Typical Realtor Problems Selling Energy Efficiency

Latest Homes Offer Host of Efficient Features

Source: The Modesto Bee
Publication date: 2005-04-24


Apr. 24--Air duct seals, attic barriers and window glazes aren't nearly as fun to think about as wall colors, carpet fashions and counter top styles.

But new home shoppers would be wise to focus more on energy-efficient home designs than on decorating features.

That's because not all new California homes are being built to the same energy-efficiency standard.

Some are simply built better, incorporating many extra energy-saving features that can save buyers big bucks on gas and electric bills.

"Energy efficiency is such a great investment," assured Sam Rashkin, national director of Energy Star for homes program. "It starts paying you money the day you move into your new home, plus it adds value to your house."

If builders install about $2,000 worth of energy-related upgrades to a new home, Rashkin said, it may cost buyers $12-$13 a month more for mortgages but it saves them $25-$35 a month in energy bills.

"Unfortunately, we can't seem to get home sale staffs to clarify that message for buyers," Rashkin lamented. "It's my nightmare."

More home builders are waking up to that reality in the Northern San Joaquin Valley, however, and they're starting to voluntarily design homes that exceed the government's energy-efficiency requirements.

"It's a good marketing tool for us, and it's cost effective for our buyers," said Wendy Montgomery, purchasing manager for Woodside Homes, which has its Central California division headquarters in Modesto.

Montgomery said homes in Woodside's four new Merced developments will qualify for Energy Star distinction by beating California's energy-efficiency standards by 15 percent.

The Matthews Co. of Stockton also is building Energy Star homes in Merced.

"We're trying to be conscientious of the problems with the environment and energy issues," said Chris Jones, director of architecture for The Matthews Co., which formerly was called California Homes.

"It's a bit more work and more money (to meet the higher standards), but it's worth it to get a more efficient house," Jones said. "There's certainly a difference in energy bills compared to the house across the street that's not Energy Star."

Only 17 percent of the new homes being built in California meet Energy Star standards, Rashkin estimated.


Many energy-saving building techniques and equipment upgrades can be combined to earn that designation.

Those include:

--Using more energy-efficient air conditioners, water heaters and furnaces.
--Reducing air leakage by sealing heating and cooling ducts.
--Switching to low-emissivity windows, with glazing that reflects solar heat, to reduce of the loss of energy.
--Installing radiant barriers in attics to reduce temperatures.

California Living & Energy of Ceres and ConSol of Stockton are two companies that specialize in helping builders find the right energy-saving combination for new homes.

With the proper design, Central Valley homes in the Pacific Gas & Electric Co. territory can save $40 to $75 a month on energy bills, according to Doug Dryer, ConSol's national sales manager.

Savings likely are less for homes in the Modesto Irrigation District and Turlock Irrigation District because their electric rates are lower than PG&E.

"But you still would definitely see a big difference," assured Peter Govea, an energy services engineer for the MID.

Govea said energy-efficient features are particularly important with new homes because they typically are far larger than older houses. That means there's more area to heat, cool and light.

Speaking of lighting, California's energy standards will get much stricter starting Oct. 1, and the spotlight will be on lighting systems.

"The state's trying to get rid of the incandescent light bulb because they use a lot more wattage," explained Larry Stubbert, sales and marketing manager for California Living & Energy.

Stubbert said builders will have to switch compact florescent lighting.

Other lighting requirements also will take effect, including one that mandates the sealing of recessed lights to prevent air leaks.

Another change coming Jan. 23, 2006, will be a nationwide requirement that all new air conditioners have a rating of at least 13 SEER. SEER stands for seasonal energy efficiency ratio, and the higher the number the less electricity is used.

The current air conditioner minimum is 10 SEER, which is what many builders in Modesto still use, Govea said.

Before buying a home -- new or used -- it's worth it to ask about SEER ratings and other technical details, energy experts insist.

"Right now people say: 'Well, that's a cute house.' They don't think about energy efficiency before buying," said Stubbert. "But in a few years from now when they try to sell, people will be asking them what the home's energy efficiency rating is."

Rashkin agreed.

"There's been a quiet revolution in the housing industry the last seven years," he said. Energy-efficiency improvements "have made older homes technically obsolete."

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