Realtor ®-The Woodlands Real Estate

Will Social Media Affect Property Values?

Mon, 09 Nov 2009 11:16:47 -0600

This whole Social Media thing is pretty awesome. It's moving forward at warp speed at a point that is incredibly difficult to keep up with. Every new site or update gives the average consumer and business owner the potential to have a larger voice and allow their story to be heard.

For a while now businesses have started to grasp the concept of needing to track their brand reputation online to keep from being bashed and blind folded.

A couple years ago I attended a conference where a speaker mentioned that "Web 3.0 will be just like Web 2.0 - But Web 3.0 will bring blood"

That really possibly seems to be the case. Are we getting to a point where we need to reconsider our actions and content? Not even necessarily from a business perspective, but from a consumer perspective.

Several times over the past few months I have noticed where homeowners, home buyers and sellers have gone online to gripe. Which is all well and good for the time being, but what about in the future?

Two good examples:

I have noticed on a couple different Facebook Groups that homeowners will complain about a community or builder shortly after buying a home. One even said that buying that home was the worst decision they had ever made.
Just this weekend on a popular Q&A site an upset home buyer was complaining about how their transaction was handled an was publicly disclosing problems with the home that were found after moving in.

I am sure that these points were placed on the Internet for their right to speech - We all have that right. The problem with that, however, could possibly not so much be today - It could be a year, or two or five from now.

We are all getting used to doing our own research online to help us make educated decisions when purchasing anything from movie tickets to a house. How advanced will these search functions be in the future?

Here is the possible scenario:

Homeowner that is upset with a builder gripes on a Facebook group that is open to the public. This homeowner a year from now gets Relocated for work and puts his home on the market. Potential buyer researches to find that he thought purchasing that home was the worst mistake he had ever made.

How is this potential home buyer now going to feel not only about that house, and that builder - But the community in general? What about every other person that lives in the Community that had an excellent experience and would refer every person they know to be their neighbor. We all have our opinions and perceive things differently than the next.

Or how about the home buyer that discloses problems with a home after purchasing and goes to sell the home 5 years from now? Those items were likely disclosed on the very same site that the following listing agent will advertise it on.

As Real Estate Professionals and as the Social Media Wagon moves along - How would you handle a situation like this a few years from now?

I think its safe to say that the users of the Internet and social media (being anyone reading this post right now) are the ones that are making it evolve every day. With that being said I think that we should consider how we could be a little more responsible in how it evolves. We all need and have the right to speech - But how far should that go?

Griping about Homeowner's Associations, Builders, Neighbors, Restaurants, Movies that we go to see and so on...where is this leading us? Could Social Media be the make or break of Communities and Property Values in the not so distant future?

Relocating to Houston - Choosing Where To Buy

Sun, 08 Nov 2009 18:54:50 -0600

The most commonly asked question when someone is consider moving to the Houston area is where they should purchase. It's a huge City so narrowing it down to area is the first thing to consider.

When looking at a map of the City it appears that so many things can be nearby. It's only about 15-20 miles from one place to another. But its important to keep in mind the traffic flow on different freeways. With over 5 Million people in the Houston Metro area, traffic time can really add up -

The other day I went to a Social Media Breakfast Downtown during Rush Hour. I thought I would take the opportunity to make a short video of what Houston traffic can be like.

If you would like a Packet on Relocating to Houston with Tips on area and what to expect, I'd be happy to provide the information for you. Steph@TurningHoustonGreen.com

Take Your Mug To Work Day - October 15th

Wed, 14 Oct 2009 16:03:51 -0500

Have you heard the BIG news? Tomorrow is Take Your Mug to Work Day sponsored by International Delight. I am very proud to be working with them on this project in Houston and wanted to bring it to your attention as you will see it in the news. Over the past couple years down here in Houston we have heard more and more about Recycling, the need to bypass materials from entering the landfills and so on. Often times what we do not realize are the small things that we can help with.

In fact, a recent study shows that 67% of Americans that go to their local coffeehouse to get their favorite cup of joe admit to throwing their paper cup in to the regular trash instead of recycling it. All of this, multiplied across the Nation equates to approximately 28 Billion Cups (with a B) or 100 million pounds annually that get sent to the landfill. This not only affects us Environmentally but Economically as well.

In an effort to raise Awareness International Delight has made tomorrow - October 15th, 2009 - Take Your Mug to Work Day. Instead of stopping at your local coffeehouse, brew your coffee at home and take it with you in a reusable coffee mug. They have also taken this opportunity to roll out 3 New favorite Coffeehouse Inspiration flavors. Caramel Macchiato, Vanilla Latte and White Chocolate Mocha making it easier for you to turn your home in to your own Coffeehouse.

Need an incentive? If you visit the International Delight website you can enter their contest - Upload your 'mugshot' (you and your favorite mug) for a chance to win a Coffee Pack Prize! Simple! While you are their, use their new Coffee Footprint Calculator to see exactly how much YOU could save by brewing your coffee at home. If you take out one White Chocolate Mocha a week, you can save approximately $160.68 over the year. How much could you save? Companies and Offices across the Nation are joining this cause, I hope that you choose to as well.

Let's save some paper from being sent to the landfill and save some money at the same time. Oh, while I'm not entering the contest, here is my "MugShot" - So come on Houston! Get in those Mug Shots! Feel free to share them here as well!

And In Other REALLY Cool Facebook News...

Tue, 06 Oct 2009 09:20:57 -0500

Facebook seems to be adding really cool features and they aren't stopping. A few weeks ago they started the Twitter like tool where you can @ your friends and tag them in a post.

Today, while searching for information on Whole Foods Market in The Woodlands (we don't have one but I started a group. Cheap Plug) I noticed that they changed their search tool.

This is completely changing the landscape of how people search for stuff and it's AWESOME!

I was trying to search for a group and found this. Hopefully I'm not the last person on Facebook to know about it. LOL.

It was Facebook friend Ken Brand commenting on an article by Nancy Sarnoff saying that we needed a Whole Foods up here on this side of town.

Now, what if we wanted to know what friends thought about the Houston Museum of Natural Science?

Hmm. I wonder if people will use that to search for who their friends suggest to buy or sell a home? Or what their friends say about certain communities? Restaurants...

What are your thoughts?

Update*** Here is the Video by Jeff Turner on how to @ your friends on Facebook

Another Update*** Here is a post by John Novak on how to make friend lists

Hey Guys, Gotta Sec?

Mon, 05 Oct 2009 14:13:43 -0500

Hi Everyone,

With all of the green insanity going on out there right now I was wondering if you could help me? I put together a short video explaining what I'm doing - Just takes about 5 seconds. I promise. :) Unless you want to join the conversation.

Thanks Everyone. Any thoughts you have, I would love to hear it!

Greenhouse Gases, Climate Change, Cap and Trade - Seriously, Get a Grip

Wed, 01 Jul 2009 10:36:29 -0500

Before you comment on this post you may want to read it all the way through first. Chances are, you will either strongly agree or strongly disagree. But if you are in Real Estate you need to consider all of the different sides before you make your decision on exactly how you feel about all of this.

First, if you read Katerina's post regarding Cap and Trade - Or if you are reading any other article for that matter - I want you to do me a favor for the sake of this post. Completely take out the words Greenhouse Gases, Climate Change, Carbon Footprint and any other word that can be related to Environmental Topics.

What you have left is verbiage regarding creating jobs, energy efficiency and Building Code. As a Certified EcoBroker and CGP - I have closely followed proposed Legislation regarding these same exact topics regardless of where they have been proposed.

These topics are not new by any stretch. State and City Legislation have been battling these very topics heavily for a few years now. Everything from Energy Ratings, requiring homes to be X% more efficient by X year, raising the Building Code, etc.

Certain areas, for example, Texas (specifically Houston) that thrive on Affordable Housing have expressed their concern over strict guidelines because it raises the cost of construction. Some people can not afford to make these changes. For every $1,000 that you raise the cost of a home, it takes X number of buyers completely out of the equation in being able to afford the home.

It's all been talked about time and time again.

However, I am a little concerned about the people that are adamantly against making homes more affordable to LIVE in.

'To LIVE in' - This is the part of all of this that in my opinion is completely overlooked. While I'm not a Fan of much of the recent Legislation for the most part - This particular one I think deserves a little more consideration from the Consumer side of things. I don't think we should rule it out as completely negative yet. Here are just a few of my reasons:

Homes really DO need to be more Energy Efficient. How about the First Time Homebuyer that is excited to move in to their First Home - They spend money on getting some new furniture, lawn equipment, etc. THEN, they get their first electric bill to find that it is Quadruple the cost of what it was in an Apartment. The cost of actually LIVING in a home just became a realization.
With the cost to LIVE in a home at top of mind, how about the home that put $100,000 in to putting Granite Countertops, a pool in the yard, Hardwood Floors and made it look pretty - Then went and sold it at the Top of Market Value for the new homeowners to realize that the home Sucks Energy like crazy. Was the home REALLY worth it?
Over the past 2 years many have realized that we need to consider how much home we need vs. how much home we want. With disclosures on Utility Costs required, do you think that people would reconsider buying that home they can't afford?

Now, the part of the Bill that discusses existing homes being brought up to Today's Energy Codes - I have a question to propose. Are there even enough items manufactured to bring every single home on the market up to Today's Energy Code?

The next thing to consider is the Cost of Building a home vs. who can afford it. Most people believe that only the people who CAN afford it will get an Energy Efficient home. Is that right? It is the people who CAN'T afford it that need Energy Efficient homes the most. Would a stricter Energy Code - Regardless of it being passed at a Federal or State Level - Would that really be a bad thing?

Quite honestly, I am offended when I see 'Affordable Homes' that I know will have an extremely high Utility Bill. I personally think it is an injustice to the people that need it.

Truly Energy Efficient Products - There need to be more of them. Supply and Demand. Who makes the products? People. Jobs.

The Real Estate Industry, and I have mentioned this before, we need to Grasp these changes and accept them. It will not make our lives and jobs more difficult. It will help our clients choose what home is really the best for them. It will help them choose a home that is the most affordable for them.

As an industry we need to look in to learning more about Energy Efficient Mortgages, Renovation Loans, Energy Efficiency Legislation (not just at a Federal Level), Energy Audits and Ratings. We need to Network more with the Folks that do this as their chosen Profession.

The cost to make a home 30% more energy efficient can be as little as about $300 - That $300 could have a 500% return in a lot of homes over a year or two. Many States offer programs to do this to existing homes for FREE.

Let's take a different look at all of this. Without the words Greenhouse Gases, Climate Change, Climate Initiative, Carbon Footprint. Oh, and sorry for not having any pictures. Just got a new laptop and have not transferred over any of my data.

Daily Energy Saving Tips - Phantom Energy Loads

Mon, 18 May 2009 09:02:00 -0500

I was in the middle of putting together a Class Presentation this morning for Lone Star College and thought it could be fun to put together a list of Daily Energy Saving Tips for a Week or Two.

With Summer time coming, get ready for those Electric Bills to skyrocket!!

In your home, there are a ton of Little Things to do (besides changing your light bulbs) that can help you reduce your bill. With this being the first day, let's start with something easy. It shouldn't even take 10 minutes to do.

Phantom Energy Loads - We have a bunch of little things plugged in all the time. Like our Coffee Pot. We can set it to automatically turn off if we forget but the truth is, even when it is off - It is still using Electricity. The majority of Electrical Devices pull what is called a phantom or vampire load when it's off.

Are you a Technology junkie? This will probably help you the most then. Let's take a look at some things we often forget about because these items can be as much as 5% of your Energy bill.

Ipod Charger
Laptop Charger
Cell Phone Charger
TV's in rooms that we don't use
Cable Boxes
Coffee Pots
Toasters
Chargers for Electric Drills or other tools
Electric Toothbrushes or Razors

In an average family of 4 with Technology based items being popular, with 4 cell phones and 4 Ipods, it is pulling quite a bit of energy. Before you leave the house, just go unplug all of them.

If you have little kids, assign one to be the 'Energy Police' for the week. Let them be Mom or Dad's little helper and have them remind you about it.

To learn a little more about Phantom Energy Loads, here is a short article on Treehugger about it.

Hey Steph, Why Did You Need HVAC Tape?

Fri, 15 May 2009 20:57:55 -0500

I was searching for HVAC tape earlier today and someone on Twitter asked why I needed it, what it was going to do to help my house.

Thought I would do a quick video explaining how it helps and why HVAC Tape is better than Duct Tape. And for the record, I don't recommend doing this on your own. :) But here is what I did with before and after video.

If you are in Texas, it is mandated by State Law that there be a company to offer this service for Free. If you are in or around the Houston area that Company is FreeLightingCorp.com

OH, and by the way I got the tape at Home Depot.

Obstacles To Green Building IN Houston Tx - Who Lives in Houston?

Fri, 15 May 2009 15:08:19 -0500

More importantly, who buys homes? What is the typical buyer profile statistically speaking?

In Part One of the Series I discuss the need to 'Ditch the term GREEN' - It's confusing. People don't understand it anymore because everything is 'GREEN'

Reading through the comments of my post it is evident why we need to, as fast as possible, get rid of the word.

It means something different to everyone
It brings on Anger to some in light of recent and absurd Government spending
Many people assume that it just means it costs more money

We could go on and on. But this is about noting the Obstacles and by the end of the Series, hopefully having an answer to overcome and move forward.

While much can get lost in the written word I am actually embedding a video below to help explain what I am about to say here. But if you want the cliff notes version, keep reading.

Overall as a society we are more open to Sustainable Ways. We are more open to buying something that is better for the Environment and for ourselves as well. However, the Basic Ways that people purchase a product, any product, have not changed.

We still as consumers weigh our options. Cost vs. Benefit - What's in it for me - Can I afford it?

In Houston, we have a lower than normal Median Price Range for the Nation. This is one of the largest obstacles to overcome. While we all may love to have Solar Panels, Rainwater Capture System, GeoThermal or whatever. Many and probably the Majority, simply can't afford it.

Second, Well- It's that word Green again. We need to get back to basics and explain 'Green' homes in a way that makes sense. Do we use 'Green' Flooring for a Healthy Home or do we maybe use a Wood or Tile that promotes less accumulation of dust and allergens for a more comfortable home to those with Allergies and Asthma? The two statements are very different.

Third, building inventory homes is a Business that sells a product. We need to remember that if we are using a checklist for a Green Building Program, checking off points to make the home Green - That Green means something different to everyone. While one may consider putting an additional $5000 in to Mechanical Equipment, the buyer of the home may want a Healthier Home. And Vice Versa.

I think from a Sales perspective we need to get back to the Discovery stage of things. What do people want?

Ok, for a more in depth (much more in depth) version of what I am trying to say here watch the power point presentation below. It has graphs, Houston Economic information and everything. Oh, and it also explains why I feel that nearly every single homebuyer wants Green Features in one way or another.

The Obstacles To Building Green in Houston - Death of the term 'Green'

Thu, 14 May 2009 17:14:52 -0500

The Obstacle to Building and Selling Green in Houston will be a Series - this is the first of the series.

Typically speaking in the Real Estate Market right now in regards to Green I would say that the average line of thought, the average acceptance of a 'Green' or 'Greener' home not only in Houston but around the Nation is very high.

We have gone from a few years ago, the average consumer thinking that a 'Green' Home was Recycled and only beneficial to the Environment to Today - Understanding that not only is a 'Green' home better for the Environment, It is better for the Homeowner.

This is a Drastic change in thinking for Society when you think about it in real terms and how fast this thought has changed. Now, the acceptance of Greener Homes may be high, but do they sell?

Regardless of what publication we may read that 'Green' homes are not selling, then we hear that 'Green' homes sell faster and for more money. When we speak to consumers we hear 'Green' homes are not being built in my area and then 'What is a Green Home?'

This tells me, my personal opinion, that there is still a lot of confusion out there in the market. In all actuality it is probably too soon to know what statements are correct. In basic terms I personally believe that we have 3 different kinds of people:

The extreme Green Buyer that will spend and do what ever it takes
The what I call an Enviro Hater that won't buy anything termed 'Green' or 'EcoFriendly' just for the principle
The Buyer that wants to do the right thing, not be wasteful and have a better quality of home and environment

The 3rd point being the largest of the population generally speaking. Then, there is the confusion. The confusion comes in to play because everyone has a different opinion of what 'Green' really means. Some think it means that the product costs more, some think of it as being Energy Efficient, others think made of recycled content ...

How effective really are the Checklists for Green Building if the purchaser has no idea what it means?

More than ever in the Real Estate Industry we are at a point where we have to sell Value whether it be for a service or a product. People want to know what makes you or your product different and worth it for me to buy it whether it is Green or not.

What this tells me is that where a couple years ago we thought we had 10-15 years before the term 'Green' disappeared in relation to 'Green Building' - we are probably on the verge of it happening right before our very eyes. Today, right now.

As a Real Estate Professional that specializes in helping people buy and sell Green Properties I see the need to use different terms to overcome this Confusion. Let's get rid of the Term 'Green'. Buh Bye, See ya Later.

Why? Because it is becoming Normal. It is expected now that Homes are more Energy Efficient now than what was built even last year. It is expected that Homes are moving in the right direction and using Healthier Building Products. And, what the heck is Green anyhow?

We need to, as Real Estate Industry Professionals, learn what it is that makes a product 'Green' and be able to explain it to people. In markets, such as Houston, where we are still trying to get over the hurdle towards Mass Green Building, do we need a new approach? A change in terminology and possibly even a change in the approach to what products we build with.

If it is a Green Home, Why? What makes it Green? Is it more Energy Efficient? What products separate it from the rest and does the Home Buyer even care?

All of these are obstacles to building a better and greener home in the Houston area. Over this series let's break it down and look at the real trends of where 'Green' building may be headed. Let's take a looksy at how to get the Green Building movement going in a faster pace towards a more Sustainable Houston.

The answer may very well be where they always have been. The answers may lie in our daily Housing Market and average Houstonian Statistics.

Part 2 of the Series - Who is the Average Homebuyer in Houston? Who lives in Houston anyhow?

Dear Market Statistics - How You Can Screw Things Up

Sat, 25 Apr 2009 10:41:42 -0500

The Houston Chronicle earlier this past week released an article talking about the Real Estate Market in this HUGE City. It was actually a really great OVERVIEW of what is going on. However, the accuracy of Market Reports can only go so far.

Home Sales dropped 16%
MEDIAN Prices dropped 4%
Only 4,355 Single Family homes were sold last month
Home Sales have dropped for the 19th Consecutive Month

Oh my. The sky is falling. Run for the hills!

Ok, so not really. The Houston MLS consists of 60 Areas that are broken down in to 152 Locations. For example, The Woodlands is in Area 15 (Southwest Montgomery County) and Location 107 (The Woodlands) which is The Woodlands Proper and the Communities directly surrounding.

So, the Statistics above are for the 152 Locations that include the far reaching Counties that make up the Greater Houston Metropolitan Area. Many, many, square miles of area. Countless.

The other problem with Market Statistics is that they typically look at PAST numbers. Obviously the Crystal Ball can not forsee the future. It's kind of like when all of the Economists were saying that we were going to be in a Recession - When in all actuality we were already in a Recession. We just couldn't see it until the Statistics came out 6 months later.

As Professionals in the Real Estate Industry though, we feel it. We can feel the market most of the time. We can feel the changes before they are a statistic.

The past 2 weeks I have felt the inventory Dropping. Not as many homes to show, serious lack of homes available in certain price ranges/sizes. All of these up here on the North Side of Town. Areas 13,14,15 - for the most part. Cypresswood to just North of The Woodlands and Stuebner Airline East to 1960 and Cypresswood.

I have seen multiple offers, back up contracts and the fear in Buyers that they will 'lose out' on the 3 or 4 homes that they like best and an urgency to submit offers ASAP.

While looking at the overall Statistics for a Huge City we may think that we can get a 'good deal' because there is SO much inventory when in all actuality - It depends on the Area within the City.

Up here in Location 107 (The Woodlands) Here is a little of what we are seeing. As of today there were 939 Active Listings on the market.

Foreclosures-

10 Active Listings
12 Pending
6 Sold since April 1st

(Right at about 1% of all of the listings in the area are Foreclosures. Sold in all Houston MLS last month was 25%)

Short Sales-

4 Active
1 Pending
0 Sold since April 1st

As of March 31st -

1,169 Active Listings
Today 939 Listings (end of April 2008 1,210)
197 Pending
As of today 262 Pending (end of April 2008 246)

It is just really interesting to watch the Statistics change right before our eyes - But to be Accurate, we should wait to see what they look like in a few weeks. Is it all seasonal? It could be. But it sure looks like maybe the Market is headed towards a Better place up here on the North side.

Wanting to sell your home? Now may be the perfect time to do that before everyone else figures out what is going on. As it sits right now, I have 8 buyers that need homes...and nothing available for what they are looking for.

To look at Market Statistics compiled just about 10 days ago, check out my Spring/Woodlands Market Reports on Flickr.

Gov. Perry Backing Texas Sovereignty Under 10th Amendment

Tue, 14 Apr 2009 18:48:06 -0500

I heard it first on Facebook today and found this rather interesting since I had not heard about it yet. Apparently Gov. Rick Perry of the Lone Star State is pushing for State Sovereignty in light of the Bailout money that is being forced upon the states.

I still don't know a lot of the details but he will be on Greta Van Susteren tonight on Fox News and I'll be watching to see what he has to say about it all. He mentions in a Press Conference dated last week to pay attention to what happens this week.

Now that I know, my eyes and ears are wide open. If you want to hear what he has to say, the Press Conference is below. Anyone know the scoop?

Another Interesting And Possibly Awesome Google Change

Mon, 13 Apr 2009 10:55:11 -0500

It's always fun to see how changes are made to websites in general while searching around for anything. I remember when Flash Intros were the popular thing to do...then we realized that Flash Intros did not help AT ALL for Search Engine Optimization.

Every industry with a website started taking them away unless they pretty much were really large Corporations that got tons of visitors anyhow.

I remember when I first started a site (that is currently down because I am changing it) GreenHoustonHomes.com - I had this really awesome Flash Intro! I loved it! But I wondered why I could not for the life of me get it to the First page of Google.

Remembering what I had heard about Google not being able to spider Intros I removed it and it hit the first page in less than a week. Sad, but Hey - What good is a site if no one finds it right?

Well, my Family and I went to San Antonio for the weekend and got back late last night. It was Easter Sunday and not everything was open so I went to Google to see if my Favorite Breakfast Restaurant was open. (Mi Tierra in El Mercado) Yummy!

I searched the Restaurant to find the phone number to see if they were open and this is what I found:

Skip Intro? Wow. So we can use Flash Intros now? Does anyone know if this has to be done on the Site Map or does Google Automatically recognize Flash Intros now?

Anyone want to be the Guinea Pig and try it out? ;0)

Wrapping Up With Top 10 Green Remodeling Practices

Thu, 09 Apr 2009 11:19:07 -0500

This segment of Greening the Existing Home Webinar Series is the final and 8th one - after this post I will do a Final Wrap up with more detailed information on websites that we visited and all of the segments in one place.

In this video Michael Strong and I discuss a variety of topics including "Does Green Remodeling really add value to your home?" - And then these other topics

Michael's Top 10 Best Practices to Green Up Your Home
USGBC ReGreen Guidelines
NAHB Remodeling Certification

This is probably the shortest of the segments being just a little over 30 minutes long but is jam packed full of great information for anyone that is wanting to do any Remodeling in their home.

I would also like to take a quick moment to Thank our Sponsors for helping to bring this to you:

Pella Windows

Bluegill Energy Management

Lutron Lighting and Electronics

***

A More Durable and Low Maintenance Home in Houston Tx

Thu, 09 Apr 2009 10:42:57 -0500

Down here in Houston with our humidity, a high maintenance property is not only no fun - But it is also incredibly expensive over time. If you are having to constantly change out siding, re paint your exterior or find that interior wood warps to make crooked walls and creaky floors, looking in to the Durability aspect of Green Building may just be the answer.

In continuation with the Greening the Existing Home webinar series with myself and Michael Strong we discuss how to take an existing home and make it a Low Maintenance haven for you and your family.

In this segment you will hear about FSC Certified woods, Building Products that promote straight and Durable walls/floors along with other things that just make a homeowners life a little easier.

I would also like to take a quick moment to Thank our Sponsors for helping to bring this to you:

Pella Windows

Bluegill Energy Management

Lutron Lighting and Electronics

***

A Healthier Indoor Air Quality in Houston Tx

Thu, 09 Apr 2009 10:02:11 -0500

One of the questions that I get quite a bit from folks looking to buy a home is that they or their loved ones suffer from Allergies or Asthma - So it made perfect sense to have a segment in our Greening the Existing Home webinar series dedicated to Indoor Air Quality in Existing Homes.

In this segment you will hear myself and Michael Strong with Brothers Strong discuss the steps you can take to create a healthier home to live in.

We discuss Low VOC stains and paints, a little bit about Ventilation and all of the other products that go in to a home that are known to Offgas and stir up those sensitivities that many of us have already.

Get your popcorn and water ready! It's about 45 minutes long but well worth the watch if you are considering making changes if your home.

Click To Play

I would also like to take a quick moment to Thank our Sponsors for helping to bring this to you:

Pella Windows

Bluegill Energy Management

Lutron Lighting and Electronics

***

Playing Around With Some 'Video' Schmideo

Tue, 07 Apr 2009 20:43:39 -0500

Today on Facebook there was an interesting conversation started by Kelsey Ruger about some audio clips to use in different things - Then Carson Coots hopped in and suggested a site called MyBeatShop - They have audio files that you can buy pretty cheap. I joked around about the music being Hip Hop but there is some awesome music on there!

After listening to a few files I figured why not? The music is different, it is upbeat - Could make for a short fun video on a Community maybe?

I went through a bunch of my pictures from the past and put together this short video. Once I found all of the pics it only took about 15 minutes to put together with Camtasia.

It's not perfect by any means and the end of the video needs polished a little bit with the audio...but it was fun. :)

Carson also mentioned a site called Revostock - It is a similar concept as IStockPhoto but with music. The prices aren't too bad there either.

Anyhow, let me know what you think. LOL. It was fun.

The Carriage is Before the Horse - Energy Efficiency Legislation for Residential Properties

Mon, 06 Apr 2009 14:03:24 -0500

Warning - Long post ahead

At a City, State and Federal level we are seeing a ton of new and proposed Legislation in regards to how we can build Residential Properties. We are seeing stuff from Safety with Electrical, Products that can be used as well as just the Building Codes in General.

Here in Texas, we have Building Codes not only at the State level, but within every City and County as well. What is interesting is that they are all different.

Most of the Codes when you read about them are referring to both the IRC/ICC and IECC - (International Residential/Construction Codes and International Energy Code Council) Every year there is a new code that focuses not only on Energy, but safety and other items that relate to Residential Construction.

This all gets really confusing but can also be one of the leading causes to an increased Build Cost - especially when it comes to Energy Efficiency. The product costs more and by the way - Is there even enough product manufactured to be able to mandate this?

Within the next 18 months it could possibly get even more confusing. I mentioned how all of the areas have different building code requirements, right? Well, Let's start with a break down:

The State of Texas is currently under the 2001 International Residential Code for Energy Efficiency.
In order to be considered as an Energy Star Builder the home must exceed the STATE building code by 15%
The City of Houston, last year, accepted the 2006 Energy Codes from the IRC. A whole 5 years above the State level...and probably now exceeds Energy Star qualifications
The City of Dallas from my understanding is also at 2006
The City of Austin, I heard through the grapevine, just adopted the 2009 Codes!?!?!? Leading the way in Energy Efficiency

Now, that may not mean anything to some people, but what it does show is that the State as a whole is significantly behind the 3 largest Cities in the State when it comes to Building Code and Energy Efficiency. Needless to say, do you think that maybe an increase in State Building Code is too far away? With reason of course.

Actually, it is proposed this year in State Bill 16 to raise the entire State Building Code to the IRC 2009.

This would be possibly above the lowest level of Environments for Living - I don't even know how that compares to Energy Star - And what the heck? A complete 8 years above what the State Building Code currently sits at?

Now, I don't really honestly know how I feel about all of this. In a way, it is a fantastic idea. Energy Efficiency after all does make for a more affordable home to LIVE in, but not necessarily to purchase.

What concerns me though is the disconnect between Legislation, Some of the builders, the Real Estate Professional Community and the Consumer - Homebuyers.

IF - BIG If - this goes through within 12 months or so we could see an entirely new system in place on how to build homes. It would not just be whether or not the home has a SEER 13 or SEER 14 Air Conditioner, it would be about the HERS Rating and how tight the envelope of the home is...along with the Mechanical Ventilation otherwise known as Air Exchanges per hour.

Now, to top it off - What does this do to Existing homes? After all, there are more Existing Homes than homes that will be built for many, many years. How in the world can a home built in 1972 compare with the Energy Performance of 2009?

In Houston, and I have mentioned this before, we still have a ton of homes built in the 20's and 40's. Even more built in the 70's and 80's and so on.

While I believe that a higher building code is a good thing, we need to remember the Existing Homes out there from Resale and Carbon Footprint perspective. They use more energy. No way around it. Often times the appliances are NOT Energy Star, they still have single pane windows, poor insulation and duct work that needs extensive work if not replaced. If our main goal is to reduce Energy Usage and to have a lower Carbon Footprint, mandating new construction guidelines will not make as near of an impact as it would if we put Incentives out there for Existing Properties.

Possibly instead of raising the building code this year, we could put some money in to Retrofitting Existing Homes to a higher level?

To do an extensive Energy Remodel on a home, it could potentially cost the Homeowner upwards of $30,000 or more. This is not something that the average Homeowner can afford.

We also need to put some money in to Education of both Trades AND the Public.

This Disconnect needs to come together a little bit. How do we do this? I don't know. But there are a ton of proposed Bills in place at the State level this year. We need to consider a State of Texas backed Consumer Awareness Program on Energy Efficiency.

Maybe some Town Hall meetings on how to make your home more Energy Efficient? I have no idea, just thinking out loud here.

The City of Houston will be opening up their Green Building Resource Center in just 2 weeks. I am anxious to see what all they do to promote Energy Efficiency and Education. But how about the outer lying Unincorporated Areas?

We need to strongly reconsider what we are doing with Mandated Building Codes. They are a wonderful thing to have in place, but we need to be careful and not put the carriage before the horse. Can we possibly consider making the State Energy Code 2009 by the year 2011 or something? Even then we would only be behind a couple years as opposed to the almost 9 that we are today.

#twitterisbeginningtosuckrocks

Sun, 05 Apr 2009 09:55:01 -0500

Some of my followers have probably noticed that I have been MIA on Twitter for a while. The title of the post came from a conversation with @terilussier earlier today and it was really interesting because I've been thinking the exact same thing.

The picture to the left was created by @paulchaney some time ago when Twitter users were outraged with getting the Fail Whale every 30 seconds or so.

But none of these explain why I have become so disenchanted with Twitter.

When I finally 'got' Twitter I thought it was really neat. I could follow people that I found to be really interesting and read articles that I had missed - I could also stay in touch with other ActiveRain members and Pals from everywhere.

After a while Congress got on Twitter, Celebrities hopped on Twitter.... And then along came all of the Experts and they are still flocking to the site. Following. Everyone. Then immediately UnFollowing.

Actually, I started waiting a few days to follow some people back to see if they were actually 'real' followers.

My entire Twitter stream is full of

How to brand yourself on Twitter
Why you should be on Twitter
How to use Twitter
How NOT to use Twitter
Why you should follow everyone
How Twitter is going to ruin your reputation
How Twitter is going to take over the world
Why you should use Social Media
Blah, Blah, Blah

You know, there are a lot of people that I have all the respect in the World for and I would listen to what they have to say. But it seems as though once you hit 1000 tweets or so, you are automatically an expert. Your Twitter profile background changes, you get the TinyURL web address...

Ok, I mean really. If I am already on Twitter I think I know how to use it. Atealst I'm using the way I WANT to use it.

Now, back to the #twitterisbeginningtosuckrocks -I finally fled over to Facebook for a few weeks.

However, I do miss Twitter. I am not connected to all of my Twitter folks on Facebook so I hopped over there again today. To hear the same stuff. How people are either doing everything right or everything wrong. Very little conversation. Hardly anything worth while. It's all Advertising in one way or another.

It's almost like a 24 Hour 7 Day a Week Infomercial.

While I had fun getting my way to follow over 1200 people, I guess I'm going to have to weed down my list.

I love my people, But come on guys. Enough with the Advertising. Even the trending topics appear to be advertising. It's getting Boring and Annoying. I don't thinkg Twitter is about having a Half a Million followers or How to get Half a Million followers in an hour.

All of my Real Estate folks, I'm not talking about you guys. All of the Greenies, I love you Guys. Self Proclaimed Experts? Gotta go.

If you guys know some good quality Twitter Folk, let me know! I want a Twitter Stream full of Awesome people!

Bonobos

Tue, 31 Mar 2009 13:14:16 -0500

This is sad. Anyone that can help...

Via Asheville's "GREEN "Property Consultants- LAND & Fine Homes :

"...Bonobos do NOT kill each other. The females are in charge of the group and they seem to keep everyone's temper under control ..... It doesn't matter how old you are, or if you're male or female - ..."



This morning I got an email that stopped me in my tracks . It was from someone I hold in very high regard, Sara Gruen    Sara is the best-selling author of Water for Elephants ..I imagine many of you have read it...

We met her during the course of a real estate transaction which happily landed Sara and her husband Bob and three incredible boys just down the road from us here in Asheville.

...As I read the email, I recalled a conversation I'd had with Sara about face-to-face research she had done for her upcoming novel. It was with the Bonobos .  She told me how she had quickly developed a love for the Bonobo. Knowing how intelligent and family-oriented they are, Sara had taken along a photo of her three boys to show one of the mothers... when she told me what happened as a result, I felt tears of compassion well up in my eyes...OK..you might think I am just an old softie (which I will admit to) but

I bet that if YOU take a minute or two to visit http://www.friendsofbonobos.org you'll see why...

NOW...back to Sara's SOS...She wrote, " If any of you have blogs or email lists and can pass this along, I'd be eternally grateful. The Lola Ya Bonobo in the Congo is the only sanctuary in the world for bonobos, the most critically endangered great ape in the world. The Lola Ya takes in orphaned babies (usually victims of the bush meat trade), raises them, and reintroduces them into the jungle when they are ready. Their population of 64 to 66 has been devastated by a human flu over the last couple of weeks that has carried off 6 babies and infected at least ten others.

I am heartsick. If you've been to my Web site www.saragruen.com the baby shown holding my book on my flash page died last week. If you can help....--I and the bonobo babies personally thank you. I've donated as much as I can. I know the economy is in the tank, and if you can't donate financially...PLEASE help spread the word ..... If you can help, I thank you a million times. I mean it. THANK YOU, from the bottom of my heart. "

GO HERE TO HELP OUT and please let me know what you think...

Real Estate IS The Key For A Sustainable Economy

Sun, 29 Mar 2009 08:55:27 -0500

But more importantly, it's the people that drive it. Without jobs we have no money. Without money we have no economy. Without both, we don't exist. The world is changing. We are in an amazing era of awakening. It is said that the jobs that our Middle School Age children will have when they graduate from College do not even exist today.

I often get asked why I am so passionate about Green Real Estate. Preceding that question is why I am in Real Estate. While that is a long story, I will sum it up in just a few sentences.

Real Estate is a Major driving force in our economy. Real Estate is an investment. Real Estate and Homeownership is not only a dream in America but across the Globe. How it differs from Location to Location is not the dream, it is the design. Some Cities grow up, others grow out. Regardless, I find it fascinating on many levels.

To build a single Community, let's take in to consideration how many people it takes.

It starts with a Vision, probably from a single person. We then have an Architect or maybe even a team of architects. Electrical Engineers, Plumbing Experts, HVAC Contractors, Landscape Architects, Transportation Engineers - Teams of people that figure out how in the world to get Electricity and Water to all of these people.

The list could be a blog post in itself. But that is not the purpose of this.

The purpose is the People. The purpose is how Real Estate alone can single handedly drive an economy and why it is time to stop ignoring it. More specifically, how GREEN Real Estate is KEY to a Future Sustainable Economy. I do not mean Sustainable as in Eco Tree Hugger like Economy, I mean a Sustainable Economy in which we thrive and flourish. This post is the first of a Series about how Real Estate is often overlooked in the larger picture. Actually, the people within the Industry. It's not about CEO's that want bailed out because they made extremely poor decisions on how to handle their money. It goes way beyond that.

We hear about Foreclosures, Short Sales and lack of Financing available. But it goes so much further than that also. Think about the whole picture. The people. How many people that have gone in to Foreclosure have jobs directly or indirectly related to Real Estate? Most of them.

Engineers that design Commercial Buildings, Bankers that Finance those projects. The people that are actually out there swinging the hammers to build all of the above. All the way down to people that work in the Retail stores that sell products to our Communities and our Baristas at Starbucks that are working in buildings that are on...Real Estate.

But, enough of what is happening now. What is going to happen in the future? The Economy will turn around eventually. And while we are all suffering in one way or another we should be careful to NOT be hasty and make rash decisions on how to fix the Economy right this second. I said the other day on my Facebook that:

"I am offically redefining the term 'recession' as Get off your butt and think outside the box"

The key to Real Estate and it directly being a driving force in our Economy is not just about the Real Estate Agents. It's not just about the Homeowners or even the Banks that give the Financing.

The key is the number of jobs that it can create. Specifically the number of jobs it can create with a Sustainable and Forward thinking approach. We may be losing jobs, we may continue to lose jobs for another couple years. Do we just sit around and watch it happen? Personally, I do not like to think about what is wrong, I prefer to think about how to fix the problem. Every Business likely has a Business Plan. Our Economy is one large Business. Shouldn't it have a Business Plan also?

What we need is to combine another driving factor in our Economy with Real Estate. Education - Job Training.

Education is looked at most often as for children. Our Future. And while the jobs that our middle school children will have when they grow up do not exist today, that does not fix right now. I believe that we will see a surge in the number of College Students that will pursue Engineering and Architecture degrees. But the term Engineer and their job profile will change dramatically over the next 15 years. The people that will educate and train our children are right here today in the work force.

Again, Real Estate being a driving force behind that. I believe that we, as an industry, will be forced to raise the bar in professionalism, knowledge and expertise.

The next post will be regarding possibly the absolute most important part in the Future of Real Estate.

Architecture.

Architects hold the expertise to help make our future flourish and create jobs. More specifically they are the key to a Sustainable Economy - and this time I mean in the way that most people would consider Tree Huggerish.

But looking at the larger picture, its not about being a Tree Hugger. It's about Smart Growth. It's about not making a quick decision on how our future is going to work and how our economy will continue to thrive day in and day out. It's about the people. It's about us and our children. Working. Living. The Dream that most of us in the Real Estate Industry are so passionate about. Our Homes.

Greening the Existing Home - Windows and Radiant Barrier

Sun, 22 Mar 2009 07:44:34 -0500

As part of Turning Houston Green's webinar series on how to green an existing home, here is the recorded version of our 4th program. Michael Strong and I discuss Windows and Radiant Barrier.

It's not just about getting new windows or finding a radiant barrier. Here we provide you with all of the questions you may have and/or need to ask your installers to get the biggest bang for your buck. We also talk about the new Tax Credits to help you maximize what is available.

Our next webinar is on March 28th and we will be going over Indoor Air Quality. We would love to have you join us!

I would also like to take a quick moment to Thank our Sponsors for helping to bring this to you:

Pella Windows

Bluegill Energy Management

Lutron Lighting and Electronics

***

The Other Side Of The Coin - Tax Credits Setting Standards In Real Estate?

Thu, 12 Mar 2009 17:29:57 -0500

Traditional Neighborhoods, Solar Power and Plug In Vehicles - Oh My!

This post is part of an ongoing series that takes a look at the larger picture. The trickle down effect. The Domino Effect. Whatever you want to call it. One of my recent posts was 'Who The Heck Cares About Green' and I talked about where I personally believe the Building Industry is headed.

Recently here in Houston we have seen more of a demand for the Traditional Neighborhood Development. The ones where in the pictures you see families walking down the streets to go to the Community Park or Couples walking to the local Coffee Shop hand in hand. The Communities where everything is close together and nearby.

This was partly the result of Gas Prices going up, but it was also sort of that WalMart and Pizza Delivery mentality. Convenience. Being able to get anywhere quickly and not take half of your day to go to the Grocery Store and back while sitting in traffic along the way.

Now, one of the biggest things that we will start to hear about over the next year or two are Electric Vehicles and Solar Power. Why? Because there are some rather hefty Tax Credits out there for consumers. $2500-$7500 for Electric (Plug In) Vehicles and 30% with NO CAP for Solar Powered products such as Panels and Water Heating.

Isn't it funny how those two things kind of go hand in hand? It's even more interesting that those items are indirectly home related?

How so? Well, people will obviously be most likely to Plug In a vehicle at their house. There are also adapters that allow these cars to Plug In via Solar Panels. Yet another way to take advantage of the Tax Credits available right now.

Where there is a new technology there are Consumers. Where there are Consumers, there are companies and manufacturers that provide what the Consumers want.

So where is all of the headed? To the Builders, the ones that build homes that we buy. In my previous post I mention how there are so many Green Building Programs available around the Nation. On most of these, a Builder or Developer will be able to rate a home/community higher by including....Oh...let's say...

The ability for an outdoor charging station for a vehicle at the house or Community Center? Or Solar Panels or maybe to have a home READY for Solar Panels?

To use a Local example, Land Tejas, a Houston Developer has now said that in a handful of their actively growing Communities that EVERY home built in there will be Solar Ready. Land Tejas also has the ONLY Community being built in Houston that has Solar on EVERY Rooftop. Discovery at Spring Trails.

This means that when the home is built it will be wired and ready to go at anytime the Homeowner may decide to install Solar Power. The builders offer incentives that make Solar incredibly affordable but if a few years from now a Buyer decides to put on Solar...it's ready to go.

Land Tejas also specializes in Master Planned Communities. The closest thing to a Traditional Neighborhood Development that you can get in Houston with Schools, Shopping and Amenities galore either within the Neighborhood or VERY close by.

They are the type of Communities where an Electric Vehicle would be a fantastic idea for getting from one place to another.

Not only in Developments such as these, but others across the Nation, this will open doors for Builders to open for some friendly competition with little upgrades such as that nifty Charging Station outside or Batteries for Solar Panels during Hurricane Season in Gulf Coast Regions just in case our power goes out for weeks on end again.

It's all getting back to the whole Pizza Delivery thing again. Convenience. Or maybe even the desire for lower utility bills. Does all of this sound kind of Far Fetched? With over 20 Bills Proposed in Texas State Legislation alone for 2009 involving in one way or another Incentives for Home Owners and Businesses to go Solar it probably isn't such a wild and crazy - far fetched plan.

It's not just about being Environmentally Friendly. Right now I think it is fair to say that it is mostly about creating markets for jobs and a balanced economy in the future. As it becomes more normal, it very well could be lifestyle. Kind of like Recycling in many parts of the Nation. It's just another piece of the puzzle.

**The Canyon Gate Communities offering homes with Solar are Park Lakes, Canyon Lakes West and Discovery at Spring Trails.**

SOMEONE Will Buy It - It May As Well Be You - Cracked Slab and ALL

Mon, 09 Mar 2009 08:09:02 -0500

"How do people have the money to buy homes that need foundation repair and tons of work?"

Answer: They don't need to have the cash to do it. Here's the story.

We have all seen those homes. You walk in and it is in dis-repair needing paint, flooring - Maybe it's outdated and needs some new appliances. Sometimes it is difficult to look past all of that and picture a beautiful home. One that your family can live in and enjoy.

Others see a home with 'potential'. The home is a good consideration, especially at that price! Let's look a little further. And then, Uh Oh.

What are all of these cracks? There may be some around the windows, where the sheetrock comes together in the corners. The floor, it feels like we are walking downhill! We then go outside to see significant cracks in the exterior of the home.

Immediately people think foundation problems. With everything else, why would I want to tackle that? It can be very costly, maybe we should just keep looking.

Well, maybe it is foundation problems - Maybe it isn't. Maybe it is just an older home that has settled naturally. It is not uncommon here in the Southern Region of the United States. Especially if the home has sat vacant for a long period of time. Often times people will walk away. They feel that they do not want to do inspections and find out if there really is a problem they just keep moving and find another house.

But you know what? SOMEONE will buy that house. 6 months later you may see it back on the market by an investor that does a complete makeover on the home and you know what else? You would never believe it unless you had seen it with your own eyes 6 months earlier. You hear whispers of 'Can you believe it? Do you remember how much that home SOLD for? I can't believe it!'

It must have been an investor with a lot of money. Or, let's just leave that one to an investor with a lot of money. That's what was heard before, when it needed work.

Home Buyers are looking for 'deals', but here in Houston, the homes that are 'perfect' still sell quickly. They also sell for a higher price. However, the one I mentioned above that sits on the market for a while? It may go for a REALLY great value to the Home Buyer.

Using an FHA 203K loan a regular Home Buyer, one that intends on LIVING in the home and ENJOYING the home can still purchase at just 3.5% down. You know what else? They can have ALL of the questionable repairs done. EVEN THE FOUNDATION REPAIR!

FHA 203K is the ONLY loan that I am aware of that allows for Foundation Repair to be rolled in to the loan. Along with paint, moving walls, landscaping, new countertops...just about anything!

ATTENTION Buyers looking for a good deal: Consider these Mortgage Products! Renovation and FHA 203K Loans.

As little as 3.5% down
Roll in the cost of repairs
Work must be done by qualified and licensed professionals
Usually within 60 days of closing
Competitive Interest Rates

Someone will buy that really neat home that needs a lot of repair and probably at a great price. It may as well be you!

If you need the name and number to a Qualified Mortgage Professional that can do these loans and has experience with them, just send me an email. I would be happy to send you their name and number. If it is the home for YOU, just make it happen!

Green Schmeen. Who The Heck Cares!

Fri, 06 Mar 2009 09:08:02 -0600

Because I write about Green Real Estate, well, always...I hear this. "I don't care." "I'm tired of hearing about it." "It will never go mainstream" "It will go away like in the 70's and 80's"

I understand what you are saying. I really do. Before we consider a few things to help make a point, I'm going to go way out on a limb, in writing. The term 'Green' in 'Green Building'. Yes. It will go away. Homes built to what is considered to be 'green' today will not be called this forever. As a matter of fact, I predict that within 7-10 years the term will completely go away, if not sooner.

Notice I say 'the term'. The science behind 'green building' is going no where. 'Green Building' will be NORMAL. In no more than 10 years I predict that 'Green Building' will be CODE in most large Municipalities around the Nation. There, I said it. I also predict that within the next 2-3 years the building industry will be taken by storm with reports on how unhealthy some of the building materials are that we use and it will be backed by major and well respected Non Profit organizations. For example, maybe the American Cancer Society.

Now. Let's consider the 'term' Code. We know this as the law in which homes MUST be built. However, I'm going to translate the term Code using a definition from someone I know.

"Code. If a builder tells you that their home meets Code, what they have just told you is that essentially they have just built you the WORST possible product allowed by Law."

Consider that. Why in the world would I say all of this? It's not because this is what I do. It's not because I think every builder and City across America is going to all of the sudden want to save the Environment. It's not about being a Treehugger.

Here are a few things that have happened just in the last 12 months:

There are now Cities that require a HERS Rating to be performed on both new construction AND resale homes
The City of Houston as well as others require Commercial Buildings over 10,000 sq ft to be built LEED Certified. (that means Green)
The City of Houston adopted the IEC 2006 as Energy CODE for Residential Properties built within the City limits. To translate, that is said to be close to 10%-15% above Energy Star

Quick side note. Energy Star is supposed to be 15% ABOVE Texas Building Code. Not only have we seen an increase in required ratings for Energy Star products, but will possibly see Nationally, an increase in what is required for an Energy Star home because that worst possible home built in some Cities EXCEEDS ENERGY STAR STANDARDS.

The State of Texas is considering making it mandatory to have a HERS Rating as a mandatory field on all MLS, but not necessarily required to have one performed. We can tell where that is headed.
The City of Houston is making a website where you can go to see how your Energy Usage compares to your neighbor's

I could go on and on. If you go to a home show it is not uncommon to have a Consumer stop by a booth and know more about the systems involved in Green Building than the builder themselves. What do they do? Well, they move on of course. They find one that knows what a sealed attic is and how to do it or whatever else they are looking for in their home.

We are at a tipping point now where it is almost a liability to NOT know what this stuff means.

Like it or not, the writing is on the wall. Energy Codes are changing at Warp Speed and 'Green' is a major component of that. We as an industry need to stay up to date and educated about all of it. Regardless of what industry you are in or if you are a consumer- If you are rejecting the idea of learning about it now is the time to start. If you are a Real Estate Professional, don't let it get to the point where your clients know more about it than you do.

It's no longer going to be questions about post tension slabs and double pane windows. It is overall Home Performance. No one is trying to shove a concept down your throat or change your beliefs, it's just a little food for thought.

***Shameless Plug*** If you want to learn more about all of this, feel free to sign up for my webinars or listen to the recorded ones.