The FHA Energy Efficient Mortgage Program

An Energy Efficient Mortgage (EEM) is a mortgage that rewards you for building or renovating a home with energy efficient features. EEMs allow borrowers to finance cost-effective, energy-saving measures as part of a single mortgage and stretch debt-to-income qualifying ratios on loans. This allows them to qualify for a larger loan amount and a better, more energy-efficient home. Never heard of it? I am not surprised.

Its been a pretty well kept secret, but its not new. It started off as an FHA limited pilot program. Its success caused Congress to enact the national Energy Efficient Mortgage Program in 1995.

Participation in the program has been growing steadily as word gets out and the emphasis on energy efficiency continues to build.

The backbone of the EEM program is the idea that a reduction in a homeowner’s utility costs — by enacting changes that maximize energy efficiency — allows a homeowner to pay a higher mortgage to cover the costs of the energy improvements as well as the mortgage itself.

The FHA offers insurance for these specialized mortgages for a homeowner to buy or refinance a home and incorporate the cost of energy-efficient improvements. As the homeowner, you don’t have to qualify for the extra funds and no down payment is required.

EEMs offer homeowners who otherwise might not be able to afford it a chance to revamp their homes, save costs by adopting energy-efficient practices and help cut down on pollution. Yet, they’re still relatively foreign to most homeowners.

“Although EEMs have been available in some states since 1980, they have been little understood or marketed,” according to HUD. “With EEMs, borrowers do not need to get a separate, costly loan for energy improvements when buying an existing home.”

Here’s an overview of the requirements homeowners need to be considered eligible for an Energy Efficient Mortgage:

The borrower is eligible for maximum FHA-backed loan, using standard underwriting procedures. The borrower must make a 3-percent cash investment in the property based on the sales price. Closing costs are not included in the 3- percent calculation but may be used to satisfy the requirement. Any upfront mortgage insurance premium can be financed as part of the mortgage.

Eligible properties are one- to four-unit current and new construction.

The cost of the energy-efficient improvements that may be eligible for financing into the mortgage is the greater of 5 percent of the property’s value (not to exceed $8,000), or $4,000.

To be eligible for inclusion in this mortgage, the energy-efficient improvements must be cost effective, meaning that the total cost of the improvements is less than the total present value of the energy saved over the useful life of the energy improvement.

The cost of the energy improvements and estimate of the energy savings must be determined by a home energy rating report conducted by a home energy rating system or energy consultant. The cost of the energy rating may be financed as part of the cost-effective energy package.

The energy improvements are installed after the loan closes.

The maximum mortgage amount for a single-family unit depends on its location and it is adjusted annually.

There are three basic types of EEMs, so determining which one is best suited for your needs may require the help of an expert. Along with the FHA-backed loans for energy efficiency, the Veterans Administration also backs EEMs for qualified military personnel, reservists and veterans.

The  mortgages are becoming more known and more popular as homeowners continue to look for meaningful ways to address rising fuel and energy costs. Take some time to evaluate your budget and whether the long-term cost savings associated with energy efficiency is something that’s right for you and your family.

To take advantage of these great energy efficient mortgage programs, talk to your mortgage broker today!

Information for this post comes from The federal government’s Energy Star Program.

No and Low VOC Paint

VOC = Volatile Organic Chemicals.

I don’t attempt to force green principles on my family and friends. If someone asks me for advice, I will freely give it and all of my family and friends know I advocate green and sustainable principles, so I don’t feel the need to harp on them about it. Recently I’ve been helping my parents paint their house. They started with the outside and plan to repaint the walls in the kitchen and living rooms at some point in the near future.  When they do, I am hoping to gently nudge them toward using no or low VOC paint.  No one in the house has particularly acute allergies but that doesn’t mean its not a much healthier choice for everyone in the long run anyway.

Recent EPA studies estimate indoor air quality to be close to 5 times more toxic than outdoor air largely caused by toxic emissions of paints and finishes. This lead paint manufacturers to develop lower VOC products that don’t negatively impact the air quality while remaining high quality and durable.

The use of low-VOC paint reduces toxins that cause allergy and chemical sensitivities, reduces contaminant concentrations in landfill, groundwater and the ozone, provides easy cleanup with soap and water and produces lower odor. With increased legislation and support from environmentally conscious organizations such as the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) and Green Seal plus advances in paint technology the paint industry has come a long way in developing an array of environmentally responsible products with higher performance levels. New paints have become more durable, cost-effective and less harmful to humans and the environment.

The general consensus is that low and no VOC paints are very expensive. There is no avoiding that at this point. A gallon of low or no VOC can cost about the same as premium paints. But no and low VOC are also high performance paints and like premium paints tend to last a lot longer than the less expensive alternatives.  In the long run, low and no VOC paints are better for your health and for the environment. That, along with the fact that it is quality and durable paint, is well worth the added initial expense.

Here are some local suppliers of No and Low VOC paint products.

Benjamin Moore
1773 Boston Road
Springfield, MA

Springfield Paint
1042 St. James Ave,
Springfield, MA

Kakley True Value
10 Allen Street
Springfield, MA

Foster Farrar Hardware
145 King St
Northampton MA

Northampton Paint Center
881 North King Street
Northampton, MA

Florence Hardware
12  North Maple Street
Florence,  MA

Dakor Center, Inc
251 Davis Street
Greenfield, MA

What is the LEED program?

Developed by the U.S. Green Building Council (USGBC), LEED provides building owners and operators a concise framework for identifying and implementing practical and measurable green building design, construction, operations and maintenance solutions.

LEED is flexible enough to apply to all building types – commercial as well as residential. It works throughout the building lifecycle – design and construction, operations and maintenance, tenant fitout, and significant retrofit. And LEED for Neighborhood Development extends the benefits of LEED beyond the building footprint into the neighborhood it serves.LEED is flexible enough to apply to all building types – commercial as well as residential. It works throughout the building lifecycle – design and construction, operations and maintenance, tenant fitout, and significant retrofit. And LEED for Neighborhood Development extends the benefits of LEED beyond the building footprint into the neighborhood it serves.

LEED is a voluntary certification program that can be applied to any building type and any building lifecycle phase. It promotes a whole-building approach to sustainability by recognizing performance in key areas:

	Sustainable Sites Choosing a building’s site and managing that site during construction are important considerations for a project’s sustainability. The Sustainable Sites category discourages development on previously undeveloped land; minimizes a building’s impact on ecosystems and waterways; encourages regionally appropriate landscaping; rewards smart transportation choices; controls stormwater runoff; and reduces erosion, light pollution, heat island effect and construction-related pollution.
	Water Efficiency Buildings are major users of our potable water supply. The goal of the Water Efficiency credit category is to encourage smarter use of water, inside and out. Water reduction is typically achieved through more efficient appliances, fixtures and fittings inside and water-wise landscaping outside.
	Energy & Atmosphere According to the U.S. Department of Energy, buildings use 39% of the energy and 74% of the electricity produced each year in the United States. The Energy & Atmosphere category encourages a wide variety of energy strategies: commissioning; energy use monitoring; efficient design and construction; efficient appliances, systems and lighting; the use of renewable and clean sources of energy, generated on-site or off-site; and other innovative strategies.
	Materials & Resources During both the construction and operations phases, buildings generate a lot of waste and use a lot of materials and resources. This credit category encourages the selection of sustainably grown, harvested, produced and transported products and materials. It promotes the reduction of waste as well as reuse and recycling, and it takes into account the reduction of waste at a product’s source.
	Indoor Environmental Quality The U.S. Environmental Protection Agency estimates that Americans spend about 90% of their day indoors, where the air quality can be significantly worse than outside. The Indoor Environmental Quality credit category promotes strategies that can improve indoor air as well as providing access to natural daylight and views and improving acoustics.
	Locations & Linkages The LEED for Homes rating system recognizes that much of a home’s impact on the environment comes from where it is located and how it fits into its community. The Locations & Linkages credits encourage homes being built away from environmentally sensitive places and instead being built in infill, previously developed and other preferable sites. It rewards homes that are built near already-existing infrastructure, community resources and transit, and it encourages access to open space for walking, physical activity and time spent outdoors.
	Awareness & Education The LEED for Homes rating system acknowledges that a green home is only truly green if the people who live in it use the green features to maximum effect. The Awareness & Education credits encourage home builders and real estate professionals to provide homeowners, tenants and building managers with the education and tools they need to understand what makes their home green and how to make the most of those features.
	Innovation in Design The Innovation in Design credit category provides bonus points for projects that use new and innovative technologies and strategies to improve a building’s performance well beyond what is required by other LEED credits or in green building considerations that are not specifically addressed elsewhere in LEED. This credit category also rewards projects for including a LEED Accredited Professional on the team to ensure a holistic, integrated approach to the design and construction phase.
	Regional Priority USGBC’s regional councils, chapters and affiliates have identified the environmental concerns that are locally most important for every region of the country, and six LEED credits that address those local priorities were selected for each region. A project that earns a regional priority credit will earn one bonus point in addition to any points awarded for that credit. Up to four extra points can be earned in this way. See the Regional Priority Credits for your state »

LEED points are awarded on a 100-point scale, and credits are weighted to reflect their potential environmental impacts. Additionally, 10 bonus credits are available, four of which address regionally specific environmental issues. A project must satisfy all prerequisites and earn a minimum number of points to be certified.

The Green Building Certification Institute (GBCI) assumes administration of LEED certification for all commercial and institutional projects registered under any LEED Rating System. Learn more about the project certification process »

Think of it like the nutrition label on a box of crackers: LEED provides the same kind of important detail about the green aspects of a building that, taken together, deliver higher performance.

Information for this post comes directly from the USGBC website.

Sustainable Home Series, Part II – Kitchen Flooring

image from www.treehugger.com

Continuing our tour of the green and sustainable options for the kitchen. Part II of the Sustainable Home Series is about green kitchen flooring solutions. Each of the options discussed in this post have advantages and drawbacks, which may impact your individual living situation. I recommend you do more in-depth research on these choices to determine which one is the right one for you. But each has solid sustainability credentials and therefore make for outstanding options for anyone looking to put down an environmentally friendly kitchen floor. Bear in mind that many of these materials would work well in rooms other than the kitchen as well. Unlike Part I, I was unable to determine local distributors for each of these products, though I believe most, if not all, can be found within a reasonable radius of Western Massachusetts. If you are interested in any of these flooring options, I suggest you locate a national manufacturer of the product and inquire as to a local distributor, or do a local search on your own. I will keep looking myself and If you know of a local distributor, please let me know and I will post it here.  I hope this brief summary of some of the available green and sustainable kitchen flooring options is helpful and informative!

Image from www.furniturehomedesign.com

Cork

Cork is not just good for sealing in those bottles of chardonnay and chianti. Cork has become a very popular choice for its sustainability, durability and beauty. Many color and pattern choices are available.  Cork flooring achieves its color by being baked, the darker the color, the longer it was baked.  Cork flooring is fire and water resistant. Due to the resilient nature of cork, it is easier on the legs and feet than harder surfaces like stone and concrete. Also, cork flooring is a natural insulator. It absorbs sound and remains warmer than other surface. So bare feet will appreciate! Cork is also a relatively soft material, so there are some risks. Heavy objects left on the surface for a period of time could leave indentations in the floor. So take precautions such as under-padding when placing heavy items such as furniture on the floor. Age and direct sunlight may discolor the cork flooring over time as well. So keep this in mind.  You will want to maintain the floor by keeping it swept and mopped regularly.

Image from: http://ecofriendlynow.files.wordpress.com

Bamboo

Bamboo flooring has been gaining in popularity with homeowners due to its sustainability, its durability and its amazing aesthetics. Its a very strong, dense wood which makes it very water resistant. Bamboo grows significantly faster than hardwood and therefore its harvesting for flooring is a much more sustainable choice than hardwood. Another benefit of bamboo is its easy maintenance needs.  As well as bamboo flooring being very strong and durable, it is also easy to install. You used to be limited in your choice of colors and hues with bamboo, however manufacturers have developed ways to add additional colors to the process, so you will likely be able to find a color you like. Like hardwood, bamboo flooring is susceptible to scratching. It is recommended to use padding under furniture to prevent scratching and indentations. Most bamboo is harvested and shipped from China, so it is not a local product and must be transported by ship to the United States.

image from www.jetsongreen.com

Eucalyptus

Another more sustainable wood option that is not the typical hardwood is Eucalyptus. It is often cheaper than bamboo and comparable to standard hardwood flooring. Although not as fast as bamboo, eucalyptus is a fast growing tree. It typically grows twice as fast as species like oak, pine or cherry. A very very hard surface, eucalyptus has the same advantages of typical hardwood. Choices in color and patterns are very similar to those of hardwood as well. Eucalyptus is primarily harvested in New Zealand and Australia and has to be shipped to the United States. The same risks of scratching and indentation exist for eucalyptus as for any hard wood flooring.

image from www.restorationtimber.com

Reclaimed Wood

Bamboo and eucalyptus are sustainable because of their high rate of growth and abundance in their native lands. But is there a green option in our own country that doesn’t rely on new growth? Absolutely. Reclaimed wood is any type of wood that comes from a pre-existing structure and is being given new life. Wood that has been salvaged from old barns, mills, bridges, warehouses and other wood buildings and structures. Reclaimed wood can add wonderful character to your home. Its age and time tested durability can make it a better quality choice than new wood that is often cut from less mature trees.  Due to the fact that it was not originally meant to be your kitchen floor, reclaimed wood may require repair work such as removing nails, sanding, planing and varnishing. Because its not manufactured to specifications, It may be difficult to find the wood that works best for you and it could be more expensive than other options due to the work that will be required to customize the reclaimed wood for your purposes.

image from www.architectmagazine.com

Marmoleum

Marmoleum is linoleum, thus it has a bad reputation. It is however a surprisingly eco-friendly and attractive option. Available in just about any color, it has no off-gas (unlike its vinyl counterparts) and is considered a very safe and sustainable product.  Marloleum is very durable and easy to clean.

image from www.furniturehomedesign.com

Eco-Hardwood

Hardwood floors are very popular today and add great appeal and value to your home. It is also well known to be more expensive than most choices for flooring. But if you have the money and love hardwood, there are sustainable ways to use it. The first thing you can do is look for the FSC certification. The Forest Stewardship Council (FSC) is a nonprofit group that promotes environmentally responsible forestry practices. A wide range of flooring woods come with the FSC stamp, including oak, maple, ash, cherry, birch, Douglas fir, pine and others.

image from capefearriverwood.com

Suppressed Wood Flooring

Wood is also harvested occasionally to protect the health of the forest. If a forest becomes too dense with trees, it can become susceptible to disease and fire. Thus in some locations, a thinning out process results in the availability of wood for flooring.

image from media.merchantcircle.com

Stone Flooring

Stone flooring is another eco friendly choice, A natural product, stone is very durable, stain resistant,  has a cool surface temperature and looks fantastic.  There are many types of stone flooring. Options include quarried rock such as marble, travertine, granite, limestone, sandstone, slate, ceramic and flagstone. It tends to be expensive and can be hard on the legs and feet when standing on it for extended periods. You’d want to do further research on the particular types of stone you are interested in. They each have unique positives and negatives that you should familiarize yourself with.

image from http://img.diynetwork.com

Recycled Glass

Annie Lennox might feel at home if you opt for this amazing looking flooring alternative. Made from recycling old glass from wine, liquor and other bottles, as well as old windows, etc. Most often recycled glass is manufactured in one of two ways, glass tiles or terrazzo tiles. Glass tiles are made by melting down the glass and remolding it into tiles. These can had a wide variety of sizes, shapes, colors and finishes.  Terrazzo floors are made by embedding chunks of material in concrete or resin and then sealing it, creating a smooth surface. Recycled glass is good for the environment, reusing a product which could otherwise end up in the landfill. It is extremely easy to keep clean.

Sustainable Home Series, Part 1: Kitchen Countertops

I haven’t posted in a while. I kind of lost my muse for a bit. But I have a new idea for a series of articles on some sustainable products for use in building or remodeling a home with an eye toward using green materials.

I figured I’d start in my favorite room of any house, the kitchen. So this first article is on kitchen countertops. There are a number of fantastic options that use recycled and or sustainably harvested materials that both look great, are practical as well as earth conscious. Check out these ideas:

Alkemi

These countertops are created from recycled metal shavings which are then embedded into a base of specially formulated resin.  The resin seals the metal shavings beneath a thick see through layer so that the beauty of the metal shavings is the focal point of the countertop. Available in a wide range of colors. Stain and water resistant but not heat resistant.
Closest distributor: Green Home Solutions, 167 Main Street, Norwalk, CT 06851. (203) 642-4120

Bamboo

Bamboo has a beautiful grainy look to it and because it’s a renewable resource, bamboo countertops are an eco-friendly option for your kitchen. Durable material if properly maintained, Bamboo is however not heat resistance and is prone to scratches and nicks. Bamboo is also more expensive than some of the other choices.
There are several local distributors of bamboo countertops.

Butcher Block

Butcher block is a fantastic choice because it is usually made from reclaimed wood or wood that has been sustainably harvested. One of the coolest things about butcher block is that it can be sanded down and refinished as often as you’d like. Unlike many stone surfaces, it is inexpensive to sand down butcher block to restore a smooth surface. Wood is fully biodegradable when a natural finish is used so it does not contribute harmful chemicals to indoor air quality and it is strongly resistant to heat.  It does tend to be a bit pricy and does require regular oiling, is prone to staining and added maintenance that a stone surface does not often require.
There are several local distributors of butcher block countertops.

Eleek

Eleek countertops are made from recycled aluminum and feature an organic River Rock finish. With a clear powdercoat finish Eleek ensures that the aluminium is non-toxic, stain-proof and durable.
Closest distributor: EcoModern Design, 1 Design Center Place, Boston, MA 02210. (781) 270.4600

EcoTop

Durable and hard as stone, with the feel of wood, this material is made from FSC-certified fiber that is a 50/50 blend of bamboo and post-consumer recycled paper, bound with a water based resin.  EcoTop requires regular maintenance with oil finish. It is available in 8-10 different colors and has a very low water absorption rate. Will scratch like a butcher block. EcoTop is not biodegradable.
Closest distributor: The Edge Countertops, 290 Pratt Street, Meriden, CT 06450.  (203) 237.8585.

Icestone

Icestone is a gorgeous thick slab of 100% recycled glass and non-toxic pigments in a cement matrix.  Available in almost 30 colors, heat resistant, contains no petroleum based chemicals. The factory utilizes a very green manufacturing process.  The biggest trouble with Icestone is its cost. It does also tend to stain or etch and must be sealed and maintained carefully.
Closest distributor: Artistic Interiors, 384 West Ave, Ludlow, MA 01056.  (413) 583.6148.

Marmoleum

Mostly known for its use as flooring material, it can also be an inexpensive alternative for countertops. The material is a brand made from linseed oil, limestone, plant rosin, wood flour, organic pigments, and jute backing.  There is a wide variety of colors to choose from. Not particularly heat resistant, a softer material which required trim around the edges. It is most popular in Europe.
There are several local distributors of Marmoleum countertops.

Paperstone

Paperstone is made from recycled paper or cardboard in a petroleum-free, phenolic resin base.  There are two types of Paperstone, Original and Certified. The difference being the Certified is FSC certified 100% post consumer standard office paper, while the Original is 100% post consumer cardboard.  It required regular oiling and maintenance.  Its a durable material and is available in a number of colors. It feels like highly polished wood.  Is prone to scratches and some minor discoloration over time.
Closest distributor: Cowles Building Supply, 125 Sunderland Rd, Amherst, MA 01059.  (413) 549.0002

Squak Mountain Stone

This material, made in the Pacific Northwest, is recycled paper, recycled glass,  and post-industrial fly-ash in a cement base. It features a wonderfully unique textured appearance.  Available in a limited number of colors, it is difficult to install and it may stain and etch over time and requires regular sealing and maintenance.
Closest distributor: Tiger Mountain Innovations, LLC, Email: info@tmi-online.com

Stainless Steel

Many do not think of stainless steel as a environmentally friendly alternative due to the fact that in order to produce stainless steel, virgin metals must be mined, which impacts on natural resources and the environment. However, recycled metal countertops are fairly popular and cost effective.  You get all the benefits of the non-recycled counterpart like durability and easy maintenance without having to further damage our environment.
There are several local distributors of Stainless Steel countertops.

Vetrazzo

Want to know where all those glass bottles go when you recycle them? Here’s one of the coolest uses. Vetrazzo is made from 85% recycled glass from curbside bins, traffic lights, stemware, etc. in a cement base.  This durable material is heat resistant, comes in a variety of colors and is recyclable. Its expensive and requires a yearly sealing to combat staining.
Closest distributor: Interstate Custom Kitchen & Bath, Inc, 558 Chicopee St, Chicopee, MA 01013.  (413) 532.2727.
Competitive Kitchen Designs, Inc. 6 Allston Ave, West Springfield, MA 01089. (508) 997-1010.
BnC Kitchen & Bath, 199 Moody Rd, Enfield, CT 06082. (860) 749-4610.

Green, Green Grass of Home… Not So Fast!

A lush green lawn has long been prized in the American culture and routinely regarded as a selling point among real estate practitioners.

But such lawn lust is getting a second look by those committed to sustainability.

After all, that green carpet has serious environmental consequences when you consider the resources it devours and the chemical it emits in order for it to flourish. Those include water and gas and pesticides and herbicides that eventually run off and pollute waterways and disturb the aquatic ecosystem. Such chemicals also aren’t healthy for adults, kids or pets.

“Unless your shiny green lawn can thrive without supplemental irrigation, gas-powered mowing, fertilizer and without spraying, that lawn of yours is leaving a pretty dirty footprint,” comments Billy Goodnick, a Santa Barbara, Calif.-based landscape architect, educator and the writer behind Fine Gardening magazine’s Cool Green Gardens blog.

Those are among the reasons that groups like the Lawn Reform Coalition (www.lawnreform.org) and the Sustainable Sites Initiative (www.sustainablesites.org) have emerged to promote more sustainable landscapes.

The Lawn Reform Coalition, for instance, includes gardening and environmental advocates from across the country who have joined forces to promote change in the American lawn. “The Lawn Reform Coalition wants people to rethink the idea that every home needs a sprawling, unimaginative patch of green,” says Goodnick, a coalition member. “We’re working to quiet the siren song of the ‘perfect’ lawn and providing practical resources for creating beautiful, low-maintenance, environmentally-friendly landscapes.”

And the Sustainable Sites Initiative has developed a performance benchmarking system for sustainable landscapes after recognizing that green building rating systems offer excellent tools for new and existing buildings, but relatively little for things beyond a building’s skin.

The group is a partnership of the American Society of Landscape Architects, the Lady Bird Johnson Wildflower Center at The University of Texas at Austin and the United States Botanic Garden, and its rating system applies to numerous environments, including retail centers, subdivisions, corporate campuses and single-family homes.

A question that may emerge is, “So what? What do lawns have to do with green housing.”

A lot.

“You can’t call a home ‘green’ if it’s surrounded by a sink-hole of resource-greedy, nature-fouling lawn. A truly green lawn is one that doesn’t require a lot of inputs, like potable water and fossil fuels, and doesn’t produce waste or polluted run-off,” says Goodnick.

If you or your clients are considering a lawn replacement or want to transition to a more sustainable landscape, resources and information abound.

Goodnick offers four paths to address lawn reform. They are:

1. Eliminate all turf and replace it with useful improvements, like lounging areas, paths, rain gardens or orchards.

2. Convert from resource-greedy varieties of grass to locally-adapted species, like buffalo grass or native sedges. Most use fifty percent less water and require less fertilizer and care than traditional grasses.

3. Keep lawn space just for recreation, and if you absolutely need a lawn, shrink it to save water, time and money and to reduce its environmental impacts.

4. Grow food. Although vegetables require about as much water as a typical lawn, the return on your efforts is immeasurably superior.

Additional sources of information include:

• The EPA’s GreenScapes program provides environmentally-friendly landscaping solutions to preserve natural resources and prevent pollution.
• Calculate the resources a lawn is consuming
• Safelawns.org offers a series of videos on everything from aerating the lawn to composting, mulching and weed control.

From the Green REsource Council Newsletter

WANT TO SAVE ON UTILITY BILLS? CONSIDER A HOME ENERGY AUDIT!

Energy Auditing Tips

• Check the insulation levels in your attic, exterior and basement walls, ceilings, floors, and crawl spaces. Visit www.energysavers.gov for instructions on checking your insulation levels.

• Check for holes or cracks around your walls, ceilings, windows, doors, light and plumbing fixtures, switches, and electrical outlets that can leak air into or out of your home.

• Check for open fireplace dampers.

• Make sure your appliances and heating and cooling systems are properly maintained. Check your owner’s manuals for the recommended maintenance.

• Study your family’s lighting needs and use patterns, paying special attention to high-use areas such as the living room, kitchen, and outside lighting. Look for ways to use lighting controls—like occupancy sensors, dimmers, or timers—to reduce lighting energy use, and replace standard (incandescent) light bulbs and fixtures with compact or standard fluorescent lamps.

How We Use Energy in Our Homes
Heating accounts for the biggest chunk of a typical utility bill.
Source: 2007 Buildings Energy Data Book, Table 4.2.1., 2005 energy cost data.

Formulating Your Plan

After you have identified where your home is losing energy, assign priorities by asking yourself a few important questions:

• How much money do you spend on energy?

• Where are your greatest energy losses?

• How long will it take for an investment in energy efficiency to pay for itself in energy cost savings?

• Do the energy-saving measures provide additional benefits that are important to you (for example, increased comfort from installing double-paned, efficient windows)?

• How long do you plan to own your current home?

• Can you do the job yourself or will you need to hire a contractor?

• What is your budget and how much time do you have to spend on maintenance and repair?

Once you assign priorities to your energy needs, you can form a whole house efficiency plan. Your plan will provide you with a strategy for making smart purchases and home improvements that maximize energy efficiency and save the most money.

Another option is to get the advice of a professional. Many utilities conduct energy audits for free or for a small charge. For a fee, a professional contractor will analyze how well your home’s energy systems work together and compare the analysis to your utility bills. He or she will use a variety of equipment such as blower doors, infrared cameras, and surface thermometers to find leaks and drafts. After gathering information about your home, the contractor or auditor will give you a list of recommendations for cost-effective energy improvements and enhanced comfort and safety. A reputable contractor can also calculate the return on your investment in high-efficiency equipment compared with standard equipment.

Tips for Finding a Contractor

• Ask neighbors and friends for recommendations

• Look in the Yellow Pages

• Focus on local companies

• Look for licensed, insured contractors

• Get three bids with details in writing

• Ask about previous experience

• Check references

• Check with the Better Business Bureau

Thermogram/photograph copyright 1997, Infraspection Institute, Inc., Shelburne, VT

Heat Loss from a House
A picture is worth…in this case, lost heating dollars. This thermal photograph shows heat leaking from a house during those expensive winter heating months. The white, yellow, and red colors show heat escaping. The red represents the area of the greatest heat loss.

Contact your local Electric Company for details on an energy audit. These are the companies that service Western Mass:
Western Mass Electric Company
National Grid
NSTAR
Holyoke Gas & Electric
Westfield Gas & Electric

Information for this post provided by the United States Department of Energy

Western Mass Home Sales Almost Doubled Says Latest Numbers

The anticipated sunset on the $8000 first time homebuyer’s tax credit spurred a flurry of activity in the market and resulted in a near double of the number of homes sold in three Western Massachusetts counties in November.

The RAPV announced yesterday that home sales in Hampden, Hampshire and Franklin counties were up 97.9 percent for the month this year over the numbers in November of 2008. Last year 236 units closed. This year’s tally was 467.

Further good news indicated that sales prices increased as well, with the median price rising by $500 per unit, an increase of .3 percent over the same period in 2008.  This is significant because it is the first time this year that an increase in the number of units sold did not correlate with a decrease in the median price.

Clearly the fear of missing out on the tax credit had a lot to do with this bump, but this is another serious indicator of the market making a slow and steady recovery.

In November, Congress extended the original tax credit and expanded the program to include a $6,500 credit for homeowners who are buying a different home. First-time buyers are still eligible for $8,000. But in order to qualify for either, buyers need to be under contract by the end of April and have the deal closed within 60 days.

Broken Down By County

In Hampden County, sales were up 105.1 percent from 159 in November 2008 to 322 last month. The median price was up 3.2 percent from $165,000 to $170,000.

In Hampshire County, sales were up 95.3 percent from 43 in November 2008 to 84 last month. The median price was down 4 percent from $240,000 to $230,500.

In Franklin County, sales were up 79.4 percent from 34 in November 2008 to 61 last month. The median sales price was up 14.6 percent from $157,000 in November 2008 to $180,000 last month.

Good news for sellers was also revealed in the report. News broke that the inventory for homes that continue to languish on the market is dwindling.  Its down 13.5 percent from 3,012 at the close of November last year to 2,606 at the end of last month.

Houses are moving, prices are remaining reasonable and the government is helping hand homeowners the keys. Now is the time to get in to the buyer’s market or to list that house to get it sold.  Give me a call if you have any questions or you are ready to begin the process. Let me be your Real Estate Advocate!

jason@burkins.net
413.537.2838

Information used in this post comes from the RAPV and Masslive’s Article by Jim Kenney, 12.15.09

Simple, Inexpensive Ways To Save Energy and Begin to Live “Greener”.

Living greener doesn’t have to cost you an arm and a leg or force you to completely retrofit your living space. “This Old House” provides a fantastic list of little, smart and simple adjustments and fixes you can institute to save some resources and do your part to live a greener, more energy efficient lifestyle without killing your budget. Check out the list below:

IN THE WORKSHOP
1. Unplug your power tools. Figure out which cordless tools (like drill/drivers) get the most use, then unplug the chargers on all the rest. Most cordless tools have nickel cadmium (NiCad) batteries, which will hold some charge for up to a year. They lose 15 to 20 percent of their juice each month, but only take a couple of hours to power up again. Newer tools with lithium ion batteries lose just 2 to 5 percent of their charge each month, so they’ll be ready to go even if you haven’t charged them in ages.

2. Spread sawdust on your floor. Take the superfine shavings captured by your dust collection system, wet them down, then push them around with a stiff broom to sweep your concrete garage or workshop floor. The mix is as good as a power-guzzling shop vac at picking up dust but doesn’t swirl it into the air.

3. Up the wattage on lights. Where you still use incandescent bulbs (with dimmers or three-ways) on multiple fixtures in a room, try consolidating. One 100-watt incandescent emits more light than two 60-watt bulbs combined but requires 17 percent less power. The 100-watter also uses the same energy as four 25-watt bulbs, but pumps out twice as much light. Just be sure your bulbs don’t exceed the maximum wattage recommendation for each fixture.
4. Eat your leftover take-out. Then save the plastic containers it came in—which can’t be recycled in most municipal waste systems—and use them to organize your nails, screws, and leftover paints. Not only does their tight seal help preserve solvents, but the see-through containers stack neatly and display contents clearly. For added strength, double up the thin ones.

5. Save used paint thinner. After cleaning oil-based finishes from brushes and tools, allow the dirty solvent to sit overnight. The sludge will settle to the bottom of the jar, leaving a layer of clear thinner on top. Carefully decant the clear thinner into a clean jar, and reseal it for future use. Be sure to dispose of the leftover sludge at a hazardous-waste-disposal site—never down a sink drain or into a street gutter.

6. Mix it up in the garage. Combine all those cans of leftover white paint that inevitably collect after you decorate the house and use them to paint the garage or workshop. (Make sure only to mix latex with latex and oils with oils.) You’ll keep the stuff out of the trash, and by adding the semi-glosses to the flats and eggshells, you’ll end up with a sheen that’s easy to clean.

7. Turn things on their heads. Store paint cans upside down so the solvents—which separate and rise to the top—get trapped under the bottom of the can. Not only will paint last longer, but solvents won’t be able to slowly seep out through the lid this way.

Non-Profit Think Tank Blames Suburban Growth For City Housing Problems

Housing problems in cities like Springfield, Holyoke, can be blamed on suburban growth, job loss, MassInc. report says

By Jim Kinney

November 14, 2009, 2:00PM

For people living in Holyoke’s poorer neighborhoods, moving up means moving out, whether they like it or not.

“When people did work their way up the economic ladder, there was no place for them to go in the neighborhood to buy a home,” said Kathleen G. Anderson director of planning and development for the city of Holyoke. “And these are exactly the kind of people you need to improve a neighborhood.”

Benjamin K. Forman, a senior research fellow at Massachusetts Institute for a New Commonwealth, said last week that housing problems in Springfield, Holyoke and similar cities across the state can be blamed in part on suburban growth and job loss.

But Massachusetts’ housing policy is too focused on providing affordable housing opportunities in Boston and its immediate suburbs where housing prices have skyrocketed so fast, he said. The poor have had no where to go, Forman said.

Peter A. Gagliardi, executive director of HAP Housing in Springfield, said grant money limits developers to building units only for the poor or the elderly. Developments that would include market-rate housing or commercial space don’t qualify. “We don’t have the tools,” Gagliardi said.

He released his report, “Going for Growth: Promoting Residential Reinvestment in Massachusetts Gateway Cities” last week. Often called MassInc., the institute is a Boston-based nonpartisan think tank that focuses on the state’s middle class. The complete report is available at no charge online at www.massinc.org. You must register to read it, however.

Forman has long studied the state’s struggling manufacturing centers, called “Gateway Cities”: Springfield, Holyoke, Pittsfield, Brockton, Fall River, Fitchburg, Haverhill, Lawrence, Lowell, New Bedford and Worcester.

Demand for housing in city neighborhoods has fallen so far that residential space in Springfield sells for $115 a square foot – that’s a dollar a square foot less than it costs to build, not counting land costs, Forman said. In Holyoke it’s a little better, selling for $122 a square foot versus a construction cost of $116. But that’s still not much of a profit margin, Forman said.

Gagliardi said that disparity is one of the things that keeps the Court Square project in downtown Springfield from getting off the ground. Hypothetical condominiums in the Court Square building could cost $300,000 a unit to build, but would only sell for $180,000.

“Once you are talking about market rate housing, people have the options,” he said.

The state doesn’t give communities the tools to subsidize a project and end up with market rate housing, he said. And market-rate housing is what Springfield and Holyoke need to bring people, business and money downtown.

Forman said those cities often use affordable housing money because it’s the only money available to rehabilitate properties in some of these neighborhoods. But those projects also concentrate poverty in neighborhoods and discourage commercial investment and job creation.

Part of the problem, Forman said, is that apartments last a long time and don’t go away just because no one wants to buy them. The supply of housing can’t react to a falling market like other markets do.

“Housing is real durable, so when demand for housing changes, it sets off a cycle of disinvestment, because the supply doesn’t contract,” Forman said.

He wants to see a state tax credit for the preservation of owner-occupied buildings. Forman would also like to expand employer-assisted home buying plans such as those run by Baystate Health and MassMutual Financial Group and more initiatives such as the Buy Springfield Now program. He’s also calling for more investment in the amenities that draw middle-class people to city neighborhoods such as parks and good schools.

Some cities help homeowners buy insurance against declining property values.

Public safety is also an issue. Forman said national studies show that for every violent crime, a city loses one college-educated resident.

“People with options want to live someplace safe,” he said. “That’s what a lot of this is about, making these communities places of choice, not places of last resort.”