5

Greening Existing Homes

What You Need to Know?

Clients:

• Buyers need guidance on upgrade possibilities and valuing of green features. • Sellers need green features marketed to buyers.

Value proposition:

• Identify retrofitting, remodeling, and renovating options.

• Expand network to designers, contractors, energy raters, and others.

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Why Green an Existing Home?

Energy Efficiency • Escalating utility costs = future proof homes Comfort and functionality • Increasing living space = opportunity for green upgrades.

Repairs • Major replacements = opportunity to use energy efficient materials. Water management and conservation • Reducing water consumption = adding water conservation systems Market value • Adding green features = increased marketability. Health • Improving IAQ = opportunity for green upgrades.

Building code compliance • Building code changes = older homes becoming obsolete.

Replacement of offgassing or harmful materials • Removal of harmful materials = opportunity to add green materials. Sustainability • Green homes = attraction to Millenials

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Greening Challenges

“Is the expense worth it?” • Consider: – – – – Scope and complexity of the project Measurability and ROI HVAC vs. IAQ or aesthetic improvements Savings on utility costs Impact on other home systems

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Whole House?

What Does “Green Home” Mean?

Not every element of a home needs to be greened in order to make a difference in comfort and operation cost.

Source: The Shelton Group. EcoPulse 2009. Knoxville, TN: The Shelton Group; 2009.

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Integrating New and Old

• • Updating one system may impact and require updates to another system. Historic homes may have restrictions on upgrades.

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Getting Started

• • • • • • What is the motivation?

– Health, comfort, functionality, water efficiency, other?

What results are expected?

Can recycled materials be used?

Does the house provide enough daylight?

Are utility bills high?

What is the budget? ROI timeframe?

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ASID & USGBC REGREEN

• • • Walkthrough assessment Check for air leaks first Assessments and audits •

What to Do Next?

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Green Homeowners Insurance

• • • Certified Green = discounts – Perceived homeowner care Conventional homes = higher premiums – Replacement systems will be green products Net metering liability coverage – Additional coverage for workers

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Deconstruction

•

Deconstruction

Materials are re-used •

Demolition

Materials go to landfill

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Indoor Air Quality Issues

Offgassing

• paints, finishes, adhesives, floor & wall coverings, cabinetry, carpets, combustion fumes

Lead paint

• 2010: contractors disturbing walls built before 1978 must be certified

Asbestos Radon

• Seal, cover or remove the material – or, nothing at all. • Gas is emitted through cracks in basement floor or wall.

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Reseal the Building Envelope

• Top four upgrades are part of the building envelope.

1. HVAC 2. Windows 3. Window equipment 4. Doors

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Deep Energy Retrofit

• • The extreme of cost and effort.

Can achieve 50–95 percent energy savings.

• Includes: – Building envelope – HVAC – Plumbing – – – Lighting Appliances Energy sources

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Greening Opportunities

• • New construction offers many opportunities. Opportunities also exist to green an existing home.

– kitchen – – – bathroom family room bedrooms

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The Green Household

• Waste management and recycling plans: • Avoid environmental pollution and health hazards • Prohibit disposal of hazardous materials in the sink, into storm sewers, or on the ground.

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Disposal Issues

• • • Down the drain – Household products, lawn and garden products, workshop/painting supplies, automotive products, pesticides Pet waste – May carry harmful bacteria Appliances – Contain potentially harmful materials.

– Check local disposal and recycling guidelines.

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Changing Habits

Real estate professionals should make sure they understand the green features of a home and can direct buyers to sources of information. • New green systems require: – – an understanding of proper use.

good green habits.

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4 phases: Traditional vs. green home construction Watchwords: functional and compact. Important concepts to keep in mind

Summing Up

•site selection, home design, materials selection, and interior systems and design • Designing the house first or designing the house to take advantage of the site aspects. • Smaller homes cost less. Large homes contribute to sprawl, need more materials, and consume more energy.

A successful design process • includes everyone, including the homeowner in the planning, design, construction, operation, and maintenance .

A tightly sealed envelope ROI • impacts the energy load for heating, cooling, water heating, lighting and ventilation.

• A system may cost more to buy and install, but less to own and operate over the long term. • low toxicity, embodied energy, future recycling Energy efficient home systems • Think of energy-efficient choices as a way to future proof a home’s utility costs.

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Different motivations Improving indoor air quality for health Real estate professionals Net zero energy homes

Summing Up

• health, air quality, environmental concerns, lifestyle choices, or keeping up with trends. Solar and wind generated power • reduce energy bills and carbon footprint, not as a replacement for power from the grid. • they were built before some hazards were identified, older homes may have issues that new homes avoid.

Net metering Options presented in this course • allows for a utility repurchase or credits for excess electricity produced. • are adaptable for existing homes, but involves challenges that new construction avoids. • know how the systems interrelate and contribute to the greenness of a home.

An existing home • Is an investment of embodied energy in its construction including the land it occupies. • on the market now. Net zero energy home: one that produces annually as much electricity as it uses. Deconstruction • is the sustainable alternative to demolition.

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Thank You for Attending

Green 100: Real Estate for a Sustainable Future Green 200: The Science of Green Building Green 300: Greening Your Real Estate Business