Family remodel clashes with MLT building code. Is there a solution?

Lauren Wolfe found the Mountlake Terrace house. Outbid and outpriced for months, Lauren and her husband Taylor couldn’t believe their luck and jumped on the 925-square-foot cinder block house with a very big backyard on La Pierre Drive, close to a greenbelt and Candy Cane Park. 

That was in 2021. Son Elliott was born late 2023, and son Parker joined the family in late 2025.

Suddenly, 925 square feet felt compact. They wanted one more room and a second bathroom. 

Taylor found an architect and a contractor and got all the financing lined up. That’s when the couple ran smack into the Mountlake Terrace City building code.

The code states that remodel requirements are based on the current assessed value of the house. If the proposed remodel is more than 50% of the home’s current assessed value (excluding land), the owner must bring the entire house up to code for safety.

So now the cost and work related to the remodel includes the remodel plus code upgrades for the entire house, not just the remodeled portion. Safety work includes substantial structural improvements like wall bracing (not something cheap like installing a carbon dioxide alarm.)

Lauren and Taylor’s house is assessed at $125,000. The remodel is priced at $135,000. The entire cinder block house must be brought up to safety code to get approval for the remodel. The remodel just got a lot more expensive.

After multiple failed trips to the permitting department, a frustrated Taylor pleaded his case during public comment at the July 2 City Council meeting – a first for him. 

“We had neighbors who went to Council when we lost the playground equipment at Candy Cane park so I decided to give it a try,” he said.  

Taylor’s argument was three-fold: 

• Most of the houses on his charming street were exactly the same: Post-World War II cinderblock homes that would likely, in the coming years, also need a remodel to accommodate young families like his. This code was cost-prohibitive and would discourage future families. 
• The cost of a remodel has grown exponentially in recent years due to inflation and the cost of materials. A 50% threshold seemed unrealistic.
• A house located two doors down from the Wolfes was big already, so an addition wouldn’t carry the same assessed value cost burden for a remodel. That seemed inequitable. 

Mayor Steve Woodard and Councilmember Bryan Wahl appeared sympathetic at the end of the meeting when commenting and thanking Taylor for sharing his problem. 

City code

The Wolfe family and Mountlake Terrace agree on one thing: Renovating homes for the next generation of Mountlake Terrace families is important. 

But it looks different for each of them. For Mountlake Terrace, it’s about safety. For the family, it’s about modern living. 

City officials say the code was created with homes like this in mind. These cinder block structures were built in the 1950s before earthquake safety was considered. “It’s [the code] only [focuses on]life/safety items. So it doesn’t include the new energy code or other codes,” City Manager Jeff Niten said. 

“We don’t want to pass these [life/safety] deficiencies [on] to a new generation of homeowners,” Niten said.

The Wolfe family says the next generation of families need more space in general and a modern work-from-home world. 

The Wolfe family’s concern that the 50% threshold is too low when inflation and materials are on the rise is a valid one. The City notes several surrounding cities have the same threshold. But that could be changed. Cities have that flexibility.

Can this remodel be saved? 

The state has mandatory building codes. The City has some flexibility within those codes.

After Taylor Wolfe went to the Council, Niten and City staff began researching options. The City could raise the assessed-value threshold to something higher, like 75%. Or the City could limit the value of life/safety upgrades to 10% of the total remodel cost. That would require a prioritized list of most- to least-important safety measures. Those were just two ideas the City had after hearing Taylor’s dilemma.

“We’ll get a general idea of how Council wants to address it,” Niten said.  After that, a draft ordinance can be written and put before Council for a vote. 

But that may not be enough for the Wolfe family. It may still cost too much.

Should this family move? 

Lauren and Taylor don’t just love their neighborhood. They really, really love their neighborhood. 

Plus, Elliott has an above-ground fishing hole where he catches crawdads and their cattle dog, Blue, has plenty of space to spin in endless excited circles. 

More importantly, Elliott’s childcare is seven houses away. The neighbor across the street just retired and helps Lauren find some free time. They also have a next-door neighbor, Lynn, who is known as  “Apple” because that’s her favorite fruit to give Elliott. And everyone enjoys Candy Cane Park. 

What’s next

City Manager Niten was glad Taylor came to Council. He wants government to be transparent and residents to feel comfortable sharing their concerns. He wants to keep these conversations going. Mountlake Terrace is scheduled to start its Council Chat series Aug. 12.

Watch for possible code discussions on a future Council agenda this summer and early fall.