I66 Producing Energy

I found this tidbit today in EcoTech Daily:

Sainsbury’s Store is the first in Europe to use a green energy system where customers can create 30kWh an hour by driving over plates in the parking lot. The energy that gets made by the cars will be used to power their checkout stands. Anyone else think we should have these on every road in the world?

I immediately had a vision of all the cars on I66 every day and wondered how much power we could produce if these plates were part of the roadway. Cool!

Energy Efficient and Affordable

Marketplace aired a segment this last week on a new energy-efficient home for $100,000 in Philadelphia.

I think this is an exciting development! Many of the super energy efficient homes we've seen to date have been at much higher price levels.

So, would you find a 1000 square foot, energy efficient (energy bills 50% below average for this size home) home in an urban setting attractive? Let's say the home is in DC instead of Philadelphia. Are you tempted? How about in Charlottesville?

Virginia's First LEED Condos

More energy efficient housing options continue to pop up in Virginia.

Here's a blog post on Cromley Lofts in Alexandria.

They look beautiful. One of my criticisms of much of the energy efficient new construction I've seen is that it's all very modern in style. I don't dislike modern, but we need more variety if this is going to go mainstream. And, while ultra modern may be a hot sell in California, there's a lot less demand for that look in The Old Dominion.

I look forwad to checking these out in person soon!

Anyone want to go along?

Earth Craft Homes

At Green Drinks Warrenton last night I had the opportunity to talk with Anthony Palladino from Golden Rule Builders about Earth Craft Homes.

I was aware of the Earth Craft Homes but hadn't realized that Golden Rule was a certified Earth Craft builder. It's great to have local builders who are excited about green building!

Earth Craft Homes are homes that are, by design, more energy efficient and environmentally friendly. The standards and scoring system are different than the LEED standards. The Earth Craft designation comes in three levels, Earth Craft House, Earth Craft House Select and Earth Craft House Premium. You need a progressively higher number of points to achieve each certification. There's a worksheet on the Earth Craft web site that shows how points are accumulated.

Earth Craft homes can cost slightly more money up front. But weigh that against the energy cost savings you'll get every month for as long as you own that home.

I'm excited to see more and more activity around green building locally. And, if you haven't been to a Green Drinks meeting yet, you're missing out!

Shifting from Carbon to Green

I was fortunate enough to hear Glenn Tecker give a speech about leadership last week. It was a terrific speech, but one piece in particular has stuck with me.

He talked about how we are moving from a Carbon Economy to a Green Economy. The path looks like this:

He views the end state here as about a decade away.

And, of course, I got to thinking about what this means for real estate.

First of all, if you're a buyer, you should be looking for energy efficient/green homes. That's not just for your own short term financial/health well being. It's because when you sell that home down the road it's likely to net you significantly more money.

What that rules out, of course, is a McMansion. I'm not saying no one will ever buy a McMansion again. I'm saying the market for those monstrosities is going to be so small, and the existing supply is so large, that you need to seriously consider the financial implications of such a purchase.

If you recently bought a home and are thinking about doing some upgrading/updating, every item you think about improving, add a green filter to that decision making. Ask yourself if what you're doing will make the house more appealing in that future green economy.

And, if you're contemplating selling any time soon, start thinking about what energy efficient qualities your home has already. Talk to your agent about how those can become part of the marketing plan. And, if you're doing any upgrades before selling, factor this into your plans.

One word of caution here. If you're selling in the short term, do NOT invest a lot of money in "green" or any other kind of upgrades. You will not get a good dollar return.

The pain in the diagram above will be unavoidable for the economy as a whole. But some smart planning may help you avoid it in terms of buying and selling real estate.

Green Olympics?

While I think there's plenty of room to argue about how "green" these Olympics really are given the treatment of Beijing's recyclers there is some amazing architecture here.

If you're interested at all in green building you'll enjoy Jetson Green's look at the buildings China has created for the Olympics.

Hopefully in four years the world has changed so much the descriptor "green" has become meaningless because every building is built with those concepts as an integral part of the design!

Green Drinks Warrenton

Earlier this week I attended the monthly meeting of Green Drinks Warrenton.

Green Drinks is an international organization designed to connect people involved in environmental causes. These monthly get togethers happen all over the world. And, now they're right here in Warrenton.

Deborah Williamson started the group after a friend from Maryland invited her to one there. She got excited about the concept and went online to find one nearer Warrenton. Unfortunately, the closest one she could find was in DC.

She attended a gathering there, but knew she didn't want to travel into DC all the time. So, she did the only sensible thing and decided to start one here.

The initial event took place in May and was very well attended. Warrenton's mayor, George Fitch, attended to tell us all about the plans for turning our trash into energy.

At this week's Green Drinks we had representatives from Brumfield Elementary School's PTO. They're working on an initiative to not only make Brumfield more green, but eventually, they hope, the entire school system. They're plans involve a lot of wonderful learning opportunities for the students. And, a splinter group from Green Drinks will be joining them to help.

Green Drinks is a great place to meet other like-minded people. It's a great place to kick around ideas. I throw out my wildest ideas for making Warrenton a greener place and find enthusiastic support for them! And, it's also a lot of fun!

As the group grows and matures I look for them to make a lot of very positive changes in our community.

If you'd like to come to the next meeting and check it out, you can contact Deborah directly to get on the mailing list. Her e-mail is gallentina@aol.com

A New Kind of Affordable

There are interesting things happening all over the country with green/sustainable building. But here's one I especially like!

Why not marry sustainability and affordability? Here's an article on what one guy is doing.

I can't think of any reason something similar couldn't be done in Fauquier, Culpeper or Rappahannock counties!

3rd Annual Alternative Energy Expo

There's lots to talk about today.

Saturday, in Warrenton, is the third annual Alternative Energy Expo. It runs from 9:30 a.m. to 4:30 p.m. at the Fauquier County Fairgrounds. Admission is $5. If you've been thinking about making your home and/or your life more "green" this is a great place to get ideas, talk to people who can help and get inspired! It's bigger and better than ever this year!

Most of you should have received in your mailboxes this week a circular called "Northern Piedmont - Buy Fresh - Buy Local". The Piedmont Environmental Council sent this to residents of Culpeper, Fauquier, Orange, Madison and Rappahannock counties. In it you'll find a guide to buying almost everything you eat locally from produce to meat, from farmers markets to CSAs to buying right on the farm. Great publication!

The WSJ has run a couple of very interesting real estate articles this week. First up was an article called "As Dues Dry Up, The Neighbors Pay" about how as no one is paying the HOA dues on vacant/foreclosed houses, other homeowners are having to swallow large increases in dues. It's another things buyers need to take a careful look at prior to buying.

The other article in WSJ was "Will Upgrading Your Home Help You Sell It?" and the results are clearly mixed. In a declining market I'd always argue that while you want your house to shine, you should never put in expensive upgrades. This article has some interesting details.

Recycle Your House

More and more homeowners are electing to recycle as much of the material as possible when tearing down a house (deconstruction) or doing a major remodel. This Wall Street Journal article tells one homeowner's story.

In addition to helping save the planet, recycling what you can makes economic sense. Materials you can reuse in your new house can help reduce costs there. And, materials that are donated, say to a Habitat Restore, can provide a tax deduction.

There are a number of places locally to recycle these materials. Some operate for profit. Some, such as Habitat for Humanity's Restores are used to fund charitable organizations.

To find other businesses that help you recycle, check out this previous blog post.

Green Building and Remodeling Chat

The Washington Post, in honor of Earth Day, is doing a series of online chats this week related to living "green".

Earlier this week they had a chat about green building and remodeling. It's worth taking a look at, especially if you're thinking about doing any remodeling or are looking for ways to save energy around the house.

Green Matters

With energy prices high and potentially going higher, many of us have already replaced all those standard light bulbs in our homes with CFLs. What now?

I've found a great web site that has a few ideas on that score!

Green Matters has easy, practical tips for things to do around your home to save energy. If you take a look at their Green Guide you'll get a wide range of ideas, with more to come. I'd be surprised if there's anyone who can't find one new idea on this web site.

Insulation

I heard a story on NPR this morning about landlords in New England who, in the face of high heating costs this winter, have elected to just stop paying for oil for their tenants. It's a terrible situation. But it did make me think that this time of year, the cold weather is a good reminder about the importance of insulation in our homes.

If you haven't added or upgraded your insulation in a long time, it's a good time to think about it. It can be one of the smartest investments you make in a home.

Insulation's effectiveness is measured with an indicator called "R Value". The R value measures the insulation's ability to resist heat traveling through it. Insulation is most useful in helping keep hit in your home during the winter months, but can also help reduce air condition bills in the summer.

Energy Star has a nice table that tells what the R value recommendation is by state and by type of heating system. For Virginia, if you're using gas/oil or heat pump they recommend R38. If you're using electric resistance, they recommend R49.

Insulation can break down and lose its effectiveness over time. So it makes sense to have a professional take a look and let you know what you have and what condition it's in.

Attic/ceiling insulation is where you should start. It's the most cost effective. Walls can be more problematic and we'll talk in more detail about that in another post.

Stay warm!

Counter Tops

For those who are planning on some remodeling this year, there are more and more counter top alternatives that are easier on the environment. And, in many cases, they're also better for your health. It's funny how often those two things line up!

One of the new products I've been looking at is Icestone. The product is made of mixing cement with recycled glass. As you can imagine, it's very durable. It's also good for the environment as it's made up of 70-75% recycled materials. For those sensitive to VOCs (Volatile Organic Compounds) and outgassing, there are none with this product. And, best of all, it's gorgeous! And, it's customizable so you can get just the right colors.

Another new product is Toscana Stone Designer Marble. This is made out of recycled marble chips. In addition to being gorgeous as a countertop it can be used as flooring or on walls, say, in the bathroom. And, again, there are lots of beautiful colors available.

If you're looking for a website to give you some other green countertop options check out http://www.greenable.net. It's a Philadelphia resource for green and sustainable products. Even if you don't choose to buy from them their web site is an excellent educational tool.

And, if you're looking for a more local source of information on green products and services, drop me an e-mail or give me a call. There's so much out there, even if you're not finding it in your local homebuilding store. I'm happy to help!

Green Homes Go Mainstream

New MLS Changes for Energy Efficient Homes

I've been saying for awhile that, given the upward climb of energy prices, buyers are more and more interested in knowing about the energy efficiency (or lack thereof) of the homes they're thinking about buying.

New features in our local MLS system now make it easier for buyers to find the homes that have features that cater to that desire.

It is now possible to designate when a home has Energy Star Appliances, an Energy Star Heating System or an Energy Star Cooling System. And, that, in turn, means that buyers will be able to ultimately search on those features.

This is only the beginning of a revamping of the MLS system to help buyers more easily find "green" homes. While "green" is a fuzzy term without any real, solid definition, the changes being made will allow buyers to search for concrete items that make up their definition of green. The rest of these changes will be announced in the first quarter of 2008 and I'll tell you more about them then.

But meanwhile, if you're a seller, or if you're thinking about selling you should be figuring out how to make use of this information.

First of all, if your home is already listed, make sure your agent knows about any Energy Star systems in your home and that they update the MLS system to reflect that.

Secondly, if you're thinking about putting your home on the market in the next six months, think about what "green" qualities your home has now or what things you might want to invest in before you put your home on the market. If you were going to replace that old dishwasher any, make sure you get one that has the Energy Star certification.

This is just the start! I truly believe that investing in energy efficient features for your home will save you money later and will also enhance the marketability of your home when you sell.

If you've got questions on this or would like some guidance on what you can do in preparation for selling your home, I'm happy to help!

EcoBroker Certification

For about the last six months I've been working on my EcoBroker certification. It's a certification from the National Association of REALTORS that focuses on both more healthful homes (knowledge of radon, mold, indoor air quality issues, etc.), more energy efficient homes and more environmentally friendly homes. It's a terrific course and I can't tell you how excited I am about everything I've learned.

But you're probably wondering what this does for you!

If you're a buyer, I can help you find homes that are more comfortable, energy efficient and friendlier to the environment. Energy efficient is going to become a larger and larger issue for families as the costs of heating and cooling a home continue to rise. Lower utility bills can mean better cash flow and more money to spend on getting the house you want. We're also seeing more and more health issues, including a rise in asthma and worries about the dangerous gasses released by many of the materials used in new construction. I can help you figure out what the important issues are for your family and how we find you the right house while keeping those in mind.

If you're a seller, I can help you market those aspects of your property likely to appeal to buyers who are concerned with environmental, health and energy issues. Whether it's noticing how well-designed your home is from a passive solar perspective or marketing the fact that all your appliances are Energy Star, there are a whole host of possibilitiess. And, in a market this tough on sellers, every edge helps!

I also look forward to providing a lot more in-depth information on these topics here. If there's something in particular you'd like to hear about, please let me know.

And, if you're looking for some help in making your current home more "green", I'd be happy to help you find the right resources!

I'm the only certified EcoBroker in this region and one of a handful in Virginia. I'm looking forward to continuing to learn more and finding new ways to bring you better information!

Windows and Energy Costs

It's the time of the year when you're going to be turning on the heat soon, if you haven't already! And, like most of us, you're probably a little concerned about what this heating season will bring in terms of costs. Oil prices don't seem to be plummeting at the moment!

Windows are a good place to look if you're worried about losing that heat you're paying so much for! Newer windows can be a lot more energy efficient than the ones from 10, 20 or 30 years ago. Technology has greatly improved the efficiency of what's available in windows.

When you talk about the efficiency of a window you're talking about several different items. R-factor is what measures the window's ability to prevent heat loss. R-factors generally fall into a range between .90 and 3.00. The higher the number the greater the window's resistance to heat loss.

U-Values are the reciprocal of R-values, meaning that the lower the number the better. U-values range from 1.1 to .3.

If you'd like in-depth information on window styles, types and how to choose one with energy efficiency in mind, check out this web site:

https://maxvps027.maximumasp.com/V027U37YVE/userdef/PDFs/eewindows.pdf

All window should now be labeled with the numbers to allow you to make an informed decision. But the labels can be confusing if you don't know what all those things mean. For more information on how to read those labels, check out this web site:

http://www.nfrc.org/label.aspx

Finally, if you'd like to take a look at a map showing what the recommended range for the numbers on those labels are for our area, take a look at the Energy Star web site:

http://www.energystar.gov/index.cfm?c=windows_doors.pr_crit_windows

All of this should give you everything you need to replace those old, inefficient windows!

Indoor Air Quality

While there are many buyers who absolutely positively want new construction; there are others who are less enamored with new homes. One of the reasons could be an increasing concern with Indoor Air Quality (IAQ).

The EPA now says that the air quality in a newly constructed home can be 10 times more polluted than outside air! There are a variety of reasons for that and some of them can be avoided or mitigated if you're aware of the potential hazards up front.

New cabinets can be a major source of indoor air pollution through something called "outgassing". Basically, cabinets are often built using formaldehyde. That formaldehyde is then part of the cabinets and the fumes are released into your new home over many years. That "new home smell" that you're craving is actually a symptom of serious indoor air pollution!

Other sources of indoor air pollution can be new carpeting, paints and finishes on flooring. VOC's or Volatile Organic Compounds are the culprits here. They can have a variety of health effects and you should do your homework so you can make knowledgeable decisions for yourself and your family.

There are products available now that can eliminate or reduce these harmful gasses. One good source of information on Indoor Air Pollution in general is at the EPA.

Whether you're contemplating purchasing new construction or doing major remodeling at home, it's worth checking out.

A Primer on Radon

Radon is a colorless, odorless gas that is naturally ocurring in every state in the US. Radon doesn't pose a problem until it's trapped in a confined area where you spend significant amounts of time. Typically most problems with radon in residential homes are found in basements. The danger in excess radon exposure is the potential for lung cancer.

Radon is measured in picocuries per liter (pCi/L). The EPA recommends radon mitigation for levels of 4pCi/L or higher. This is a recommendation, not a legal requirement.

It is impossible to tell if any particular home has a high level of radon without professional testing. While radon may occur in some neighborhoods more often than others, no one can say for sure what the radon levels are in any particular home without testing being done.

There are both short term and long term tests available for radon. Given the length of time usually allotted for inspections during a real estate contract period the short term tests are the norm. Short term tests take only 48 hours, while the long term version takes 90 days.

While the EPA recommends mitigation of levels over 4pCi/L or higher, that's not true in many other countries. This table shows standards for both existing buildings and new construction in some other countries. As you can see, the US is pretty aggressive in this area.

If you do find elevated radon levels in a home, don't panic! There are ways to mitigate this an the costs are often surprisingly affordable. Mitigation usually includes sealing cracks and other openings in the foundation. And, in most cases, mitigation will include vent pipe(s) and a fan(s).

Both testing and mitigation should be done by professionals.

Finding radon in a home doesn't have to be a deal killer. But you should always understand the risks and what can be done to minimize them.

A good source for additional information is the EPA's web site on radon.