Greening Existing Homes 5

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. 96

Why Green an Existing Home? Escalating utility costs = future proof homes Energy Efficiency Increasing living space = opportunity for green upgrades. Comfort and functionality Improving IAQ = opportunity for green upgrades. Health Removal of harmful materials = opportunity to add green materials. Replacement of offgassing or harmful materials Major replacements = opportunity to use energy efficient materials. Repairs Reducing water consumption = adding water conservation systems Water management and conservation Adding green features = increased marketability. Market value Building code changes = older homes becoming obsolete. Building code compliance Green homes = attraction to Millenials Sustainability 97

Greening Challenges 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 “Is the expense worth it?” 98

Whole House? What Does “Green Home” Mean? Source: The Shelton Group. EcoPulse Knoxville, TN: The Shelton Group; Not every element of a home needs to be greened in order to make a difference in comfort and operation cost. 99

Integrating New and Old Updating one system may impact and require updates to another system. Historic homes may have restrictions on upgrades. 99

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? 101

ASID & USGBC REGREEN Walkthrough assessment Check for air leaks first Assessments and audits What to Do Next? 102

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 103

Deconstruction Materials are re-used Demolition Materials go to landfill 104

Indoor Air Quality Issues paints, finishes, adhesives, floor & wall coverings, cabinetry, carpets, combustion fumes Offgassing 2010: contractors disturbing walls built before 1978 must be certified Lead paint Seal, cover or remove the material – or, nothing at all. Asbestos Gas is emitted through cracks in basement floor or wall. Radon 105

Reseal the Building Envelope Top four upgrades are part of the building envelope. 1.HVAC 2.Windows 3.Window equipment 4.Doors 107

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 110

Greening Opportunities New construction offers many opportunities. Opportunities also exist to green an existing home. – kitchen – bathroom – family room – bedrooms 111

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. 113

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. 113

Changing Habits New green systems require: – an understanding of proper use. – good green habits. Real estate professionals should make sure they understand the green features of a home and can direct buyers to sources of information. 116

Summing Up site selection, home design, materials selection, and interior systems and design 4 phases: Designing the house first or designing the house to take advantage of the site aspects. Traditional vs. green home construction Smaller homes cost less. Large homes contribute to sprawl, need more materials, and consume more energy. Watchwords: functional and compact. low toxicity, embodied energy, future recycling Important concepts to keep in mind includes everyone, including the homeowner in the planning, design, construction, operation, and maintenance. A successful design process impacts the energy load for heating, cooling, water heating, lighting and ventilation. A tightly sealed envelope A system may cost more to buy and install, but less to own and operate over the long term. ROI Think of energy-efficient choices as a way to future- proof a home’s utility costs. Energy- efficient home systems 124

Summing Up health, air quality, environmental concerns, lifestyle choices, or keeping up with trends. Different motivations they were built before some hazards were identified, older homes may have issues that new homes avoid. Improving indoor air quality for health know how the systems interrelate and contribute to the greenness of a home. Real estate professionals on the market now. Net zero energy home: one that produces annually as much electricity as it uses. Net zero energy homes reduce energy bills and carbon footprint, not as a replacement for power from the grid. Solar and wind- generated power allows for a utility repurchase or credits for excess electricity produced. Net metering are adaptable for existing homes, but involves challenges that new construction avoids. Options presented in this course Is an investment of embodied energy in its construction including the land it occupies. An existing home is the sustainable alternative to demolition. Deconstruction 125

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