trees and salt air.

Pro detail: Add a rainscreen gap behind siding for drainage and drying. It’s invisible but crucial.

4) Outdoor living that lasts: waterproof decks & proper drainage

Rooftop decks, balconies, and over-living-space patios need more than pretty surfaces: they need a membrane system and a drain path. PVC membranes (like Dec-Tec) shine in our climate, but they must be installed with positive slope, scuppers/drains, and edge metal to keep water moving.

Homeowner checklist:

Slope to drain (at least 1/4” per foot where feasible)
Overflow scupper (backup path)
Periodic cleaning to keep drains clear

5) Kitchens that work harder: induction, task lighting, smarter storage

Induction cooktops are fast, precise, and excellent for indoor air quality. Pair them with quiet, high-capture ventilation, layered task/ambient lighting, and custom storage (tray dividers, pull-out pantries). You’ll actually cook more because the space works.

6) Healthy, low-VOC finishes

Low- or no-VOC paints, adhesives, and sealants reduce odors and irritation. Add hard-surface flooring in high-traffic areas for easier cleanup and better durability with pets, sand, and mud.

7) ADUs & multigenerational layouts

Whether for income or family, ADUs/DADUs are surging. Think privacy lines (separate entries), noise control (insulation + resilient channels), and separate hot water so nobody fights showers.

What this means for your project with Core Built

Feasibility first: We model comfort, moisture, and maintenance from day one.
Detail-driven: Flashings, air barriers, rainscreens, and slopes get as much attention as finishes.
Transparent budgets: We price the must-haves (protection & performance) before the nice-to-haves.

Planning a remodel or custom home in Kitsap, Mason, or Pierce County? Book a 15-minute discovery call with Core Built Construction. We’ll align budget, comfort, and durability before design even starts.

Pre-approved ADUs + “middle housing” rollout in Pierce County (esp. Tacoma)

Can I Build a Pre-Approved ADU in Tacoma or Pierce County? Costs, Timelines, and What Fits on My Lot

Accessory Dwelling Units (ADUs)—backyard cottages and garage conversions—are having a moment in Pierce County. Homeowners want flexible space for family, guest stays, or rental income without changing neighborhood feel. What’s different in 2025 is how much easier it’s getting to say “yes” to an ADU—especially inside Tacoma—provided your lot, utilities, and drainage plan make sense from the start. This post explains the current landscape, what to check on your property, and how Core Built moves projects smoothly from feasibility to permit to move-in.

What changed in 2025 (and why it matters)

Tacoma launched pre-approved DADU plans to speed permitting and cut design costs. There are multiple base models with options for rooflines and siding; applicants choose a city-vetted design, then add site-specific details. It’s a practical shortcut for lots that fit the geometry of these plans.

At the same time, cities across Washington are updating local rules to reflect the state’s “middle housing” direction—more small homes on existing lots, streamlined reviews, and fewer barriers like extra parking in transit-served areas. The Department of Commerce has implementation guidance live now, and local jurisdictions (including Pierce County) are aligning codes. For homeowners, that usually means clearer expectations and fewer one-off hurdles if your plan is clean.

Pierce County also pushed through broader land-use and housing code updates tied to its 2024 Comprehensive Plan (effective Feb 1, 2025). Practically speaking, that means development standards and review processes are being modernized—good news for small infill like ADUs, cottage housing, and lot-fit designs.

Will my lot work? Start with three screens

1) Zoning & fit. Confirm your jurisdiction (Tacoma, Gig Harbor, Puyallup, or unincorporated Pierce) and zoning. Look at allowed ADU types (attached vs. detached), maximum size, height, and setbacks. In Tacoma city limits, check whether a pre-approved plan’s footprint will fit your lot; if not, a simple, well-detailed custom is just as viable.

2) Utilities & access. Map how you’ll reach sewer or septic, water, power, and communications. On sewered lots, look for the shortest, least disruptive trench paths; on properties with septic, verify capacity and protect reserve areas before anyone draws floor plans. Check driveway slopes, alley widths, and where construction staging will go so you don’t crush roots or block drainage.

3) Stormwater & drainage. In Pierce County, stormwater expectations are specific and enforceable. Your ADU might be small, but the water it sheds is not. Plan positive drainage, pick an approved discharge method (dispersion, infiltration, or connection where allowed), and make sure your details match the county manual and local guidance. Showing reviewers a clear path for runoff is one of the fastest ways to keep your permit moving.

Budget and timeline: set expectations early

Detached DADUs cost more than garage conversions because you’re adding foundation, utility runs, and site work, but they win on privacy and flexibility. Your big swing items are site conditions (slopes, trees, access), utility distances, and stormwater features (dispersion trenches, dry wells, or other approved methods). On timeline, expect weeks for feasibility/design, variable permitting windows by jurisdiction, and months for construction. We sequence to season—rocked construction entrance in first, erosion controls before disturbance, trench once for all utilities, stabilize soils quickly—so weather doesn’t undo your progress.

How Core Built keeps ADUs predictable

Our process is boring by design—and that’s a compliment in construction. We start with a quick lot screen (zoning, setbacks, utilities, and stormwater). If the lot passes, we propose either a pre-approved design (when it fits) or a compact custom tuned to your site. We write a short drainage narrative, coordinate utility routes, and package documents so reviewers can say “yes” on the first read. During construction, we protect trees and soils, keep water moving off the site, communicate weekly, and close out cleanly. The result looks simple from the outside: fewer surprises, fewer change orders, and a comfortable space that earns its keep on day one.

Next step: if you’re in Tacoma, Gig Harbor, Puyallup, or unincorporated Pierce, book a 15-minute ADU feasibility call. We’ll confirm what fits on your lot, outline a budget window, and map the fastest permit path.

How to Successfully Begin Your Custom Home Journey in Mason County

Imagine waking up each morning in a home that perfectly reflects your style, needs, and personality, nestled within the breathtaking beauty of Mason County. With lush forests, serene waterways, and a vibrant community atmosphere, this area offers an ideal setting for your dream home. But, where do you begin? Let's dive into a clear and engaging roadmap to kickstart your custom home-building adventure.

1. Clarify Your Vision

Every dream home begins with clarity. Take time to visualize:

Architectural Style: Whether it's contemporary elegance, classic farmhouse charm, or rustic retreat vibes.
Space Planning: Consider daily routines, number of family members, entertainment needs, and future expansions.
Essential Amenities: Sustainable energy systems, smart home technology, gourmet kitchens, and outdoor living areas.

2. Establish a Comprehensive Budget

A clear budget sets realistic expectations and prevents surprises down the road. Ensure you factor in:

Land acquisition
Design and architectural fees
Site development and infrastructure
Building permits
Actual construction costs
Interior finishes and landscaping
Contingency funds for unforeseen expenses

3. Find the Perfect Piece of Land

Mason County boasts diverse properties—from waterfront havens along Hood Canal to serene woodland parcels. Work closely with local real estate professionals who can match your lifestyle preferences and guide you through purchasing the ideal location.

4. Partner with the Right Professionals

Selecting your builder and design team is paramount. Prioritize builders who:

Have extensive local expertise and solid reputations.
Offer transparent, detailed communication and honest timelines.
Provide clear, itemized proposals and contracts.

Core Built Construction delivers personalized attention, professional excellence, and complete transparency, ensuring your vision becomes a beautiful reality.

5. Navigate Mason County's Regulations with Ease

Every county has its own zoning laws, building codes, and environmental regulations. A seasoned local builder will seamlessly navigate these complexities, streamlining your permitting and compliance process.

6. Collaborative Design & Thoughtful Planning

This phase transforms ideas into detailed plans. Work hand-in-hand with your architect and builder to finalize layouts, elevations, and finishes. Incorporate modern, eco-friendly solutions to enhance long-term efficiency and home value.

7. Building Begins: Stay Informed, Stay Excited

During construction, consistent communication is key. A reputable builder will:

Provide regular progress updates
Schedule walkthroughs to review progress
Encourage your involvement and feedback throughout each phase

8. Final Inspections, Approvals & Move-In Day!

As construction wraps up, thorough inspections and detailed walkthroughs ensure everything aligns perfectly with your expectations. Once approved, it’s time to celebrate—the keys to your dream home are finally yours!

Why Mason County Homeowners Choose Core Built Construction

At Core Built Construction, we pride ourselves on standing apart from typical home-building experiences. Our team emphasizes craftsmanship, clear communication, and community-focused values, ensuring your journey from vision to completion is smooth, enjoyable, and memorable.

Ready to Bring Your Mason County Home Vision to Life?

Reach out today—let’s discuss your plans, answer your questions, and begin turning your dream into reality. Your perfect Mason County home is just a conversation away.

Kitsap County ADUs: What’s Trending and How to Avoid Permitting Surprises

Kitsap continues to open doors for ADUs—great news for homeowners in urban and rural areas alike.

Interest in ADUs is surging across Kitsap County, from compact urban lots to wooded rural parcels. The draw is easy to understand: a small, efficient home that supports family, generates income, or future-proofs your property. The path to a great outcome in Kitsap starts with two things homeowners often overlook—septic design and stormwater—and a third that keeps the whole process moving: a tidy, code-cited submittal.

Because much of Kitsap is on septic, capacity checks happen up front. Added bedrooms or fixtures can push a system beyond its design limits, and moving or expanding a drainfield after you’ve designed an ADU is a costly detour. We coordinate early with the designer to protect reserve areas and keep your building footprint practical. At the same time, we plan drainage. Even a small cottage can upset yard patterns, and downspout dispersion, swales, or infiltration features—selected to fit your soils—prevent wet basements, soft driveways, and erosion headaches later.

Design choices matter in our climate. We favor exteriors that dry quickly and stay good-looking with minimal upkeep: fiber-cement siding over a rainscreen gap, sturdy roofing with clean water paths, and decks or balconies built like tiny roofs—complete with waterproof membranes and real drains instead of wishful thinking. Inside, we specify heat pumps for quiet comfort and low operating cost, pair them with balanced ventilation for healthy air, and choose durable finishes that shrug off wet boots and kid traffic.

On the permitting side, clarity is speed. Kitsap’s submittal checklists are your friend, and a clean package—survey or site plan, grading and drainage, energy/ventilation notes, and any septic paperwork—keeps reviews focused. Some local jurisdictions are exploring pre-approved plan libraries to save homeowners time and design dollars; when those fit your site and goals, we’ll suggest them. Whether you’re in Bremerton, Poulsbo, Port Orchard, Bainbridge, or unincorporated county, our approach is consistent: confirm constraints early, design to the lot instead of against it, and submit once—properly.

Thinking about an ADU in Kitsap? We’ll start with feasibility, give you an honest budget range, and lay out a step-by-step plan so permitting—and building—feel predictable.

2025 South Sound Trend: Heat Pumps + the New WA Energy Code — What Smart Remodels Need to Plan For

Washington’s 2021 Energy Code (effective Mar 15, 2024) keeps pushing homes toward higher efficiency, and in practice that means heat pumps (for space and often water heating) are becoming the smartest default for remodels and custom homes

Why this matters for South Sound homeowners

Quieter comfort, year-round. Modern air-source heat pumps heat efficiently in winter and cool in summer (nice during smoke/heat events).
Fits the code trajectory. The current WA energy code rewards efficient equipment and envelopes; it’s easier to pass review when your system aligns with that path.
Real money on the table. Tacoma Power, PSE, and Mason PUDs are offering rebates; federal 25C tax credits can stack on top (with rules). Many households can offset thousands of dollars.
County-by-county: what help is actually available?

Pierce County

Tacoma Power: rebates for qualifying heat pumps (higher amounts for income-qualified customers). Exact rebate levels vary by system and program year—check current TPU tables before you buy.
PSE territory (Bonney Lake, Gig Harbor, etc.): heat pump rebates for upgrades and conversions; see PSE’s current qualifying lists and amounts.

Kitsap County

Predominantly PSE service: similar heat pump rebates; check model eligibility + contractor participation.

Mason County

Mason PUD 3 and Mason PUD 1 both run residential heat-pump incentive programs (ducted or ductless), with specific efficiency and installation requirements.

Federal Tax Credit (25C, through Dec 31, 2025)

Up to 30%, capped at $2,000 for qualifying heat pumps; certain other envelope upgrades also qualify (with separate caps). You must subtract public utility rebates from the project cost before calculating the credit.

Remodel scenarios that pencil right now

Electric furnace or baseboards → heat pump: biggest utility bill drop; often the richest rebates.
Older gas furnace + no AC → heat pump + ERV: code-friendly, adds cooling, and can stabilize indoor air quality.
Addition or upstairs that never heats/cools evenly → ductless head(s): targeted comfort without redoing the whole house. Mason/Kitsap/Pierce PUD/utility programs commonly include ductless measures.

How the code affects your project schedule

Permitting & inspections look for an energy-compliant package (equipment efficiency + credits path, duct leakage limits, envelope specs). When your system choice matches the code path, comments are fewer and timelines are cleaner.
Paperwork order matters: estimate → rebate pre-check (when required) → permit → install → inspection → final rebate submission + 25C paperwork.
Budget signals (so there are no surprises)

Equipment & install: varies by tonnage, duct work, and zoning (multi-head vs single).

Electrical: panel/breaker upgrades (sometimes none); dedicated circuit runs.

Pad & placement: snow lifts, condensate routing, line-set concealment.
Optional IAQ: ERV/HRV, upgraded filtration, smart thermostats.
Credits/rebates: we confirm your utility (Tacoma Power, PSE, Mason PUD 1/3) and line up the 25C tax credit where eligible.

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