I'm not trying to talk myself out of a job here but do you really need that? It's a question that you should ask yourself.

I know it's exciting to think about adding space to your home. Many have dreams of a breakfast room that projects into the backyard sanctuary that they love so much or a home office with a separate entry for clients. You should think twice though before committing to an addition to your home. Maybe it's the right thing to do. Or maybe there is a better way.

Maybe reconfiguring or changing the way that you use some of the existing spaces within your home is a better approach to your home improvement needs. Often times there are under-utilized rooms that can be re-assigned or opened up and combined with another space to create that new kitchen or office. Many times this approach can cost less than the addition that you had your heart set on. Working with a Design Professional is a smart investment here. Your favorite Architect can help you analyze the way that you live in your home and talk to you about the feasibility of reconfiguring versus adding on.

Although common wisdom says more square footage equals more resale value, consider the here and now. You are certainly aware of the struggling housing market and falling home prices. And, if you are truly dreaming of a beautiful addition, you obviously plan to stay in your home long enough to enjoy it. Sarah Susanka, author of the "Not So Big" series of books, teaches that a well designed and efficiently used home doesn't have to be "Big." As you work with your designer, remember that there are probably hidden spaces under the stairs, behind attic knee walls and in abandoned chases that can be creatively converted into any number uses.

Before you go to the bank for the home equity loan that you need to finance the new conservatory, try thinking "Not So Big." You may save yourself some money and end up with a more enjoyable home in the process.

 

 

A few weeks ago, I connected with author and activist April Langschied. She writes under the pen name of A Brewster Smythe and is the Founder of the Waynedale Green Alliance. The WGA, like the Irvington Green Initiative that I work with, is a grassroots organization that seeks to better our communities by involving our friends and neighbors in efforts to sustain and improve our economy and environment.

Since we share many similar interests and goals, April asked if I'd be willing to answer a few interview questions for the numerous outlets that she writes for. By the time we were done, we'd covered the Green Movement and probed the differences between "green" and "sustainable." She's published a portion of that interview on the WGA website and there will be more to come. An excerpt follows.

"Jeff Echols: "Don't Mistake the Difference Between 'Green' and 'Sustainable Living"

Jeff Echols works with the Irvington Green Initiative, a segment of the Irvington Development Project. He is from Atlanta, GA, but spent most of his life in the Chicago area. Echols graduated from Ball State University's College of Architecture and Planning. He and his wife moved to Irvington in Indianapolis 13 years ago and have been making a difference since. Here is a question and answer session I had with Jeff. Please note his contrasting of 'green' and 'sustainable' terms.

Jeff Echols
I work for HAUS - The Architecture Studio (http://www.haus-arch.com/) and WERK - Construction Managers (http://www.werk-build.com/) (sister companies). HAUS is a collaborative architectural studio leading the design + construction process to realize unique, creative and significant architecture, interiors and sites. WERK is an Architect-Led construction firm delivering integrated Design + Build services to protect our clients' investment in design. In short, through HAUS and WERK we provide complete design and construction services to our clients for a diverse list of project types.

I also run Renovation Resources (http://www.renovation-resources.com/), an independent consultancy that provides Homeowners with the most important resources necessary to have a successful home renovation. Through Renovation Resources I also blog (http://www.renovation-resources.blogspot.com/) about a variety of renovation related topics in an effort to educate, inspire, inform and motivate homeowners wherever they are in the Renovation process.

I work with the Irvington Green Initiative, in an effort to implement a vision of a sustainable, historic, urban neighborhood in Indianapolis.
I'm on the Builders Association of Greater Indianapolis Green Building Committee (http://www.indygreenbuild.com/).

ABS) What sparked your interest in the ‘green movement'? And do you see it as a movement?

Jeff) Yes, I think that you'd have to say that "green" as we talk about it is a movement. There are a couple of points though that I think a majority of people miss when it comes to the topic of "green."
The first is the distinction between and relationship between "green" and "sustainable." Many people, myself included sometimes, use the two terms interchangeably. But, especially the way we talk about it today, there is a difference. I read an article recently that explained it pretty well. The author took the approach of looking at products; what products are "green" and are they also "sustainable?" The example that I liked was the iPod. I love my iPod. Is it a green product? In theory, it reduces the number of CD's manufactured, packaged, boxed up, shipped, sold in big box stores, etc. I'd say yes, it is a green product. Is it a sustainable product? It is manufactured in a region that is famous for horrific environmental standards, under who knows what kind of labor practices, of materials that are so noxious that many cannot even be recycled. I'd say that the iPod is definitely not a sustainable product.

The second point that I think many people don't have a good handle on is related to the "green" and "sustainable" discussion. Although many "green products" are very new and many more are coming into the market place every day, "sustainable" architecture and building is not new at all. In fact, sustainable building practices are the oldest, most natural forms of construction. It may seem counter intuitive but in a very real way, the "green movement" is more of a correction, to use a financial market term, or coming back to our senses than some great breakthrough.

But this line of thinking has some major implications. We have to understand that as we design and build our new green homes, offices, schools, churches, etc. that just by using bamboo flooring and tankless water heaters we are not necessarily producing projects which are sustainable.
Most good practitioners of "green" or "sustainable" design and building understand that there is a holistic approach that must be taken. You cannot address energy efficiency and create a completely "tight" building envelope without also addressing indoor air quality. If you do, you'll end up with a very "sick" building not to mention its occupants. In a similar vein, there are a number of builders in our market and others that are building homes that they are heavily marketing as being "green." These are, for the most part, well-built projects with many of the latest, most advanced "green" technologies and products available. They are also monstrous, million-dollar estates. If these homes are truly "green" are they also sustainable? I would argue "no." Ideas such as those presented by Sarah Susanka in her "Not So Big House" series of writings are just as much a part of the equation as spray foam insulation.

The bottom line for me is that sustainability, by its very definition is a necessity. I am intensely interested in designing and building sustainably because the starting point for truly green and sustainable projects is good design and planning.

Jeff Echols full interview will be seen at Associated Content and American Chronicle. For more information about Jeff Echols please contact A Brewster Smythe at Email

There will also be a separate article with stark concentration on the differences between 'green' and 'sustainable' living."

I recently did an interview with a journalist that asked me what the difference between "greening" a historic home versus "greening" any other existing home was. Interesting question. What do you think the answer is? I thought I accurately summed up the answer by saying "nothing and everything."

Judging by the silence from across the table, my point wasn't explicitly clear. Perhaps it was time to elaborate. In most cases as long as you're not receiving any historic tax credits or grant money, "greening" the interior of your historic home is really no different from any other home.

You should obviously keep the historic nature of your property in mind and work with a qualified design professional to develop quality construction drawings and a well thought out renovation strategy. But in terms of green products, all of the same rules apply. If your water heater is in need of replacement consider going tankless. Use low or no VOC paints, stains and sealants. An energy audit and thermoscan will help you pinpoint exactly where and how your home should be sealed up and insulated.

The possibilities are endless but remember that when it comes to replacement, first ask yourself if it really needs to be replaced. Replacing your 5-year-old, inefficient, beast-of-a-washing machine, that still works just fine, with the most efficient, water and resource saving model is not really green.

The exterior of your historic home may be a different story though. If you are in a Historic District, you'd be wise to check with your local building department before contemplating any significant changes, green or not. There may be regulations on materials that you use and where you can and cannot place things like solar panels or wind turbines. These rules will vary by jurisdiction but many Preservationists take the stance that "the greenest building is one that is already built." The charge for many organizations such as the Indianapolis Historic Preservation Commission (IHPC) is to preserve the character and value of the Historic properties in their jurisdiction. Often this means that the overall aesthetics of your original windows, wood siding and the like hold more value than your desire to install energy efficient products or alternative energy solutions.

But before we vilify Preservation groups in the name of green, remember that replacing your old, leaky windows without insulating your walls and sealing joints and penetrations is an expensive way to not accomplish much. And, many times, if you can install your alternative energy equipment somewhere that it cannot be seen from the street Preservation Commission staffers are more likely to be open to approving your request.

In the mean time, work to capitalize on the natural efficiencies that many older structures were inherently designed with. If your windows and doors are placed in such a way that you can gain the benefit of cross ventilation in the summer or the warmth of the sun in the winter, cash in by reducing your use of your heating and air conditioning.

So back to the question; what is the difference between "greening" a historic home versus "greening" any other existing home? It turns out that I was wrong. The answer is actually "it depends."

 

 

 

Regular visitors to Renovation Resources know that the posts here are about renovating your home. They're about products, best practices and the process of building, upgrading or expanding your home. They often revolve around Green or Sustainable issues. Some are even meant to guide you through the process of selecting design professionals and craftspeople to work with. But let's think outside of the box right now. Let's go outside of the big, Green or soon-to-be Green box that is your home. Is your yard green? I don't mean Scotts Lawn green. I mean good for your family, your neighborhood and the environment Green. Is it Sustainable?

One of the areas where you can make the most significant impact on the environment as a whole is actually outside of your home. Of course there are as many Green issues involved in this outdoor arena as indoors. You could consider everything from rain harvesting to xeriscaping; grey water recycling to wind breaks; sun angles to lawn chemicals. An excellent resource for information and advice on these topics and others relating to your Green surroundings is Dean Hill, ASLA, CGP. Dean is a Landscape Architect, the namesake of Green Dean and the driving force behind the Green Dean Blog and Tangible Green. Like Renovation Resources, much of Dean's work revolves around making changes to your environment that make sense for you finances, your health and your environment. When you're ready to "Think Outside the Green Box," check Green Dean out.

It happened last night. I was listening to homeowners who had volunteered to be test cases for the Irvington Green Initiative's "Recognition Program." We were holding a forum designed to produce honest feedback after two months of working within our guidelines and criteria. This was it; the big test. The Committee had worked for several months to design the program and develop the criteria which these families, some experienced "greenies," some not, had graciously agreed to "test."

That's when the bomb dropped. Maybe it wasn't a bomb so much as a rising tide, a tsunami perhaps. Anyway, it started with a person that works for one of the "greenest" organizations around. It was then added to by someone from a family who has been making extraordinary strides towards sustainable ends. And suddenly the culmination of the discussion began to revolve around the fact that the very structure that we had created was inherently wrong.

Now if that didn't take the wind out of my energy conserving sail. We had modeled our process, our forms and our criteria on a number of national programs. We had given thoughtful consideration to the requirements and difficulty of progressive levels. We had ... well it just doesn't matter does it?

The tide that had risen and washed over us was the point that the program was too complicated and even intimidating, especially for those who were wanting to get their feet wet so-to-speak in being green. And it's an excellent point; possibly one of the best, straight to the essence points of the evening.

It sure got me to think. I started to think about all of the work I've done with LEED and with the NAHB Guidelines; the builders and clients that I've talked to; the interviews that I've done; the blog posts that I've written. If you're reading this you're probably in the same boat. Green is what you do. You're informed, you're educated, and you're continually learning and pushing the green envelope. But that, as it turns out, was the problem.

At the core of what we're trying to do at IGI is not reward homeowners for achieving some hardly attainable Platinum Standard. What we're striving for is to recognize those who make green strides as a way of introducing green to our community and, in turn, spreading the message and winning new converts.

Unfortunately, we fell into what's become a common mindset these days. While we're all measuring our carbon footprints, performing life cycle cost analyses and counting food miles, we may be forgetting about the fact that no matter how close to zero energy we get, there are 10 people out there that don't even know that it's possible to stop their junk mail.

Obviously, I'm not advocating giving up on any of these aspects of Green or the Green lifestyle in any way. But let's not forget that we may be able to have more impact by teaching 5 of our neighbors 3 simple things that they can do everyday to be more Green. 

That's right, Green is a fad. Hear me now all you Eco-Brokers, LEED AP's, CGP's and the like. Green is a fad. In fact, some industry experts predict that the marketable, life expectancy of all of your fancy titles and certifications is a mere 5 years. And it's a good thing too!

"How can this be," you ask? "Is he crazy," you wonder? "Yes," some will reply. "But we've worked so hard and preached and blogged and studied and conserved and watched Ed Begley Jr. and changed our ways and our families' ways," you claim.

All right, calm down. Take a deep breath and listen. Here's the lesson. Despite our own societal inability to curb our insane appetite for consumption and self-destruction, all of this Green stuff may actually be working. Despite the fact that the USGBC and the NAHB seem to be more interested at times in fighting each other than fighting for the collective cause, more and more states, testing agencies and code entities are adopting Green certifications as mandates. Despite the fact that there are more companies and products participating in Green washing than there are legitimately Green counterparts, consumer awareness and education continues to rise exponentially every day.

My point, no matter how insane you think it may be, is that if the momentum continues, in 5 to 10 years Green will not be a buzz word or something Tree Huggers embrace (pun intended) or an ideal that communities will form committees to incorporate it into their lifestyles. It will be the norm. It will be expected. Yes, we'll have lost our marketing edge but we'll have made a difference.

So keep working. Keep preaching. Keep blogging and studying and conserving. Heck, keep watching Ed. Buy his Begley's Best cleaning products if you want. But be smart. Talk to your legislators about their support of Green issues. Let the USGBC and NAHB know that you support their working TOGETHER to get Green mandated. Do your homework on Green products and companies. And continue to work on the committees and get your certifications. By setting yourself apart now as a Green professional in some field and on some level, you'll make your "green" now but you'll also push Green to the next level. Let's work together to kill the Green Fad.

If you live within one of the fifteen Historic or Conservation Districts in Marion County and plan on Renovating your home or property, there are a number of resources and requirements that you need to be aware of. This information may be of particular interest to homeowners in the Chatham Arch, Massachusetts Avenue and Irvington neighborhoods, as well as, those in Cumberland, Indiana. These areas have all either had new plans or revised plans adopted by the Indianapolis Historic Preservation Commission(IHPC) in the past two years. The IHPC is a State mandated Commission charged with preserving "the character and fabric of historically significant areas and structures for all present and future citizens of Marion County."

What does all this mean to you? It means that if you live in one of these areas and are planning a Renovation, the IHPC has design and zoning review jurisdiction over your property. The plans for your project will have to be presented to and reviewed and approved by the IHPC.

This all sounds complicated, what benefitdoes it bring to me? The process is definitely outside the realm of most homeowner's typical experience, but according to a study by the Historic Landmarks Foundation of Indiana, there are financial benefits to these Districts. Most notably, the perception that having to submit to such requirements may scare potential homeowners away from the Districts and drive property values down is soundly renounced. In fact, according to the study, homeownership in new Districts tends to stabilize and property values typically out pace similar adjacent neighborhoods.

Visit the IHPC website and the Historic District and Conservation Area Plans link at for more particulars and support the Historic District that your neighborhood falls within.

There are a number of reasons for embarking on a Renovation project; a growing family, changing tastes, budding hobbies and entrepreneurial explorations are among them. With many of these reasons a secondary question usually looms in the back of most homeowner's minds. Will I be able to get my investment back out of the house at resale?

Unfortunately, this is a simple question without a simple answer. Many factors affect the answer. Updated kitchens and baths are always popular with home buyers but will a full kitchen remodel or a less extensive "face lift" pay back more in a dollar for dollar analysis? French County is your favorite style and it's represented in every home style magazine on the newsstand but will it be out of vogue in 10 years? Real estate prices in your neighborhood have consistently run ahead of the pace of the rest of the City. But are they reaching a plateau, or worse a ceiling? And the questions don't stop there.

However homeowners should find comfort in the fact that, according to local remodeling figures from 2007, even in a softening real estate market many of the most popular renovation projects should be able to return 70 to 80 cents on the dollar. And using a conservative figure for appreciation may even be able to break even in just 5 years.

In many areas of Indiana (and many other states around the country) homeowners recently experienced exponential increases in their property tax bills. Regardless of your own particular situation or politics, there are a few key pieces of advice to keep in mind in light of these recent developments when it comes to your outlook on Renovation projects.

Don't Panic - It's easy to say I know. Yes, there may be some real and immediate effect on property values, but look at it this way; you own a large number of shares in a stock that's been trading at $80 more than what you paid for it 15 years ago. Suddenly, it closed out today down $50. Would you put in a sell order tonight? Your financial advisor would tell you not to. You haven't lost anything until you sell. You could look at your property in a similar light. If there is any way that you can endure the next few months of uncertainty, hang on and wait to see what happens. If it's any consolation, Indianapolis remains atop the list of affordable housing markets and our taxes are still low relative to most other states.

Renovate for Yourself - There are two points of view to consider when you're planning your Renovation project; Quality of Life and Resale Value. Unless they are planning on selling their home in the next two years, I typically advise clients to lean more heavily towards the "Quality of Life" side of the equation. The recent property tax issues bear this out now more than ever. If you want to remodel your kitchen or add a master suite or extra bedroom just to improve your quality of life in your existing home, then by all means, do so. I wouldn't advise executing a design that will negatively impact your resale value or expanding to a project scope that will price you too far out of your neighborhood, but being comfortable and happy in your own home has a value all it's own.

Renovate to Sell - If you need to sell your home soon, certain Renovation projects can give you the upper hand in a slow market. One look at the lineup on HGTV will prove my point. Yours may be one of a growing number of homes in the neighborhood that have recently sprouted a Realtor's sign. There's no need to worry about property taxes now, you've already been assessed. All you're worried about is getting the house sold. What will distinguish your home from the others? Will an updated kitchen do the trick? Or will yours be the only one with a legitimate master suite? A well advised approach to key Renovations could help you sell faster and bring in more at closing than your neighbors.

As we enter what is likely to be a new era in the ongoing debates on taxation, property value and, in turn, the real estate market, it may be best to take a step back, be patient and examine our Renovation goals. Who are we Renovating for? And why? Despite wildly varying opinions, the property tax issue will eventually be settled and life will return to normal. Approach your Renovation project under quality guidance and you should come out ahead. It won't be the death of you.

A movement abounds where homes and buildings are recognized, even rewarded for being energy and resource efficient; for being healthy for their inhabitants and friendly to their environment. Products are being developed to add comfort and value to your home. What's not to like?

I'm guessing that given the choice between building a home that allowed you to spend less on utility bills and maintenance and that was a healthy place for you and your family to live and a home that was built with little consideration of any of these issues, wouldn't make for a tough decision.

Let's say that you're headed out to buy a few gallons of paint to spruce up your family room. If you could buy a paint that was healthier for your family than the brand that you typically use would you buy it?

If you needed to replace your furnace and air conditioning and could receive rebates from the equipment manufacturer and your energy provider, tax rebates from the government and a lower billing rate from your energy provider, just by choosing an energy efficient model, would you take advantage?

Sure, these are pretty easy examples that only scratch the surface of what being, dare I say it, GREEN is. I've been hearing from a number of colleagues and industry experts lately that the terms Green and Sustainability may scare consumers.

Fine, let's talk about energy efficiency and life cycle costs, indoor air quality and healthy homes. However you'd like to define it and whatever you want to call it, hopefully these examples begin to illustrate the fact that it doesn't take too much thought to realize that Green isn't that scary at all. In fact, it really makes a lot of sense.