Kelso, Washington, offers a delightful blend of scenic beauty and a tight-knit community that’s captivating hearts across the Pacific Northwest. Vibrant with local culture and natural attractions, Kelso presents an inviting space that effortlessly combines the benefits of small-town living with a dynamic lifestyle enhanced by friendly neighbors
and local events.
The great outdoors is a cornerstone of life in Kelso, where the landscape is picturesque and the spirit of adventure is ever-present. Residents appreciate the close proximity to the stunning woodlands and the serene banks of the Cowlitz River, perfect for fishing, kayaking, or simply soaking in the tranquil surroundings. For those who love hiking, the nearby trails promise breathtaking views
4 | HelloKelso, Washington • Spring Issue
Hello Kelso, Washington • Spring Issue |5
Discover the Charm of Kelso, Washington
and invigorating escapades.
Kelso's welcoming atmosphere spills into its charming downtown area, which is a hub of activity and warmth. Locally-owned shops and eateries line the streets, offering everything from handcrafted goods to delightful cuisine that highlights the bounty of the Pacific Northwest. Community events throughout the year, such as live music performances and seasonal festivals, enhance the sense of belonging and joy.
Education is a priority here, with schools and community learning centers dedicated to nurturing curiosity and talent. Combined with a peaceful yet lively suburban vibe,...
Discover the Charm of Kelso, Washington: A Welcoming Community Awaits
Kelso, Washington, offers a delightful blend of scenic beauty and a tight-knit community that’s captivating hearts across the Pacific Northwest. Vibrant with local culture and natural attractions, Kelso presents an inviting space that effortlessly combines the benefits of small-town living with a dynamic lifestyle enhanced by friendly neighbors and local events.
The great outdoors is a cornerstone of life in Kelso, where the landscape is picturesque and the spirit of adventure is ever-present. Residents appreciate the close proximity to the stunning woodlands and the serene banks of the Cowlitz River, perfect for fishing, kayaking, or simply soaking in the tranquil surroundings. For those who love hiking, the nearby trails promise breathtaking views and invigorating escapades.
Kelso's welcoming atmosphere spills into its charming downtown area, which is a hub of activity and warmth. Locally-owned shops and eateries line the streets, offering everything from handcrafted goods to delightful cuisine that highlights the bounty of the Pacific Northwest. Community events throughout the year, such as live music performances and seasonal festivals, enhance the sense of belonging and joy.
Education is a priority here, with schools and community learning centers dedicated to nurturing curiosity and talent. Combined with a peaceful yet lively suburban vibe, Kelso is an ideal place for families, retirees, and anyone seeking a harmonious balance of leisure and community spirit.
Featured Story
Myth vs. Fact: You Need 20% Down
A widespread belief among prospective buyers is that purchasing a home requires a 20 percent down payment. For many individuals, especially first-time buyers, the idea of saving such a significant amount creates the impression that homeownership is years away or entirely unattainable. This misconception
has discouraged countless families from exploring their options and understanding what is required to enter the housing market. In reality, modern lending programs offer a variety of solutions that make buying a home far more accessible than many people realize.The tradition of a 20 percent down
6 | HelloKelso, Washington • Spring Issue
Myth vs. Fact: You Need 20% Down
A widespread belief among prospective buyers is that purchasing a home requires a 20 percent down payment. For many individuals, especially first-time buyers, the idea of saving such a significant amount creates the impression that homeownership is years away or entirely unattainable. This misconception has discouraged countless families from exploring their options and understanding what is required to enter the housing market. In reality, modern lending programs offer a variety of solutions that make buying a home far more accessible than many people realize.
The tradition of a 20 percent down payment developed decades ago because it reduced a lender’s financial risk and allowed borrowers to avoid private mortgage insurance. While contributing this amount remains advantageous for buyers who wish to minimize their monthly mortgage payments and reduce total interest paid over the life of the loan, it is no longer a universal requirement. Many conventional mortgage products allow qualified borrowers to purchase with as little as 3% down. In addition, government-backed loan programs provide even greater flexibility. FHA loans typically require only 3.5 percent down, while VA and USDA loans may allow eligible buyers to purchase a home without any down payment at all.
Beyond these mortgage options, a wide range of down payment assistance programs are available to help bridge the gap between personal savings and the funds needed to close. These resources include grants, forgivable loans, and deferred-payment programs explicitly designed for first-time buyers, moderate-income households, and purchasers in targeted areas. An experienced lender can provide essential guidance in evaluating these options and identifying programs that align with a buyer’s financial profile and long-term goals.
Dispelling the 20 percent down payment myth enables buyers to approach the home buying process with confidence and clear expectations.
By taking the time to research modern lending solutions and assistance programs, many prospective homeowners discover they are in a stronger position to purchase a property than they previously thought.
Sue Lantz
payment developed decades ago because it reduced a lender’s financial risk and allowed borrowers to avoid private mortgage insurance. While contributing this amount remains advantageous for buyers who wish to minimize their monthly mortgage payments and reduce total interest paid over the life of the loan, it is no
longer a universal requirement. Many conventional mortgage products allow qualified borrowers to purchase with as little as 3% down. In addition, government-backed loan programs provide even greater flexibility. FHA loans typically require only 3.5 percent down, while VA and USDA loans may allow eligible buyers to purchase a home without any down payment at all.Beyond these mortgage options, a wide range of down payment assistance programs are available to help bridge the gap between personal savings and the funds needed to close. These resources include grants, forgivable loans, and deferred-payment programs explicitly designed...
Dispelling the 20 percent down payment myth enables buyers to approach the home buying process with confidence and clear expectations.
About the Author
After selling our local Windermere office in November of 2011, I am excited to be working with buyers and sellers again. As former owner and designated broker of the company for twelve years, I have assisted agents with the most difficult real estate transactions. I look forward to using my 33 years of expertise to help clients in the most professional, caring way possible.
Experience, communication, and hard work are what most buyers and sellers look for in a real estate professional, an...
HelloKelso, Washington • Spring Issue |7
Signs It Is Time to Replace Your Furnace or Heat Pump
When a furnace or heat pump begins to lose its ability to keep a home comfortable, the first instinct is often to schedule another repair. In some cases, that makes sense. But when the system is old, inefficient, or breaking down frequently, repairs may be little more than a temporary fix. At some
point, replacement becomes the smarter choice, saving both money and frustration in the long run.In the Pacific Northwest, heating systems work hard through damp, chilly winters. Moist air and fluctuating temperatures can put stress on components, and over time, that stress begins to show. A
8 | HelloKelso, Washington • Spring Issue
Signs It Is Time to Replace Your Furnace or Heat Pump
When a furnace or heat pump begins to lose its ability to keep a home comfortable, the first instinct is often to schedule another repair. In some cases, that makes sense. But when the system is old, inefficient, or breaking down frequently, repairs may be little more than a temporary fix. At some point, replacement becomes the smarter choice, saving both money and frustration in the long run.
In the Pacific Northwest, heating systems work hard through damp, chilly winters. Moist air and fluctuating temperatures can put stress on components, and over time, that stress begins to show. A well-maintained furnace or heat pump can last around 15 years, sometimes a little longer. Once a unit reaches that age, however, its efficiency often declines and repair needs tend to increase.
One of the clearest signs that replacement is worth considering is age combined with performance issues. An older furnace may still run, but if it struggles to heat the home evenly or takes longer than it used to reach the set temperature, it is likely using more energy than necessary. Heat pumps, which operate year-round for both heating and cooling, can show their age in the form of longer run times, weaker airflow, or difficulty maintaining comfort on the coldest days.
Frequent repairs are another warning sign. If you find yourself calling a technician multiple times in a single heating season, it may be time to compare the cost of continued service with the cost of a new system. Small parts like igniters or capacitors can be replaced fairly easily, but repeated failures of major components such as blowers, compressors, or heat exchangers point toward a system that is nearing the end of its useful life.
When repair bills start to stack up and efficiency drops, replacement often becomes the most cost-effective choice.
Energy costs are an important part of this equation. As systems age, their seasonal efficiency ratings are often far lower than modern models. A furnace that was considered efficient 15 years ago may now be operating at 70 to 80 percent efficiency, meaning 20 to 30 percent of the fuel it consumes is wasted. New high-efficiency furnaces can reach efficiency ratings of 95 percent or higher, using less fuel to produce the same amount of heat. Similarly, today’s heat pumps are far more efficient than older units, thanks to advances in compressor technology and refrigerants.
In Kelso’s damp climate, efficiency improvements are more than just a way to lower bills. They can also improve comfort by delivering more consistent heat and reducing the need for frequent temperature adjustments. This is especially noticeable in homes where the old system struggled to keep up on cold mornings or during extended damp spells.
Another factor to consider is noise. Older furnaces and heat pumps often become louder with age due to worn bearings, loose components, or general wear and tear. While some noise is normal, an increase in clanking, buzzing, or rattling can signal deeper mechanical problems. A new system will not only be quieter but may also offer better airflow control and more precise temperature regulation.
Indoor air quality can also decline with an aging heating system. Dust buildup, reduced airflow, and poorly sealed ductwork can lead to more allergens circulating through the home. New systems often work better with high-efficiency filtration and advanced humidity control, which is beneficial in the Pacific Northwest’s damp conditions. When deciding whether to repair or replace, cost comparisons can help. As a general guideline, if a repair costs more than half the price of a new unit and the system is more than a decade old, replacement is usually the more practical option. Even if the repair cost is lower, if the system’s efficiency has dropped significantly, the energy savings from a new model can make replacement a financially sound choice.
It is also worth noting that technology in modern systems offers features that older models cannot match. Variable-speed blowers, smart thermostats, and zoning controls allow more precise comfort management and can reduce energy waste. Heat pumps now function efficiently in colder temperatures than they could in the past, making them more reliable year-round in the Northwest.
Ultimately, the decision comes down to balancing the cost of keeping an old system running against the benefits of investing in a new one. For many homeowners, the tipping point arrives when repairs become frequent, energy bills keep climbing, and comfort is harder to maintain. Replacing a furnace or heat pump at the right time can avoid a mid-winter breakdown, improve efficiency, and provide peace of mind for years to come.
Ken Hansen
well-maintained furnace or heat pump can last around 15 years, sometimes a little longer. Once a unit reaches that age, however, its efficiency often declines and repair needs tend to increase.One of the clearest signs that replacement is worth considering is age combined with performance issues. An older furnace may
still run, but if it struggles to heat the home evenly or takes longer than it used to reach the set temperature, it is likely using more energy than necessary. Heat pumps, which operate year-round for both heating and cooling, can show their age in the form of longer run times, weaker airflow, or difficulty maintaining comfort on the coldest days.Frequent repairs are another warning sign. If you find yourself calling a technician multiple times in a single heating season, it may be time to compare the cost of continued service with the cost of a new system. Small parts like igniters or capacitors can be replaced fairly easily,...
When repair bills start to stack up and efficiency drops, replacement often becomes the most cost-effective choice.
About the Author
Ken Hansen is a Technician at Twin City Service Company, a family-owned HVAC and refrigeration contractor based in Kelso, Washington. In his role, he provides technical expertise and supports the installation, maintenance, and repair of commercial and residential heating and air conditioning systems. The company has been serving the community since 1996.
