Like it or not, most homeowners and home buyers, whether in Lake Norman or elsewhere in the U.S. think of a house as an investment, not just a home.  In the short term, I counsel prospective sellers to make their properties move-in ready since most buyers these days are not willing to do much in the way of remodeling or even painting of their new home.

There is no doubt, however, that the future of housing construction, once it is back in full force, will focus on energy efficiency, sustainable resources and other “green” components of a home.  Other cities in the country, from Portland Oregon to Austin Texas to Asheville NC, are way ahead of Lake Norman in their focus and incorporation of energy efficiency and construction of “high performance” homes.  It only stands to reason that the Lake Norman real estate market and Lake Norman home builders will be greatly impacted in the future by these growing global housing trends.

So why not get yourself one step ahead of the game as we wait for the economy to improve?  Here are some great thoughts and statistics from a recent article on the Green Building Advisor website:

• Investing in energy efficiency upgrades in your home should be included in your investment portfolio and future planning
• The average annual increase in energy prices (of all kinds) has been 6.33%
• The Consumer Price Index has only risen at an annual rate of 1.54% (Used to determine annual Social Security increases)
• Energy prices increase faster than Social Security payouts
• Drastically reducing energy demand can be an important hedge

Ted Clifton, the author of this article, focuses on what are called “net zero” homes which, while rare  right now, are certainly the future of housing.

So what if you are not in a position to build or improve your home to the level of Net Zero or better?  Why not, over time, start incorporating energy efficiency into your Lake Norman home or while looking to buy a home in the Lake Norman area, look for homes that already have some energy efficiency measures, do energy testing along with your home inspections, and look at future opportunities readily available to upgrade the home.

Here are some ideas:

• Trade your granite countertops for a better “envelope” and solar panels
• Consider sealing your crawlspace and attic
• Install good quality, Low-E windows
• When you replace your HVAC system, look for higher SEER systems and have your ducting evaluated for efficiency and flaws
• Have a Blower Door test and Thermal testing to find leaks in your existing home that can be sealed to prevent wasted heat and AC
• Have a Home Energy Rater (HERS) determine your current HERS score to see how you rate compared to today’s standard home.  (HERS ratings can be put on any MLS listing in the Charlotte MLS and is a national standard that out-of-state buyers may be using to evaluate their Lake Norman homes).
• Install solar or tankless water heaters

Energy efficiency upgrades are almost a no-loose proposition.  Not only will you enjoy lower energy bills but you are also making your home more competitive with the future housing market when it comes time to sell.  Don’t forget there are some great tax incentives for many of these products as well!

(Just as an aside, next week I will be attending a number of classes about “green housing” and meeting with numerous vendors  at the 21st Century Building Expo and Conference held in Charlotte by the North Carolina Home Builders Association as part of my responsibilities of being a “Certified Green Professional”  which is an accreditation earned through the National Association of Home Builders.  So, more to follow!).

Other Articles of Interest

EPA Launches Indoor AirPLUS to increase focus on indoor air Quality

Lake Norman Real Estate’s Business of the Week:  Think Green Recycle

Lake Norman Real Estate:  How to Harvest the Rain!

Lake Norman and Charlotte Remain At The Top of Places to Live in US

Lake Norman Relocation Resources

“Blog Action Day  is an annual event that unites the world’s bloggers in posting about the same issue on the same day on their own blogs with the aim of sparking discussion around an issue of global importance. Blog Action Day 2009 will be the largest-ever social change event on the web. One day. One issue. Thousands of voices.”

Lake Norman Real Estatehas been participating in Blog Action Day since it’s initial launch on October 15, 2007.  According to their most recent email, 7108 blogs are participating in over 136 countries with an expectation of 11,214,552 readers today, Oct. 15th! 

Climate Change + Lake Norman “Green” Homes

While climate change  may conjur up images of melting icebergs, floods and droughts, if we focus on reducing emissions and renewable energy it is quite important and proper to write about “green” homes and the exciting trends in “high performance” homes that are cropping up in and around our Lake Norman communities. 

As a Certified Green Professional, EcoBroker and Green Realtor I have been a member of the Lake Norman Home Builders Association’s Green Building Council for over a year and I am witnessing on a weekly basis the growth and emphasis on using eco-friendly building materials and environmentally-conscious techniques in home building.  With over 50 members, our Lake Norman Green Building Council is comprised of builders, contractors, energy auditors, and suppliers of green building products and services ranging from insulation to formaldehyde-free cabinetry and flooring to environmentally friendly landscaping. 

In an article in the Lake Norman Business Magazine:  “Green Goes Mainstream” Gail Minter made a great statement:  “Green building – using eco-friendly building materials and environmentally-conscious techniques–has moved from being an oddity into the mainstream.”   I am convinced that once our recession is over and home-builders begin building again, there will be a significant change in the design and components of new homes in Lake Norman just as there will be around the country.  We will see an increased emphasis on green technology, sustainability and factors that affect a home from the planning stages through completion including:

• Site selection (placement on lot to take advantage of passive solar energy, minimize storm water run off, maximize use of  natural light, protection/minimal disruption of the natural habitat)
• Use of recycled or re-used material include old wood, bricks and glass
• Use of sustainably-harvested or rapidly renewable wood products
• Use of materials and products that are made locally or as close as possible to minimize energy use related to shipping/the carbon footprint
• Recycling of on-sight construction waste or minimizing waste through more efficient building practices
• Use of insulation, design and fixtures and applicances to minimize heat loss and maximize energy efficiency
• Increased use of alternative materials like cement, low-VOC paints, stains and glues to reduce chemical emissions

If you are interested in finding out more about green homes,  There is a great new book out:  Green From The Ground Up by David Johnston and Scott Gibson.

Or, go to Mother Nature Network to get their list of the 15 best carbon calculators   for individuals or households.

Finally, Fine Homebuilding has a great Payback Estimator for different types of insulation.

Honestly, this has been a bit of a rambling article.  The subject of “green” housing has become so broad and encompasses a large and diverse range of topics that I have just tried to wet your appetite and hope you will return to this blog for ongoing articles about Lake Norman’s green housing market.  It’s going to be exciting!

RELATED ARTICLES

List of Articles on this Blog Related to Green Housing and the Environment

Lake Norman Real Estate:  EPA Launches Indoor airPlus

 Lake Norman Real Estate:  How Green Is Your Home?

Lake Norman Real Estate’s Business of the Week:  Think Green Recycle 

Lake Norman Real Estate:  How to Harvest the Rain!

Lake Norman Real Estate Launches Lake Norman Green Homes!

Imagine what it would be like to have to breath through a straw.  That is how one of my clients’ daughters, who has severe asthma, describes how she feels when she is exposed to even the slightest bit of toxins in the air…including the ingredients in popular air fresheners and scented candles.  While I was recently showing her family some Lake Norman waterfront homes, she had two serious asthma attacks triggered by just that.  Each time it took her over a day to recover from just seconds of exposure to an air freshener or lingering cigarette smoke. 

I must admit, despite my avid focus on “green” or “high performance” housing in Lake Norman  I don’t think I totally grasped the seriousness of indoor air quality until I met this family.  It is one thing to learn about the latest low or no VOC (Volatile Organic compounds) paint products and the amount of organic gases like Formaldehyde that are emitted from such solid and liquids as hardwood floors, cabinets, sealers, paints, pressed wood products…the list goes on and on.  It is quite another to watch this young woman gasping for air.

The good news is that indoor air quality is an important part of the “green” housing movement nationally and right here in Lake Norman.  So much so, that the US Environmental Protection Agency recently created Indoor airPLUS  which is designed to work in partnership with their more well known ENERGY STAR  program. Just as ENERGY STAR is an accreditation program for energy efficiency, Indoor airPLUS is a program designed to encourage home builders to “employ a variety of construction practices and technologies in their new homes to help address” such air quality issues as:

• Moisture Control
• Radon Control
• Pest Management
• HVAC
• Ventilation and Filtration
• Combustion Venting
• Building Materials

At the Indoor airPLUS’s first outreach webinar they explained that 19% of US households have a member with Asthma, 40% of households have a member with a respiratory problem and that they have found that typical indoor air chemical pollution levels may be 2-5 times higher than what is considered “safe” levels.

Including these pollutants and sources of indoor air pollution:

• Asbestos
• Biological Pollutants
• Carbon Monoxide
• Formaldehyde/Pressed Wood Products
• Household Cleaning and Maintenance, Personal Care, or Hobbies
• Lead
• Nitrogen Dioxide
• Pesticides
• Radon
• Respirable Particles
• Secondhand Smoke/Environmental Tobacco Smoke
• Stoves, Heaters, Fireplaces, and Chimneys

So, how does a home in our Lake Norman area earn the Indoor AirPlus label?  “A home must first be designed to earn the ENERGY STAR label, the government-backed symbol for energy efficiency.  By adding up to 30 additional home design and construction features, an Indoor airPLUS qualified home helps protects residents…” from indoor air pollution.  During the Lake Norman home-building process testers or “HERS” raters will visit the build site and verify the required construction specifications.  The Indoor airPLUS label will be placed on the electrical panel along with the ENERGY STAR label when it has passed the certification process.

Knowledgeable Lake Norman “green” home builders view ENERGY STAR ratings as the lowest/less stringent when compared to such “green” rating systems as North Carolina’s Healthy Built Homes, the National Association of Home Builders Green Home Building Guidelines and the very toughest LEED certified homes.  However, while ENERGY STAR and Indoor airPLUS may not be as comprehensive as these, I am excited to be an early Lake Norman supporter or “ally” of the new Indoor airPLUS program in hopes that it will lead to an increased focus on indoor air quality throughout the building industry and by consumers both here in the Lake Norman area and throughout the country. 

For more information  “The Inside Story: A Guide to Indoor Air Quality”.

RELATED ARTICLES

 Lake Norman Real Estate:  How Green Is Your Home?

Lake Norman Real Estate’s Business of the Week:  Think Green Recycle 

Lake Norman Real Estate:  How to Harvest the Rain!

Lake Norman Real Estate Launches Lake Norman Green Homes!

One of the advantages of being a REALTOR is that I am constantly driving around, networking and reading so I am able to observe and hear about what’s happening and monitor the progress of our Lake Norman growth and development.  Here are a few updates I thought I should share:

Langtree at the Lake has gotten approval from the Mooresville  Town Commissioners to use a new form of bond financing for their portion of the public improvements required for this $800 million resort development.  There will be several public hearings and more details to follow.  What is important is to see that Langtree at the Lake is still progressing despite the economic slowdown.

Speaking of Langtree, the new traffic circle for the nearly completed Exit 32 is complete.  And, the progress at Exit 32 is significant. This is a photo of the new traffic circle at Alcove and Langtree Roads.

The widening of Brawley School Road is progressing nicely.  Here is a photo taken near where the widening begins at Chuckwood.  So far the utilities have been moved, all trees and structures have been removed, and the drainage systems are just about completed.  As you can see, the grading has also begun!

Meanwhile, our drought has not completely disappeared thanks to a lesser than normal amount of rain this past winter.  Lake Norman is in the yellow which is “abnormally dry”.  White means no dry conditions.  They only update these maps on Thursdays so I am hoping this past storm will improve our drought classification!

According to an article in the Charlotte Observer on March 26th, The Charlotte Region is going to get $12.6 million for energy projects from the stimulus funds for energy efficiency and conservation projects.  Details can be found at the EECBG Website. 

North Carolina was given almost $208 million for weatherization and other energy programs according to the same Charlotte Observer article. “The weatherization program rebates as much as $6500 in upgrades to qualified homeowners who add insulation, seal leaks and install more efficient HVAC systems.”  To apply go to the APPSI.EERE.ENERGY website.  (I will be writing separately about energy audits and all of the financing and incentives available for energy efficiency upgrades/updates).

Finally, conforming loan interest rates have reacted favorably to The Federal Reserve’s announcements on March 18th regarding buying Treasury securities and increasing their purchases of mortgage and agency debt.  Today I got word from one lender that they are at 4.75%!

Look for my first quarter Lake Norman Real Estate Sales Analysis and Market Report later this week.

RELATED ARTICLES

 Lake Norman Real Estate: Wow, A Lot of Good News!

 Lake Norman Growth and Development Update

Lake Norman’s Think Green Reycling

The more I study about “green”, energy efficiency and “high performance homes” the more ways I have discovered for making serious upgrades to existing homes.  While you may not be able to attain a LEED  rating for your Lake Norman home, you can make significant improvements today!  

Evaluating the Existing Structure

The very first thing a homeowner should do is hire a professional to evaluate your home in the following four areas:

• The Thermal Envelope
• The Moisture Barrier
• Mechanical Systems
• Structural Defects

The Thermal Envelope

Basically, this assessment involves testing the drywalls, ceilings and floors for leaks using such methods as the blower door test which depressurizes your house and calculates how much air leakage there is and where.  Common solutions include sealing cracks and gaps and leaks in the air barrier by caulking or adding spray foam insulation.  Leaks in the thermal envelope allow conditioned air to leak out and allow excess humidity to leak in or out depending on the time of year. 

One consideration, especially if you are remodeling, would be to essentially relocate you thermal envelope by sealing the crawlspace and the attic.

The Moisture Barrier

The moisture barrier includes everything that keeps water from getting into your home.  The tester will check roofing, flashing, gutters, downspouts, siding, windows, doors and the foundation/crawlspace.

Mechanical Systems

Testers will evaluate the efficiency and effectiveness of  the existing mechanical systems to make sure that the existing systems adequately condition your home.  HVAC sytems will be checked to make sure they were intalled correctly and operating properly. A duct blaster test can be done to check for leakage in ducting which is a significant cause of ineffective heating and cooling of homes.

Structural Defects

The most common cause of structural defects is water which can be the cause of rot, settling, mold and damage to the interior.

Home Audits, Ratings and Evaluations

There are various levels of evaluations you can have done to your home from having a HERS (Home Energy Rating System) rating, an energy audit or a comprehensive evaluation including all four catagories above.

To find a certified North Carolina (HERS) home energy rater:  North Carolina Energy Star Homes Website

If you are building a home or planning efficiency upgrades,  Southern Energy Management is one of a growing number of companies t0 “Energy efficiency design, consulting and verification for  buildings of all types and sizes.”  They also do Energy Star evaluations and offer “customozed efficiency plans/programs for builders and developers”.  They are avaiable for the greater Lake Norman area.

Want to have a little fun?  You can go to the EPA (Environmental Protection Agency) website and use their Household Emissions Calculator to get a “rough… estimate of your personal or family’s greenhouse gas emissions.” 

Finally, the National Association of Home Builders provides a “Green Scoring Tool” on their website to help educate homeowners and give them ideas on how to work witht their builder to improve their green score. 

Whether you are building a new home in our Lake Norman area, remodeling your existing home or merely looking to learn more about how to make your current home more energy efficient, now is a great time to learn more about “green” housing!

RELATED ARTICLES

Lake Norman Real Estate’s Business of the Week:  Think Green Recycle 

Lake Norman Real Estate:  How to Harvest the Rain!

Lake Norman Real Estate Launches Lake Norman Green Homes!

Going Green in Lake Norman is No Longer a Lonely Experience!

Lake Norman Real Estate:  The Woodlands at Davidson

The Preserve at Robbins Park in Lake Norman:  Not Your Ordinary Community