In 2015, New York City resident Ed Fogarty came across an inspiring site in East Hampton, New York, adjacent to a 17-acre working horse farm—land that could never be developed. “You’re surrounded by clear blue sky and open spaces, with no other houses in sight,” says Ed. “It felt secluded in a way that was nice coming from the bustling city.”

Together with his partner Tim McMullan, Ed purchased the bucolic property—which, at the time, had a small house on it. “I always wanted to build a house, and when I found this property, I fell in love with the site—not necessarily the house,” says Ed. After the purchase, Ed and Tim decided to spend time in the existing home in order to experience the nuances of the site, and get a better idea of what they wanted in their new home. “I knew if I lived there through the four seasons for a couple of years, I would really come to understand how the winds blow, how the sun traverses the sky,” says Ed.

After a several-years-long residence in the modest, 700-square-foot home, a vision developed for what their new home might look like. “In terms of aesthetics, I’ve always wanted a black house,” says Ed, who also drew inspiration from the nearby Parrish Art Museum. “I had some ideas to start, but didn’t necessarily know how they would come to life. A connection with a longtime friend—Workshop/APD founding principal Matt Berman—would change that. “It wasn’t until Matt Berman came to the property that I was able to put that into the words,” says Ed. “We began talking about it, and the conversation began to spark ideas that felt right,” he recalls of those early discussions. 

The team quickly zeroed in on yakisugi to accomplish the desired rich exterior palette for the home, a material Ed had first encountered on a previous trip to Japan. “I was touring Kyoto with a local guide and saw it on a home,” Ed recalls. “I distinctly remember commenting that the wood looked burned, and the guide told me a bit about the process.” Known as shou sugi ban in the West, the term refers to Japanese cedar, or sugi, that is intensely burned as a preservative heat treatment. In addition to aesthetic appeal, yakisugi is durable, sustainable, and requires minimal upkeep—it can last as long as 80 to 150 years without maintenance.

When it came to building his own home stateside, careful research led Ed to Nakamoto Forestry. As the preeminent manufacturer of authentic yakisugi, Nakamoto Forestry is a family-owned and -operated company with control over the entire manufacturing process—from their sugi (Japanese cedar) forests in Hiroshima, which they’ve sustainably managed since the 1920s, to four family-owned mills that produce siding and flooring. Nakamoto Forestry honors Japanese tradition in their production of authentic yakisugi—while introducing new technologies and coatings which enhance the natural beauty and durability of the wood. 

After President Trump announced his tariffs plan on April 2, what he has deemed “Liberation Day,” only to follow up with a 90-day pause on the previously announced reciprocal tariffs (with exception to a 10 percent flat duty on all imported goods), the public is rightfully flummoxed about precisely what products are about to get more expensive. Homebuilders fall into this shaky boat: According to the National Association of Homebuilders (NAHB), nearly $14 billion of imported goods were used to construct new single- and multifamily residences across the country—accounting for seven percent of all required materials. Though there’s still much uncertainty about how tariffs will resume after the pause, reports nationwide have homebuilders of all sizes bracing for what could be a big setback to creating new homes and renovating others.

When it comes to home building, the industry isn’t a stranger to pricing changes to materials like softwood and steel, which were tariffed by Trump in his first term (and mostly maintained under the Biden administration). However, the U.S. Department of Commerce has stated that it plans to raise these tariffs again this year to more than 34 percent, which, says the Financial Times, includes new import and anti-dumping duties. It’s unknown when this plan will go into effect. And while Canada is also a major exporter of steel and aluminum, according to U.S. News & World Report, many of the materials used in U.S. housing construction come from China, currently subject to a whopping 145 percent tariff (which includes a 120 percent reciprocal tariff exempted from his April 9 pauses). This could cause material costs to soar to as much as $45 billion per year from today’s $4 billion expenditure.

Other materials, including gypsum for drywall, flooring, appliances, and HVAC systems are frequently made in and imported from Canada, China, and Mexico; in early April, the New York Times published example “line items” that account for both tariff costs and possible labor shortages resulting from large-scale migrant worker deportations. In their analysis, the costs for windows and doors would increase by 11 percent, roofing would increase by 21 percent, and drywall would increase by 22 percent—not including any cost increases to labor. U.S. News notes that suppliers and contractors may be able to source materials more cheaply by shopping from manufacturers in countries currently exempted from reciprocal tariffs, but “most homebuilders have developed relationships with companies and countries and can’t always make immediate changes.”

Yet immediate changes are coming from the top—policy shifts at the national level cause prices to fluctuate, which, as a story by the Pittsburgh Gazette explains, has strained some smaller suppliers and contractors. One Pennsylvania supplier who typically receives prices annually has begun to see them change almost daily; some manufacturers have paused pricing entirely, which can delay projects. This could mean that projects currently underway could see price hikes or pauses while manufacturers catch up or developers strategize how to recoup potential unanticipated costs.

For smaller remodeling projects, the NAHB reports that their 2025 first quarter Remodeling Market Index—a survey that asks builders to rate the remodeling market—dropped to its lowest level since 2020, “as some remodelers are reporting that uncertainty about tariffs and the direction of the economy are making customers hesitant to spend on larger projects,” says Nicole Goolsby, the remodelers chair for NAHB. Even larger homebuilders like Lennar were feeling “squeezed” as early as March and, according to Realtor.com, their market share dropped by four percent due to interest rates and a downturn in consumer confidence in the wake of international trade uncertainty.

This means consumers could see higher prices for new construction homes as well as for renovations to existing ones. Realtor.com notes that new homes account for less than 20 percent of the housing market, but that there are some states where construction is booming to meet demand: In Idaho, new construction makes up nearly 40 percent of the market, and in North Carolina and Delaware, new homes hover around 30 percent of the housing market. In these states, momentum toward meeting our current housing needs could be hit hard as the NAHB reports that a rise in material costs could raise new home construction costs by more than $9,000. As import duties are levied on individual materials themselves, the costs could be passed onto buyers, raising more questions about how trade policy will ultimately impact the housing crisis.

Top photo by Brandon Bell/Getty Images.

Related Reading: 

How Will the Next President Fix the Housing Crisis?

The Good and Bad News for Housing in 2025

Houses We Love: Every day we feature a remarkable space submitted by our community of architects, designers, builders, and homeowners. Have one to share? Post it here.

Project Details:

Location: Overbrook, Kansas

Architect: BNIM / @bnimarchitects

Footprint: 702 square feet

Builder: Dmrtisans

Structural Engineer: Walter P Moore

Mechanical Engineer: Introba

Photographer: Kelly Callewaert

From the Architect: “Located on a family farm, Overbrook Overlook transforms a 1960s barn into a residential cottage nestled into a rolling hill that overlooks the town of Overbrook, Kansas. Overbrook Overlook retains much of the weathered corrugated steel siding and roofing from the existing corn barn, establishing an intriguing contrast between the cottage’s rustic exterior and warm pine interior. High performance glazing envelopes the 480-square-foot space, bringing in generous daylight and connecting the cottage to its surrounding vistas and nature. 

“Foam-in-place insulation and very efficient comfort systems will push the home toward net-zero energy once solar photovoltaics are installed. The cottage is designed with compactness and comfort, creatively providing a range of spaces including a kitchen, dining space, living area, and six sleeping spaces. The  bathroom is finished with materials from Recycled Surfaces, a Kansas City organization that reuses landfill-destined materials to create renewable, high-performing surface products. Overbrook Overlook sits adjacent to the farm’s original land grant stone house built in 1860, which the owners have reconstructed as an ancillary historic structure and refer to as the Underlook.”

Location: 34510 Ocean Drive, Pacific City, Oregon

Price: $1,765,000

Year Built: 2005

Architect: Robert Harvey Oschatz

Footprint: 2,321 square feet (4 bedrooms, 3 baths)

Lot Size: 0.17 Acres

From the Agent: “A pinnacle of oceanfront living awaits in the coveted locale of Pacific City, designed by the esteemed architect Robert Harvey Oschatz. The home’s design, characterized by repeating 12-degree angles, creates a dynamic interplay of sunlight and space, casting playful rainbows throughout its rooms. Designed with hosting in mind, the residence features three main-level bedrooms for adults, while the lower level offers a dormitory-style playroom with bunk beds and a full bathroom. Seclusion and natural light were paramount in the design, achieved through strategic window placement and a grand expanse of clerestory glazing that bathes the interior in daylight while preserving privacy. Upon entry through a solid gate into a courtyard, the home unfolds to reveal an open family, living, and kitchen space, adorned with floor-to-ceiling glass windows that embrace panoramic ocean views. Custom touches abound, from bird’s-eye maple cabinets to rough-hewn granite countertops and a handblown jellyfish chandelier illuminating the dining area. Outdoor living is seamlessly integrated, offering sheltered spaces to enjoy the coastal panorama while being shielded from ocean winds.”

If there’s been any trend in rugs the past several years outside of checkerboard or Moroccan, it’s washable. Everyone with a dog, child, or tendency to spill red wine while gesturing too much during a dramatic episode of reality television wants a rug they can’t ruin.

First popularized by Ruggable a few years ago, washable rugs are flooding the market right now, but they also can get a bad rap; they’re often associated with cheaper, nonnatural materials, meaning that the very thing that makes them ideal also lowers their value. So I set out to test two from each side of the spectrum: those marketed toward people with children, and those aiming for a slightly higher-end design experience that just want something they know they can clean for sure in the future.

The Kid-Friendly Brand: Tumble

Tumble, a direct-to-consumer brand launched in 2021 by a consultant and a home furnishing executive, set up their company with the intent to fill holes left in the market by other washable rug companies. “After speaking with dozens of customers and analyzing thousands of reviews, we identified common pain points like insufficient cushioning, curling corners, and challenges in keeping the rugs flat,” the brand’s cofounders told Entrepreneur magazine. “Although many washable rugs were marketed as convenient, the reality often involved heavy furniture rearrangement, turning a simple task into a hassle. To address this, we not only focused on making our rugs stain-resistant but also prioritized developing safer, nontoxic materials and earning environmental certifications that ensure they’re safe for children and pets.” The rugs come in lots of different patterns, many of which mimic the lived-in, distressed, it’s-already-vintage style that is so popular these days, but are also abstract and geometric, largely in relatively muted colors.

As noted on the brand’s FAQ page, Tumble rugs actually will fit in a home washing machine, while many washable rugs won’t. (This will come into play in my test later.) But because of all the problems the brand is trying to solve, its rugs are a very specific type of product. While there’s a faux fur option, so far, the rest of the rugs Tumble sells are flat and untextured, relying more on pattern for design than texture. They also come with a padded mat underneath them, much like activity mats for children. In this way, though Tumble only launched a specific kids’ line last year, the rugs—regardless of which category they’re placed in on the website—are perfect for use in a nursery or playroom.

Which is exactly what I got mine for. The sample the company sent for me to test is essentially a really good-looking play mat—and I mean that as a compliment. I chose the Fez in 8 x 10’ for my daughter’s room, which retails for $389, and is 100 percent polyester, and soon it was on its way. The box it arrived in was big, and flat—it’s heavy, but we all know how rugs work. In this case, however, it’s not actually the rug itself that is heavy, but Tumble’s locking mats—which you can simply wipe down, should they need cleaning—that go below it.

The rug comes with clear instructions on how to put it together—the mat comprises puzzle pieces that must be placed in a specific order—and on how to affix it in the corners to keep it from moving further. True to their word, there is no slippage here. And though the website said it would fit under the clearance of most doors, we had to situate ours further into the room than I would have liked for now (the door is too low on its hinges, which we’ll adjust later).

Once you put furniture on top of your Tumble rug, there’s really no moving it, so though I can wash it in our washer, I can’t imagine wanting to move everything to get it up and then put it back in place. I accidentally stepped on it in muddy shoes though, and once the footprint dried, it vacuumed right up without a mark. Besides the keeping it clean aspect, the best part is how it is essentially a play mat that looks good—a challenge they’ve risen to meet for sure.

The Ones That Don’t Look Washable: Revival

Founded a few years before Tumble, Revival is another player in the DTC rug world, one that cuts down on costs by cutting out the middleman of wholesalers and retailers. It was founded by players from Brooklinen and Blueground, and while they sell many regular rugs, washable rugs soon became one of their offerings. “Something we hear from customers time and again is that they appreciate that our rugs are washable, but don’t look washable,” the company says on its website.

For our guest room, I wanted a substantial, adult rug, but one I knew I’d be able to clean, as it was in a high-traffic area. So I went with the graphic Taylor in Moss in an 8 x 10’, which the company describes as a “soft, high-pile washable wool rug” sourced from New Zealand and India. It sells for $749. It arrived rolled up, and was very heavy; the UPS person who delivered it actually came and checked that we were home before bringing it to the door.

The Taylor, which is high-pile, feels great; exactly like any “normal” rug you’d find, and looks it too. There’s no interlocking rug puzzle piece set, and though they do recommend a rug pad for their washables because they are thinner than the regular ones to allow for pliability, though they’re not so thin you’d notice any difference as a non-rug expert. One thing to know is even though this rug can be put in a washing machine, that’s not a washing machine you’d (likely, I guess I don’t know your life) have at home. The size I got is large enough that I’ll need to take it to a commercial washer to get it cleaned because my washing machine at home won’t be able to handle it (specifically an 80-pound washer at minimum). One might think then: what’s the point? To me, it’s the flexibility to know it can be cleaned, even if it would be a bit of a hassle to do it, and that if you spot wash it, the fabric will be forgiving. So far it’s been holding up great to vacuuming, and hasn’t required even a spot treatment.

Though the brand notes that shedding can happen for the first several months (and a friend who actually got rid of a Revival rug had complained about this to me) I haven’t noticed it at all. In fact, nothing about the rug screams washable at all—which was exactly what I was going for.

Related Reading:

I Tried Everhem, the Influencer-Favorite Custom Curtain Company

I Tried the New Custom Rug Company Ernesta to Cozy Up a Barren Room