From the category archives:

Eco Building

> My love of buildings goes back to my childhood when my favorite toy was a huge dollhouse with two stories and a pink roof. It wasn’t so much that I played in it with dolls as I marveled at its construction. The scale of the stairs, the doors and windows, the placement of the bathroom and kitchen, the slant of the roof.

When I was six, my mom gave me a cute, German hand-painted toy room complete with furniture – a four poster bed, a hutch and a dresser. The windows had shutters on the outside and little cloth curtains inside. It was no bigger than a piece of modern day copy paper. I had this dollhouse until I was about 30 and decided to live in my pick-up truck. There was no room for unnecessary items. If I’d known then that I was going to have two girls, I’d have saved one or both of these building miracles.

As a young adult, I lived near a dollhouse store the size of a barn! I spent full afternoons in there gazing at the furniture and accessories, planning on owning another dollhouse someday. It never came to pass, though.

All these warm memories came rushing back this week when I read about an eco-friendly dollhouse! I want one!

> Back again to my childhood – when I was growing up outside of New York City, the Empire State Building was the tallest building in the city. Again, I marveled at the construction every time we walked down from the observation deck. I loved that building. I did not like that the World Trade Centers took away the Empire State Building’s tallest building status, but I don’t need to say anymore about that. Now this inspiring building is getting a green makeover! Serious Materials, a supplier of building materials for Passiv Haus’, is revamping the existing windows to make them more energy efficient. That is 6,514 windows being upgraded that will save a lot of energy and not take up space in a landfill. Bravo!

> I have been reading and posting a lot about reusing shipping containers for homes, offices, dorms and studios. I think it’s a great idea! Someone called me last year to look at their property. It was six acres, and two shipping containers were parallel with a concrete slab between them complete with radiant floor tubing in place. The project had been abandoned many years before that, but I thought, ‘Wow, what a cool listing to have! I’d love to market this place!’ The owners never did put it on the market, but they were way ahead of the times in their use of shipping containers. Here is another creative example of recycling them into a cozy home.

> I don’t have a story for this last article, but this school shows how buildings can fit their surroundings and communities, recycle materials, and save energy with materials and systems. I can’t believe I don’t have a story to relate to this! It just warmed my heart to read.

See you next week!

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I took the last week off from writing, because a sister I have never met came to visit. She’s been gone a couple of days now, and I’m having a hard time getting back into the swing of things. I did manage to dig up a few tidbits for today’s wrap-up, though. This wouldn’t be a weekly recap without, well, a weekly recap!

> Green jobs are where it’s at. They will pull us out of this downturn besides being the future, bad economy or not. We can’t go about business the way it’s been done in the past. It’s time for freshness all the way around. If you are looking for a job in the green sector, check out these five cities – one more reason for me to move to San Francisco….

> Financing energy efficiency is a stumbling block for homeowners and businesses. Programs in use in one community may not work in another. We have to continually find ways to help them save money on their bills and reduce their carbon footprints. In California, creative financing allows businesses to borrow from their utility for an energy efficient retrofit. The zero-interest loan is repaid through their monthly bill. This is similar to the PACE program, where homeowners pay for energy efficient upgrades through their property taxes. Creative financing is the only way it is feasible for many people.

> Speaking of retrofits and creativity, check out this missile silo/home in New York. If you don’t feel safe here, there’s no hope for you!

> And here’s another one – resurrect an old brick building by making it the siding. I am constantly amazed and thrilled with the recycling efforts of designers and builders!

> As a Realtor®, I am always interested in real estate news. The Taos, NM market has not seen the financing problems other parts of the country have, so much of the news is not relevant here. All real estate is local, but I need to stay on top of national news and trends to talk to my out-of-state clients. I’m not an economist, and I don’t have solutions, but this one can’t hurt.

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Again, there was a lot of inspiring green building news this week. I have compiled a few here and tweeted the rest.

> For 30 years, I have been wanting solar written into building codes. I never understood why new homes and subdivisions were being built with no consideration of the sun’s power. I lived in northern New England back then, too, and our heating bills were astronomical. Solar worked for me there, but it never caught on, even though it seemed like a sensible idea.

Here in New Mexico (and Arizona, where I have lived), I have NO IDEA why solar is not a requirement in building codes! The sun shines most days, and solar-on-every-roof or south-facing windows could cut emissions drastically. Although communities are beginning to implement greener codes (Taos, NM being one), solar is not a requirement. It should be! Dan Chiras agrees.

> For all the talk about the Olympics being green, I am not convinced. The energy to create the venues, the air travel of thousands of people from around the world, snow being flown in – wow, what energy suckers! There is a bit of saving grace, though, in Millenium Waters, the Olympic Athlete’s Village, a LEED Platinum Certified neighborhood! The entire neighborhood was certified as well as each building it it. I’m not sure how much of the Olympic carbon footprint this offsets, but it’s a wonderful example of a green re-use of an old industrial site. After the Olympics, it will be mixed use/residential property – I’d be honored to live there!

> Several years ago, a friend of mine bought a beautiful piece of mountain land about 15 miles from town. He intended to build a green home on it, then gas prices skyrocketed. Being a solar/renewables/eco advocate, he wanted to walk his talk and balance out the cost of commuting. We brainstormed about building, and thought a house that took less energy to build, run and maintain could offset his car use. We joked about building entirely from scraps – pallets, scraps of wire, cardboard, old clothes, and so on. We pushed it to the extreme, knowing full well we were just entertaining ourselves at the time. Well, someone else did it!

> As a Realtor®, Certified EcoBroker® and green home enthusiast extraordinaire, I would love to see a requirement that a home get an energy audit and a minimum HERS rating before being sold. This is a contentious topic, because of the cost to the seller. The audit costs a few hundred dollars, and improvements could cost a bundle. I said ‘could.’ I overlook the financial cost of it, though, and move to the big picture. If every home had to have an audit and minimum HERS rating, then every home eventually would be energy efficient. Does this make sense to you? It does in Australia! What is wrong with us?! This is a multi-faceted topic with all sides being passionate, but I will applaud the Town of Taos, NM for passing a High Performance Building Ordinance last year. It’s a start.

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> I am somewhat a fan of the tv show, Extreme Makeover Home Edition. I love underdogs, houses and remodeling, but I do not care for the waste generated in their projects. This Sunday, Feb 14, though, I will be watching, because they are remodeling a house to be ‘near net zero.’ Net zero means a house generates as much or more energy than it uses. It’s hard to accomplish in remodeling, but these guys came close – ‘near net zero.’ In previous posts, I have mentioned many of the materials used to create such an energy efficient home – SIPs, solar, super insulation and energy efficient windows – but this episode will be an education for all of us!

> If I had to live in a city, it would be San Francisco. I visited family there several times when I was a kid and fell in love with it! I spent some time there 20 years ago and almost rented a studio near the ocean, the trolley and Golden Gate Park. Some days, I wish I had! Oh well, it’s on my bucket list. And here’s some impetus – Mayor Newsom just announced $19.2 million in funding for energy audits and energy efficient retrofits of businesses, multi-family dwellings and municipal buildings through SF’s Energy Watch program and the American Recovery and Reinvestment Act.

AND! I’m not done with San Francisco yet! PACE (Property Assessed Clean Energy) is a loan program that funds energy efficient improvements through property taxes. This is a wonderful program, allowing any property owner to upgrade, since money is usually the main obstacle. San Francisco is making $150 million available through the PACE program. That is the largest in the country! San Francisco, here I come!

> New Zealand has been a dream destination of mine since I was young. My older daughter made it there before me, traveling with People to People the day after she turned 12! That was my vicarious trip to NZ, and I have hot pads and currency to prove it! Whale Rider? Seen it a gazillion times. New Zealand is another one for the bucket list.

I studied Maori culture and love it. I even started to learn the language! But now they have grabbed my heart even more by designing an energy efficient child care center, which also reflects their history and culture. All buildings should have this much spiritual depth and teach so much simply through meaningful design. Wow.

> I am not a gym rat, but I can imagine the energy spent in one as pounds get whittled away. Can that energy be put to use? Yes! A company called ReRev makes elliptical cross-trainers that generate power. It reminds me of our hamsters running in their wheels endlessly through the night, or cartoon mice in a wheel to power a light bulb. Now someone has put that idea to excellent use on a large scale. Double duty workout! No energy wasted!

> Ever since entering the 21st century, my life is filled with gadgets to charge and/or plug in – cell phones, laptops, printers, iPods, DVD players, remote control tvs. My house used to be dark at night, but now there are little lights all over the place telling me I will be portable the next day. And wireless is far from wireless! What a mess hides behind the router! Someday, though, we may be able to unplug the cables and charge our toys with energy beams.

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FHA has been offering mortgages for home energy improvements for decades. Now other lenders see the value of offering incentives for energy efficient improvements. Come summer, Fannie Mae is going to offer a new program, and Energy Star will start offering ‘EnergyStar Mortgages.’

For an Energy Efficient Mortgage (EEM) to work, lenders, appraisers and energy auditors need to be working together and on the same page. The first step is an energy audit of the home to be purchased to determine improvements necessary to save money.

Energy savings calculated by the audit and spelled out in the report are considered income and allow the cost of the improvements to be rolled into the mortgage. As a simplified example, if a buyer can make improvements that save $2400 a year on energy bills (or $200/month), that amount is income and seen as what the buyer can afford to spend extra on improvements.

That savings figure, however, must be more than the monthly cost of the improvements. I have heard different numbers, but one mortgage broker I spoke with said it must be double. So in my simple example, the cost of the improvements cannot be more than $100/month.

Most mortgages require appraisals, and the appraiser must be proficient in energy efficient buildings. This has been a sticking point in many cases, because appraisers don’t always take into consideration energy efficient features. They often appraise a 3 bedroom/2 bath energy efficient home as any other 3 bedroom/2 bath home. And this is what I mean when lenders, energy auditors AND appraisers must all be on the same page for an EEM to work.

Here are the basic steps to getting an EEM:

> Find a lender that does EEMs.
> Get an energy audit and HERS rating.
> Decide which of the energy efficient measures you wish to employ (choose the most cost-effective ones, which will be pointed out in the report).
> Find an appraiser that takes energy efficiency into consideration.
> Close the transaction, and install your energy efficient features.
> Save money, and be more comfortable!

This would also apply for an energy efficient remodel.

Read The Benefits of an Energy Audit for Your Home
to find out more about audits and HERS ratings, since they are required for an EEM.

Read more in The New York Times.

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There was so much inspiring, progressive green building news this week! I Tweeted most of it and narrowed the choices down to these few as most helpful for homeowners.

> Just last week, I was talking about ceiling insulation, and I said: “There is no rule that says you can’t do more than what the building code says. Code is a required minimum. You are free to do more, and that’s what I did. There probably is a cut-off point, though, where what you put in doesn’t contribute anymore to energy loss, but I don’t know what that is.” Lo and behold, the DOE heard me and responded.

> Physical comfort drives me. I change my clothes four or five times a day to regulate my body temperature (this is a sensory issue, which I have passed down to my younger daughter). I am much like every dog I’ve had, moving to various parts of the house or yard to stay comfortable in all seasons. I should consider a courtyard home for natural heating and cooling.

> Does the average homeowner want to monitor her energy use? Smart Meters are for exactly that, but if they get installed, will they get used? Will they help reduce consumption and emissions? Do people care? Or will they just wait to change their habits when the price of energy escalates, as it will, and has a huge negative effect on them?

> Once you monitor your home energy, with a Smart Meter or Google PowerMeter, you must act to manage it. Do people want to do that? I have found that people would like to curb their emissions and save money, but they do not want a change of lifestyle. If it was automatic, they may embrace it more quickly and passionately.

> Nobody is 100% green, and one of my green sins is not living in a walkable neighborhood. I live about six miles from the center of town, which is not far, but not close enough to ride a bike for running errands (besides that, it’s uphill all the way home!). I have lived in cities and in the heart of smaller towns, and walking or biking everywhere is one thing I do miss where I am now. The pay-off is killer views and peace and quiet, but that’s another story.

As a Realtor®, I was very interested in this article that states foreclosures are higher in non-walkable neighborhoods. The expense of travel is high and hurts a tight budget.

If distance from conveniences is taken into account while applying for a mortgage, this could hurt the people who want to live in a rural area. Would interest rates be higher? Would distance weigh as heavily as the home’s condition or a credit score? There are a lot of implications to ‘predicting mortgage performance’ based on walkability that could be hurtful instead of helpful. I’m open to hearing what you think.

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(Nan’s Note: I found the title of this article a little misleading. Not so much misleading, but it doesn’t convey the wonderful information in it about green building and energy efficient mortgages. There is an idea here I have not heard before. Instead of an energy efficient mortgage (EEM), all mortgages should be required to take energy efficiency into consideration. There should be no specialization. Wow. I can’t believe I didn’t think of this!

There is a great photo in here of a blower door test in an energy audit, and there’s a chart explaining a HERS rating. There’s not so much info about Energy Star or sick homes, but it’s worth reading to understand how we can get more efficient homes built, sold and lived in.

By the by, when I remodeled my home a couple years ago, I did an energy audit and got a HERS score of 88. Check that out when you look at the chart, and read about my solar retrofit.)

By Andrew McGlashen

… the US housing stock remains woefully ’sick.’

About 17 percent of new homes built in 2008 earned the Energy Star label. The proportion – which is expected to reach 20 percent when 2009’s figures are tallied – marks a five-point increase from 2007 and “indicates such incredible success,” said Sam Rashkin, national director of the program’s section for homes.

Home energy use accounts for 16 percent of the United States’ greenhouse gas emissions.

Despite the EPA’s gains, some 99 percent of American houses are “sick” – damp, drafty, dusty, noisy and expensive to heat and cool – and “could be made at least 30 percent more energy-efficient with highly cost-effective, tried-and-true energy-efficiency improvements,” according to Rashkin.

Read this informative article at The Daily Climate.

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(Nan’s Note: Ok. I will repeat this one more time. I am a remodeling junkie. You must know this by now! I was thrilled to read this article and learn about this book. The bold font below points out what I believe is true about building, retrofits and the economy. The six points in the article are worth absorbing.)

By Leanne Tobias

While the real estate economy faltered between late 2008 and early 2009, I was writing a book about building retrofits, the sector of the property market that will likely bring us through and out of the downturn. The result, “Retrofitting Office Buildings to be Green and Energy-Efficient,” was published recently by the Urban Land Institute.

My friend Jim Boyle, CEO of the Sustainability Roundtable, asked me a great question upon the book’s completion: “What surprised you?” Here are the lessons that surprised me….

Find out at Greenbiz.com.

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(Nan’s Note: Wow! I love Apple, and I love the Smart Grid, and now they may get married so you can control your home energy! It’s just a patent, but very do-able and very necessary in my eyes. Sign me up!)

By Matthew Wheeland

Can Apple do for energy efficiency what it did for smartphones?

Although the tech world is abuzz with the much-hyped and much-prophesied Apple (”iSlate?”) Tablet, which people expect to be released later this month.

But the website Patently Apple has uncovered a patent filed by the company that suggests Steve Jobs may be looking to move into greener pastures: Home energy management.

The “Smart Home Energy Management System,” as Patently Apple calls it, covers a number of areas, including……

Read about this cool gadget at Greener Computing.

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(Nan’s Note: Yeah! This sounds great to me! This shows, too, that ‘green’ is not just about energy. It’s about decentralizing and supporting your neighbors. Technology is great, but we are so global, we forget we have a local world. That is where our sustainable efforts should begin – at home.)

By Leanne Tobias

What’s in store for green buildings and green business in 2010? Here are my predictions for the year’s emerging trends.

Retrofits – The mainstreaming of LEED for Existing Buildings: Operations & Maintenance (LEED-EBOM) — which requires compliance with EPA’s Energy Star program — gives property owners…

Energy Efficiency – As in 2009, operating cost efficiency remains an imperative for…

Alternative Energy – The use of the 30 percent investment tax credit for alternative energy should…

Localism/Regionalism – I’m also seeing reports that community or regional brands (as opposed to national or multi-national chains) are the hottest…

Greener Agriculture and Cityscapes – Localism/regionalism, when applied to the food chain, translates into…

Read the ends to those sentences at Greenbiz.com, and check out these books:

    

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