|
Why? |
This refers to homes that are more: • energy efficient • water efficient • resource efficient • durable • healthy • comfortable than standard homes. Why green homes? The features in green homes can 1) save homeowners money, 2) create healthier homes (increasingly important in times of rising asthma rates) and 3) create more comfortable homes in which to live. But if appraisers don’t recognize and identify the features of green (superior, high-performance) homes, it follows that the valuation of those homes could be less than comprehensive. The guide is not meant
to be a complete repository of green information. Rather, it touches lightly
on green topic, and then acts as a portal for appraisers interested in
researching more comprehensive information. |
|
Who? |
This guide was created
by real estate journalist Kathy Price-Robinson, who has written extensively
for the Los Angeles
Times, Valuation
Magazine, Journal
of Light Construction, Remodeling
Magazine, Professional
Remodeler, Urban
Land Magazine, Multifamily
Trends, and many other publications. Read more |
|
When? |
The idea for this
guide came several years ago after the author wrote an article
about Energy Star for Valuation Magazine,
a publication of the Appraisal
Institute. At the time, it became clear from interviews with appraisers
that appraisers were largely unfamiliar with high-performance homes, also
known as “green” homes. |
|
How? |
After the Valuation
Magazine article on Energy Star was published, Kathy applied for a grant
from The Appraisers Research
Foundation (TARF) to create a guide to green building that would be
helpful to appraisers. The grant proposal was accepted, resulting in this
guide. (To apply for a research grant from TARF, click here.) |
|
What now? |
This guide can be used
as a reference by appraisers who are appraising homes with green features.
That means features that are more energy efficient, water efficient, resource
efficient, durable, comfortable and healthier than standard homes. Eventually all homes may be labeled for energy efficiency, healthiness and resource conservation much like packaged foods now contain nutrition labels. When all homes are labeled, the appraisal process of such homes will be simpler. Already, homes are being certified “green” by several organizations, such as the U.S. Green Building Council, Energy Star and the National Association of Home Builders. Eventually, all homes may be certified. Until all homes are labeled or certified, it is up to conscientious appraisers to learn about the green features already in homes. Hopefully, this guide will help. |
|
Food for Thought |
Once an emerging trend, green building has become a growing part of today's construction industry. — McGraw Hill Construction Green is a market differentiator for builders - 40% of builders state that green makes it easier for them to market their homes. — McGraw Hill Construction |
|
Photo information |
The hallway shown
above is in a “green” home in Santa Barbara, California. The green features
in this hallway include natural daylighting (to cut down on use of artificial
lighting), compact fluorescent light bulb in fixtures (to cut down on energy
use) spray-foam-insulated walls and attic (to save on cooling and heating
bills), flooring made of wood certified to be environmentally harvested, and
paint that contains no toxic fumes (no VOCs). |
|
Contact |
Contact the author at kathyprice@aol.com |
Search This Site
Custom Search
Categories
- 1. Home
- 1. Introduction
- 1.2 GREEN HOME RATING SYSTEMS
- 1.2a Energy Star
- 1.2b LEED
- 1.2c NAHB Green Building Standard
- 1.2d Regional and Local Rating Systems
- 1.4 Green Building Research
- 1.5 Green Home Testing and Documentation
- 2 GREEN FEATURES IN HOMES
- 2.1 Orientation and Design
- 2.1a Location and Linkages
- 2.1b Siting
- 2.1c Daylighting
- 2.2 ENERGY EFFICIENCY
- 2.2a Appliances and Lighting
- 2.2b Programmable Thermostat
- 2.2c Energy Star-qualified HVAC
- 2.2d Solar Attic Fans
- 2.2e Efficient Ducts
- 2.2f Windows
- 2.2g Insulation
- 2.2h Water Heaters
- 2.2i Landscaping
- 2.3 ONSITE ENERGY GENERATION
- 2.3a Photovoltaics
- 2.3b Wind Turbines
- 2.3c Geothermal Heat Pumps
- 2.4 WATER EFFICIENCY
- 2.4a Low-flow Toilets and Fixtures
- 2.4b Dual-flush Toilets
- 2.4c Landscaping
- 2.5 INDOOR AIR QUALITY
- 2.5a Pollutant Source Control
- 2.5b Mechanical Ventilation
- 2.6 RESOURCE CONSERVATION
- 2.6a Locally Sourced Materials
- 2.6b Renewable Materials
- 2.6c Recycled and Salvaged Materials
- 2.6d Durable Materials and Design
- 3 Appraiser's Glossary A - M
- 3 Appraiser's Glossary N - Z
- 4 More Green Building Links
- 5 Contacts
1.2a Energy Star
|
Date
Created |
In 1992 the U.S. Environmental Protection Agency (EPA) introduced Energy Star as a voluntary labeling program designed to identify and promote energy-efficient products to reduce greenhouse gas emissions. Computers and monitors were the first labeled products. The Energy Star-qualified homes program was launched in 1995. These homes are at
least 15% more energy efficient than homes built to the 2004 International Residential Code (IRC),
and include additional energy-saving features that typically make them 20% to
30% more efficient than standard homes. |
|||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|
What
Features Are Involved? |
1. Effective Insulation: Properly installed, climate-appropriate insulation in floors, walls, and attics ensures even temperatures throughout the house, less energy consumption, and increased comfort. Learn more about Properly Installed Insulation (149KB). 2. High-Performance Windows: Energy-efficient windows employ advanced technologies, such as protective coatings and improved frame assemblies, to help keep heat in during winter and out during summer. These windows also block damaging ultraviolet sunlight that can discolor carpets and furnishings. Learn more about Qualified Windows (212KB) 3. Tight Construction and Ducts: Sealing holes and cracks in the home’s “envelope” and in duct systems helps reduce drafts, moisture, dust, pollen, and noise. A tightly sealed home improves comfort and indoor air quality while reducing utility bills. Learn more about Efficient Duct Systems (163KB). 4. Efficient Heating and Cooling Equipment: In addition to using less energy to operate,
energy-efficient heating and cooling systems can be quieter, reduce indoor
humidity, and improve the overall comfort of the home. Typically,
energy-efficient equipment is also more durable and requires less maintenance
than standard models. Learn more about:
Qualified Heating Equipment
(142KB)
Qualified Cooling Equipment
(178KB) Mechanical Ventilation (140KB) 5. Lighting and Appliances: ENERGY STAR qualified homes may also be
equipped with ENERGY STAR qualified products — lighting fixtures, compact
fluorescent bulbs, ventilation fans, and appliances, such as refrigerators,
dish washers, and washing machines. These ENERGY STAR qualified products
provide additional energy savings to the owner. Learn more about ENERGY STAR qualified products:
Qualified Appliances
(153KB)
Qualified Lighting
(170KB)
Advanced Lighting Package
(91KB) High Efficiency Water Heaters (177KB) 6. Third-Party
Verification: With the help of
independent Home Energy Raters, ENERGY STAR builder partners choose the most
appropriate energy-saving features for their homes. Additionally, raters
conduct onsite testing and inspections to verify that the homes qualify as
ENERGY STAR. Learn more about Independent Inspection and Testing (182KB). |
|||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|
How
Many Homes Involved? |
As of
the beginning of 2007, there were about 750,000 Energy Star homes in the U.S.
(Source: Energy
Star) |
|||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|
Professionals |
Locate
Energy Star partners here,
including architects, builders, energy raters, etc. |
|||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|
Education |
Energy
Star web-based
seminars |
|||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|
Website |
||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|
Energy
Star Qualified Home Label |
|
|||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
|
Energy
Star Homes Labeled in 2008 |
|
1.2b LEED
|
Date
Created |
The LEED for Homes pilot program was released in 2006, while the final version was released in 2008. |
|
Who
Created |
U.S. Green Building Council, a nonprofit
comprised of 40,000 member companies, created the LEED programs. |
|
How
It Works |
LEED for Homes is a voluntary rating system that promotes the design and construction of high-performance green homes, including affordable housing, mass-production homes, custom designs, stand-alone single-family homes, duplexes and townhouses, suburban and urban apartments and condominiums and lofts in historic buildings. According to the U.S. Green Building Council, “LEED homes have lower energy and water bills, reduced greenhouse gas emissions and fewer problems with mold, mildew and other indoor toxins.” LEED
homes can achieve four levels of certification: Certified, Silver, Gold and
Platinum. |
|
What
Features Are Involved? |
There are eight categories of concern: 1.
Innovation &
Design Process (ID). Special design methods, unique regional credits,
measures not currently addressed in the Rating System, and exemplary
performance levels. 2.
Location &
Linkages (LL). The placement of homes in socially and environmentally
responsible ways in relation to the larger community. 3.
Sustainable Sites
(SS). The use of the entire property so as to minimize the project’s impact
on the site. 4.
Water Efficiency
(WE). Water-efficient practices, both indoor and outdoor. 5.
Energy &
Atmosphere (EA). Energy efficiency, particularly in the building envelope and
heating and cooling design. 6.
Materials &
Resources (MR). Efficient utilization of materials, selection of
environmentally preferable materials, and minimization of waste during
construction. 7.
Indoor
Environmental Quality (EQ). Improvement of indoor air quality by reducing the
creation of and exposure to pollutants. 8.
Awareness &
Education (AE). The education of homeowner, tenant, and/or building manager
about the operation and maintenance of the green features of a LEED home. |
|
Rating
System |
See
the whole LEED
for Homes rating system |
|
Statistics |
As of April 30,
2009, there were 2013 certified LEED homes. There about 11,000
registered homes in the pipeline, growing by about 1,500 a month. See list of all
homes |
|
Education |
Elements of Green
Leases — online seminar |
|
Website |
|
|
Rating
System |
|
|
Sample
Homes |
144 LEED-certified homes in Rocklin, California See the report here in PDF
LEED Silver-rated home in Freeport, Maine. See the whole
report in PDF |
|
More |
1.2c NAHB National Green Building Standard
|
Date
Created |
|
|
Who
Created |
NAHB-RC
(National Association of Home Builders Research Center), along with ICC
(International Code Council) created the program. It has been approved by
ANSI, the American National Standards Institute. See
recent press release |
|
How
It Works |
Points are earned
for various strategies, techniques and products to achieve levels of green
performance: Bronze, Silver, Gold and Emerald. (Note: The NAHB estimates that
the Bronze level is equivalent to an Energy Star rating. (Source: NAHB) |
|
What
Features Are Involved? |
There
are six areas of concern:
|
|
News |
|
|
Professionals |
|
|
Education |
|
|
Book |
Purchase
National Green Building Standard book at BuilderBooks.com. |
|
Website |
|
|
Sample
Projects |
|
NAHB Gold certified home Omega Builders | Belton, Texas This green home's features include a heat pump water heater, no-VOC paint, sustainable flooring, dual flush toilets, occupancy sensors, manabloc plumbing system, spray foam insulation and an Energy Star HERS rating of 52.
NAHB Silver certified home Lifestyle Custom
Homes by SWA | Elmhurst, Illinois Designed for an existing neighborhood, this green home features geothermal heating and cooling, innovative hot water recirculation system activated by occupancy sensors, sun tunnel, Icynene foam at rim joists, and ERV ventilation system. |
|
|
More |
1.4 Green Building Research
The Numbers No. of LEED-certified
homes nationwide: More than 2,000, about 11,000 in the pipeline. No. of Energy Star
qualified home nationwide: 750,000 as of early 2007 No. of NAHB
green-certified homes nationwide: n/a Date Report, Study or
Article March 31, 2009 Press Release: Doing
Well by Doing Good? An analysis of the financial performance of green office
buildings in the USA From RICS Buildings
in the US with a high Energy Star rating are attracting rental premiums of
three percent per square foot compared with non-green buildings of the same
size, location and function, according to new research commissioned by RICS
(Royal Institution of Chartered Surveyors). The
research “Doing Well by
Doing Good?” provides the first credible evidence on the
economic value of the certification of “green buildings” in the commercial
sector and concludes that there is a premium of three percent for the rents
that ‘green’ buildings with the Energy Star rating can command. March 30, 2009 Report: Doing Well by
Doing Good? An analysis of the financial performance of green office
buildings in the USA By Piet Eichholtz and
Nils Kok of the University of Maastricht and John Quigley of the University
of California, Berkeley October 2008 Research: Perspectives
on Sustainability: Results of the 2008 Global Survey on Corporate Real Estate
and Sustainability From Jones Lang
LaSalle and CoreNet Global The recent survey, now
in its second year, shows greater demand for green buildings but fewer
companies willing to pay extra than in 2007. Click below to read a
summary of the survey findings. July 8, 2008 Report: Does Green Pay
Off? By Norm Miller, Jay
Spivey and Andy Florance Executive
Summary: In this study and call
for further research we provide some comparison data on Energy Star and
LEED-certified buildings versus non-Energy Star or non-LEED-certified office
property from the entire U.S. using CoStar database. These results are
promising for the benefits of investment in sustainable real estate, energy
savings and for the green movement now sweeping our society. The payoff from
wise green investment is easy to justify even if based on purely profit
motivations. Above: Charts from
“Does Green Pay Off?” report March 26, 2008 Article: CoStar Study
Finds Energy Star, LEED Buildings Outperform Peers A new study by CoStar
Group has found that sustainable "green" buildings outperform their
non-green peer assets in key areas such as occupancy, sale price and rental
rates, sometimes by wide margins. June 2008 Report: Quantifying
"Green" Value: Assessing the Applicability of the CoStar Studies From Green Building
Finance Corp. The purpose of this
report is to provide guidance to the real estate industry on the
interpretation and use of data and research supporting green building
investment. To better understand the role of quantitative studies within the
broader decision-making context for sustainable property investments, this
report provides an independent critique of the methods, technical execution,
and presentation of the findings of a recent CoStar Group study evaluating
the financial performance of Energy Star and LEED (Leadership in Energy and
Environmental Design) certified buildings. Nov. 18, 2008 Press Release: Green
Building Could Triple by 2013, Says McGraw-Hill Construction Green Outlook Report
tracks dramatic growth, forecasts green building over next five years Nov. 19, 2008 Green Building Impact
Report Executive summary:
Green buildings, as represented by the U.S. Green Building Council's
Leadership in Energy and Environmental Design (LEED) Green Building Rating
System, are an undisputed market success. In the eight years since the launch
of LEED, green has firmly established itself among mainstream leaders in the
building sector, representing tens of billions of dollars in value put in
place and materials sales. LEED was created to reduce the environmental
impacts of the built environment, but so far no comprehensive evaluation of
the overall impact of LEED has been conducted. Until now. More More reports of
interest More
reports, as listed on the US Green Building Council website: How Green a
Recession? – Sustainability Prospects in the US Real Estate Industry January 2009, RREEF
Research This report examines
the status of green building with respect to the current economic downturn
and dropping energy prices. The findings show that even under these
conditions, the case for green real estate remains strong and opportunities
for cash-rich investors to add green buildings their portfolios may emerge. Globalization
and Global Greening Trends in Green Real Estate Investment September 2008, RREEF
Research This report examines
the forces affecting property sustainability in major regions around the
globe. The study found that major corporate tenants are pursuing
greener facilities worldwide. However, a gap exists between available
green building space and tenant demand, creating green building investment,
particularly in the United States. The Greening
of U.S. Investment Real Estate – Market Fundamentals, Prospects and
Opportunities November 2007, RREEF
Research This paper explores
why the U.S. institutional investment real estate sector is likely to embrace
sustainable building principles. The paper also documents trends in green
building and focuses on the key drivers for green building investment – as
well as the barriers that have limited this investment up to now. Green Listed
Real Estate: A Growing Global Trend October 2007, Innovest Innovest analysis
shows that the REITs in the U.S. considered to have the highest green
credentials outperformed the index over several years. However, while
awareness of the environmental risks and opportunities is growing, there is a
gap in the degree to which real estate companies are implementing strategies
to address risks. July 2007, Walraven,
B., USAA Real Estate Company This testimony before
a Hearing of the U.S. House of Representatives is about the commitment made
by the real estate sector in the U.S. to reduce energy consumption. Ms.
Walraven's testimony includes estimates of the financial benefits from low-
and no-cost energy efficiency retrofits. The Energy
Challenge, a New Agenda for Corporate Real Estate April 2007, Rocky
Mountain Institute & CoreNet Global This report describes
and recommends energy efficiency action plans that will result in very large
energy and cost savings for corporate real estate and service providers. To Be Green or
Not to Be Green? Why that is Not the Question? 2007, Prudential Real
Estate Investors This report discusses
how tenant demand, decreasing costs associated with building green and risk
management are influencing the extent to which real estate investors and
developers are building green.
1.5 Green Home Testing and Documentation
|
Feature |
Tests
and audits to document a home’s tightness, and thus energy efficiency are an
important part of the green-building process. |
|
Function |
It’s a
way to document to buyers, lenders and appraisers that a home does not leak
energy, and thus will save energy and money over time. |
|
Types |
There
are several types of onsite testing, or energy audits, as follows: |
|
Blower-door
test |
These are some reasons for establishing the proper building
tightness: • Reducing energy consumption due to air leakage • Avoiding moisture condensation problems • Avoiding uncomfortable drafts caused by cold air leaking in from the outdoors • Making sure that the home's air quality is not too contaminated by
indoor air pollution. How They Work: A blower door is a powerful fan that mounts into the frame of an exterior door. The fan pulls air out of the house, lowering the air pressure inside. The higher outside air pressure then flows in through all unsealed cracks and openings. The auditors may use a smoke pencil to detect air leaks. These tests determine the air infiltration rate of a building. Blower doors consist of a frame and flexible panel that fit in a
doorway, a variable-speed fan, a pressure gauge to measure the pressure
differences inside and outside the home, and an airflow manometer and hoses
for measuring airflow. There are two types of blower doors: calibrated and uncalibrated. It is important that auditors use a calibrated door. This type of blower door has several gauges that measure the amount of air pulled out of the house by the fan. Uncalibrated blower doors can only locate leaks in homes. They provide no method for determining the overall tightness of a building. The calibrated blower door's data allow the auditor to quantify the amount of air leakage and the effectiveness of any air-sealing job. (Source: U.S. Dept. of Energy) |
|
Duct Blaster Test |
The Duct Blaster fan is first connected to the duct system at the air handler cabinet, or a return grille. After temporarily sealing all remaining registers and grills, the Duct Blaster fan is turned on to force air through all holes and cracks in the ductwork. The fan speed is increased until a standard test pressure is achieved in the duct system. A precise leakage measurement is then made using an airflow and pressure gauge connected to the Duct Blaster system. Estimates of efficiency losses from duct leakage can then be made
from the leakage measurements. A theatrical fog machine can be used along
with the Duct Blaster to inject a non-toxic fog into the duct system to
visually demonstrate the location and extent of leakage in the ductwork. (Source
and image: The
Energy Conservatory) |
|
Thermographic
Inspections |
Energy auditors may use thermography—or infrared scanning—to
detect thermal defects and air leakage in building envelopes. How They Work: Thermography measures surface temperatures by using infrared video and still cameras. These tools see light that is in the heat spectrum. Images on the video or film record the temperature variations of the building's skin, ranging from white for warm regions to black for cooler areas. The resulting images help the auditor determine whether insulation is needed. They also serve as a quality control tool, to ensure that insulation has been installed correctly. A thermographic inspection is either an interior or exterior
survey. The energy auditor decides which method would give the best results
under certain weather conditions. Interior scans are more common, because
warm air escaping from a building does not always move through the walls in a
straight line. Heat loss detected in one area of the outside wall might
originate at some other location on the inside of the wall. Also, it is
harder to detect temperature differences on the outside surface of the
building during windy weather. Because of this difficulty, interior surveys
are generally more accurate because they benefit from reduced air movement. Thermographic scans are also commonly used with a blower door test running. The blower door
helps exaggerate air leaking through defects in the building shell. Such air
leaks appear as black streaks in the infrared camera's viewfinder. Thermography uses specially designed infrared video or still
cameras to make images (called thermograms) that show surface heat
variations. This technology has a number of applications. Thermograms of
electrical systems can detect abnormally hot electrical connections or
components. Thermograms of mechanical systems can detect the heat created by
excessive friction. Energy auditors use thermography as a tool to help detect
heat losses and air leakage in building envelopes. Infrared scanning allows energy auditors to check the
effectiveness of insulation in a building's construction. The
resulting thermograms help auditors determine whether a building needs
insulation and where in the building it should go. Because wet insulation
conducts heat faster than dry insulation, thermographic scans of roofs can
often detect roof leaks. In addition to using thermography during an energy audit, you
should have a scan done before purchasing a house; even new houses can have
defects in their thermal envelopes. You may wish to include a clause in the
contract requiring a thermographic scan of the house. A thermographic scan
performed by a certified technician is usually accurate enough to use as
documentation in court proceedings. The energy auditor
may use one of several types of infrared sensing devices in an on-site
inspection. A spot radiometer (also called a point radiometer) is the
simplest. It measures radiation one spot at a time, with a simple meter
reading showing the temperature of a given spot. The auditor pans the area
with the device and notes the differences in temperature. A thermal line
scanner shows radiant temperature viewed along a line. The thermogram shows
the line scan superimposed over a picture of the panned area. This process
shows temperature variations along the line. The most accurate thermographic
inspection device is a thermal imaging camera, which produces a 2-dimensional
thermal picture of an area showing heat leakage. Spot radiometers and thermal
line scanners do not provide the necessary detail for a complete home energy
audit. Infrared film used in a conventional camera is not sensitive enough to
detect heat loss. (Source: U.S.
Dept. of Energy) |
|
More
|
Also,
EPA’s Online
Household Emissions Calculator |
