Given that I'm a Massachusetts resident and a green EcoBroker Realtor, it's my goal to find out all the information available to MA residents for installing and using renewable energy methods for heating and cooling their home. Additionally, there are also a number of Federal incentives available to you. You can find all the state and federal tax incentives and rebates in the Database of State Incentives available on the U.S. Department of Energy's website. For MA residents, a short list is outlined below. If you don't live in MA, skip down to the Federal listing and then check out the database directly for the incentives available in your state.
Short list of Massachusetts programs:
Massachusetts Personal Tax Credit - Massachusetts allows a 15% credit -- up to $1,000 -- against the state income tax for the net expenditure of a renewable-energy system (including installation costs) installed on an individual’s primary residence. Eligible technologies include solar water and space heating, photovoltaics (PV), and wind-energy systems. The original use of the system must begin with the taxpayer, and the system should “reasonably be expected to remain in operation for at least five years."
Massachusetts Property Tax Exemption - Massachusetts law provides that solar-energy systems and wind-energy systems used as a primary or auxiliary power system for the purpose of heating or otherwise supplying the energy needs of taxable property are exempt from local property tax for a 20-year period. Hydropower facilities are also exempt from local property tax for a 20-year period if a system owner enters into an agreement with the city or town to make a payment (in lieu of taxes) of at least 5% of its gross income in the preceding calendar year. NOTE: This incentive applies only to the value added to a property by an eligible system, according to the Massachusetts Department of Energy Resources (DOER). It does not constitute an exemption for the full amount of the property tax bill.
Massachusetts Renewable Energy Equipment Sales Tax Exemption - Massachusetts law exempts from the state's sales tax "equipment directly relating to any solar, windpowered; or heat pump system, which is being utilized as a primary or auxiliary power system for the purpose of heating or otherwise supplying the energy needs of an individual's principal residence in the commonwealth."
MassSAVE Heat Loan Program - MassSAVE, a residential conservation services program administered by Massachusetts electric companies, gas companies and municipal aggregators, offers no-interest financing to help residential consumers increase the energy efficiency of their homes through their HEAT Loan Program. This financing is available to all residential customers who own and reside in a one to four family residence, buy their power from one of MassSAVE's member companies, and obtain a Home Energy Assessment through the MassSAVE Program.
For more info on the myriad other Massachusetts programs, visit the EPA's Massachusetts list on the Database of State Incentives page and review all the offerings.
And here are some Federal incentives you might be interested in:
Residential Energy Efficiency Tax Credit - The federal tax credit for energy-efficient home improvements was established by the Energy Policy Act of 2005. After expiring December 31, 2007, the credit was extended and expanded by The Energy Improvement and Extension Act of 2008 (H.R. 1424: Div. B, Sec. 302) and The American Recovery and Reinvestment Act of 2009 (H.R. 1: Div. B, Sec. 1121). The credit now applies to eligible equipment purchased between January 1, 2009, and December 31, 2010.
Energy-Efficient Mortgages - Homeowners can take advantage of energy efficient mortgages (EEM) to finance a variety of energy efficiency measures, including renewable energy technologies, in a new or existing home. Loans are supported by insuring them through Federal Housing Authority (FHA) or Veterans Affairs (VA) programs.
With the heating season quickly approaching, I thought it would be a good time to pass along some energy-saving tips to help you both indoors and out. Not only can you reduce your energy bill, but you can reduce your carbon footprint by following some simple, easy steps:
Energy Star Lighting - Energy Star labeled light bulbs and fixtures are very energy efficient without sacrificing performance or design. Special promotions and rebates are also available at many home improvement and other select stores. You can also visit the Energy Star web site for more information or call 877-378-2748 for more details.
Energy Star Refrigerator Rebate - if you're a Massachusetts resident, NSTAR is offering a $50 mail-in rebate toward the purchase of an Energy Star-qualified refrigerator. For more info on this program, visit the website listed above or call 877-ESTAR-4U.
Cool Smart Central Air Conditioning - Now might be a good time to think of having central A/C installed (demand is very low right now!). Did you know that a properly installed Energy Star central air conditioning unit can save you up to 20% on your cooling costs? Think of it as investing for savings next summer! Again, for Massachusetts residents, NSTAR is offering a mail-in rebate of up to $600 for the purchase and installation of high efficiency central air conditioning units. Visit www.mycoolsmart.com or call 800-473-1105 for more information on this program.
SmartStrips - Did you know many electrical appliances continue to draw electricity, even when not in active use? SmartStrips power strips sense when the power button turns off TVs and computers and will also automatically cut the power to other devices, such as printers, faxes, and stereo equipment. Neat, huh? Visit www.myenergystar.com for information on instant rebates available toward the purchase of SmartStrips.
These programs are designed to help you reduce your electric bill and help the environment at the same time. Why not give them a try? Visit my web site at Cyber Green Realty.com for more information or check out the following useful links:
The average price per square foot for Arlington MA was $283, a decrease of 12% compared to the same time last year. The average sales price for homes, condos, and multi-families in Arlington MA for the period 8/10/09 to 9/10/09 was $411,196 based on 96 home sales. Compared to the same period one year ago, the average home sales price decreased 17%, or $85,260, but the number of home sales increased 71%.
There are currently 41 resale and new homes in Arlington MA (not including bank-owned or pre-foreclosure properties). The average listing price for single family homes for sale in Arlington MA was $589,342 for the week ending Sep 10. The average listing price for condos for sale in Arlington MA was $380,938 and for multi-familes it was $557,770 for the same period.
There are currently a total of 108 total properties for sale in Arlington MA (including bank-owned and pre-foreclosure listings), with 52 Single Family homes, 44 Condos, and 12 Multi-family homes currently listed.
If you’ve been on the fence about buying property in Arlington MA, now is a great time to make your move. Prices are lower than last year but the inventory is also lower, which will start to drive prices up. Get in now before it’s too late!
Of all your household appliances, which one do you think uses the most energy? If you said refrigerator, you're right! Among the other high-usage appliances, dishwashers, washers, and dryers rank right up there (see the Energy Star web site for more info). In fact, up to one-third of a households total energy consumption occurs in the kitchen and laundry areas. But what about your gas stove?
According to the U.S. Department of Energy, cooking accounts for only 4.4% of a household's total energy consumption (Buildings Energy Data Book). It's so low, in fact, that Energy Star doesn't even calculate an optimal energy use rating for these appliances. But which is better - gas or electric?
If you're concerned about lowering your carbon footprint, gas is the better alternative. Not only does the gas come on immediately, producing heat at the moment of ignition, but it also allows for greater control of the cooking temperature. If your stove is electric, the power needs to be generated at the power plant, transmitted to your house, and then turned on to begin heating up the coils. The heat-up and cool-down periods of the coils end up utilizing more electricty than you need. And modern gas stoves don't use a pilot light that needs to remain on all the time - saving even more natural gas!
If you want to reduce your carbon footprint even more, consider getting an induction stove. Induction creates heat faster by magnetically accelerating metal molecules in steel, cast-iron and some stainless steel pots. With induction stoves, 90% of the energy is transferred to the cooking pot, compared with 35-40% with gas heat and 70% with electric heat (source: NY Times, January 2, 2008). However, the cost of an induction stove is out of reach for most homeowners ($700 - $1300 compared to $300 for an electric or gas stove).
Once you're cooking with gas, here are a few tips to save even more energy:
Cover your pots - a covered pot of water will boil in half the time of an uncovered pot
Use flat-bottomed steel, stainless steel, or cast iron pots and pans - they conduct heat faster
Clean your burner grates often - the shiny metal will reflect more heat and energy upwards to the pot
If you have more tips on how to save money by cooking with gas, please share them here!
Even in the northeast, it's possible to rely completely on solar energy to power your home. Not only that, but it's cheaper than ever before. With recent advancements in technology and improved production methods, the cost of solar is coming into parity with the regular cost of electricity. Add in the various state and federal tax rebates and incentives and you could recoup the installation cost within months - then start making money by feeding excess electricity back to the grid!
Here's a very rough and simple example, using my own latest utility bill.
Latest monthly kWh usage = 295
Desired result: 100% solar power
Required system size: 2.84 kW generation
Average sun radiance (Arlington, MA) = 4.31 kWh/meter squared per day - this is the average power the sun would generate for my location in about one day.
Based on very rough estimates from the solar power calculator at FindSolar.com, I would need at least 283 sq. ft. of roof surface covered in solar panels at an estimated $22,718 initial installation cost. BUT - after the Massachusetts and Federal tax rebates and other incentives, the final cost to me would be roughly $5,833!
You may think that still sounds expensive, but as a Massachusetts resident, consider this: $5,833 divided by my average monthly utility bill of $75 results in a payback period of roughly 78 months. Keep that number in mind, because here's the good part: Massachusetts residents can take advantage of the MassSAVE HEAT Loan program, which provides for a loan of up to $15,000 at 0% interest with a 7-year (84 month) payback period. Taking out a $5,833 loan at 0% interest and paying it back over 84 months would make your monthly payment just $69.00! Sure - it may only start off as a $6 monthly savings, but consider the good you'd be doing for the planet, reducing your carbon footprint and saving vital resources at the same time.
Also, consider the fact that utility rates will increase over time but the cost of the sun's rays won't. In that case, you'll inevitably save even more each month. Don't forget the increase in your property value - another $9,880 - $18,671! Finally, with the projected lifespan of today's solar equipment to be 15-20 years, you'll more than end up making money with your new solar-powered roof, whether or not you sell your property within that time frame!
For more information on solar power and a listing of some local Eastern Massachusetts solar vendors, visit my web site at CyberGreenRealty.com.
Energy Efficient Home Seminar Thursday, August 27, 2009 7:00pm - 9:00pm Qdoba Mexican Grill - Porter Square Cambridge 5 White Street - Porter Square Shopping Center, Cambridge, MA
How to Make Your Home Green And Save Some Green
Learn about Solar and Geothermal energy options!
Learn how the Energy Audit process works!
Learn about building or rehabbing a green home!
Learn how to finance it all!
Green homes use much less energy, fewer resources, and are healthier for families living in them. In fact, one of the top reasons cited by consumers for wanting to green their home is the desire to create a healthier environment for their families.
Come and enjoy FREE Mexican food and dessert while you learn something new!
Presenters:
Ben Mayer - Sunbug Solar, Inc.
Mike Duclos - Energy Efficiency Associates, Inc.
Kevin Loos - Boston Green Building, Inc.
Jeff Chin - Independent Mortgage, Inc.
FREE! But please register ahead of time so we know how many to expect. Registration is easy! Thanks!
Homeowners: Before putting your home on the market, you have a great opportunity to make some energy efficient improvements, increase the value of your home, and sell it faster in today's market as more and more people are looking for energy improvements in their home. Even if you're not thinking of selling your home right now, you'll benefit from the reduced energy costs and improved home comfort.
Home-Buyers: You can qualify for more home and a higher mortgage amount (without higher monthly payments!) by participating in an Energy Efficient Mortgage program. When you're looking at a home to buy, have an energy audit conducted at the time of home inspection and have the suggested energy-efficient improvements rolled in to your mortgage! Not only does this save you money from the very first month of ownership, but you continue saving money each and every month thereafter with reduced utility bills and greater home comfort.
Sponsored by: Tim Cahill, EcoBroker - RE/MAX Heritage and Cyber Green Realty
I've seen a couple of discussions on various group blogs about curb appeal and staging of a home prior to listing. I think we can all agree, these elements are of utmost importance when listing a home. However, I can't believe the number of pictures on the MLS I see with cluttered bedrooms, overgrown outdoor shrubbery, kitchens with dishes piled in the sink, etc. I just can't believe the agent even has the nerve to post these pictures.
But this leads me to my question - have you ever, or would you, decline to take a listing because the home owner refuses to follow your advice re: staging and curb appeal? How did you handle the situation? Did the homeowner come around and agree to follow your advice? I'd love to hear your stories!
In these swiftly changing times, it's hard to look at one month's worth of data and try to predict what's coming next. But if we look at three month's worth of data, usually considered a "trend," we begin to get a more clear picture of the direction of the market.
Here's what's happened with Single Family and Condo units in Arlington, MA from April 2009 through July 2009:
Total April Sales (in units): 27
Total July Sales (in units): 72
Avg. Days on Market in April: 77
Avg. Days on Market in July: 43
Avg. Sales price, April: $441,992
Avg. Sales price, July: $451,813
Sales Price/List Price Ratio, April: 98%
Sales Price/List Price Ratio, July: 99%
So what does this tell us? In short - the Arlington market is making a rebound. As you can sell, total number of sales increased 167% over the April to July period, while the average days on market fell by 56%. The average sales price increased by an overall 2% in the same period, while the SP:LP ratio increased to 99%, meaning the listing prices of homes are almost spot-on with market demand - so there's not much wiggle room for negotiating your price.
In short - NOW is a great time to buy while rates are still at historical lows, inventory is getting tighter and prices are starting to rebound.
Perhaps you've tired of me always writing about how you can improve your current home to be more energy efficient, or how you can improve a fixer-upper to be more energy efficient and eco-friendly, but what about buying something brand spanking new that's eco-friendly and perhaps even LEED or Energy Star-rated? With that in mind, I thought it's time to start highlighting some of the new green construction that's already available in the Arlington/Cambridge/Somerville areas. So today I'd like to draw your attention to 55 Endicott Ave. in Somerville, MA.
Built by GFC Development Corp., a leading 'green' real estate development and construction firm serving the Greater Boston area, "Endicott Green Residences" is a luxury, eco-friendly condominium located in the heart of Somerville. Less than a mile to Davis Square and easily accessible to public transportation, Endicott Green Residences represents a landmark building, and is the City's first 'green' luxury condominium.
Recipient of the 2009 Green Building of America Award, Endicott Green Residences is currently under review by the U.S. Green Council to receive Silver LEED certification. Upon approval, Endicott Green Residences will become one of only 30 homes in the City of Boston with this distinction! Imagine how proud you'd be to say you live in such a residence!
"With a lack of eco-friendly housing available in Somerville, we set out to create a cutting-edge, green design that was far from the boring 'box' structures associated with efficiency homes," said Charles Aggouras, president of GFC Development Corp. "We partnered with architectural firm MZO Group, who did an outstanding job of bringing innovative ideas to life. From the roofing to the walls, flooring and appliances, we have seamlessly integrated top-of-the-line brands, custom lighting, and all the fine touches to merge luxury living with sustainability. People will be amazed at how easy and low-maintenance 'green living' can be."
Endicott Green Residences was built with a total of three (3) units; currently two are for sale and one is under agreement. All units are approximately 1,500sq. ft., have 2 to 3 bedrooms with 2 baths, 2 dedicated parking spaces, and a roof deck or patio. Each unit is equipped with ENERGY STAR-rated, leading brand name appliances, 96% AFUE-sealed (Annual Fuel Utilization Efficiency) combustion boilers; professionally designed tiled baths by Geologica of Boston's acclaimed Design Center and lighting by the "Best of Boston" award-winner Lucia Lighting & Design.
Just look at how beautiful this condo is:
For more information on this condo or other green and eco-friendly living options, please visit my web site at CyberGreenRealty.com to search for homes for sale or condos for sale with energy efficient and eco-friendly features in Massachusetts.
I look forward to highlighting more eco-friendly housing options for you in my coming posts. There are more than you might think!
Maybe all my talk so far has convinced you it doesn't cost more to build energy-efficiently or install alternative methods of power generation, and now you're ready to make the big move to solar. If so, let me be the first to thank you for making that decision! Not only are you a true leader, but you're sure to be the next big topic of discussion in your neighborhood. But before you make the final choice on a solar installer, here are some key points to keep in mind as you meet with your local solar vendors:
Get the contractor’s license number. Once you find it, look it up. All U.S. states have a website to look up a contractor’s license and give you some background information on the contractor. This is key: your installer MUST have a contractor’s license, without question. For Massachusetts residents, you can check a contractor's license record at the Massachusetts Department of Public Safety license lookup site
Check the contractor's record with the Better Business Bureau. Not all contractors will have information on file with the BBB, but if there have been any complaints or unresolved warranty issues, they will most likely be listed here by previous customers. Eastern Massachusetts residents can check the local Better Business Bureau business listings here.
Does the contractor outsource their crew? This may not sound like a big issue, but it is. Some companies outsource their installations to other, often unqualified, sub-contractors. Remember, these contractors will be installing solar power, most likely while walking on your roof, drilling holes in your roof and making all sorts of electrical connections within your home. You need to be assured the contractors have been properly trained and certified, and if the crew is outsourced, you can't be sure of that.
Get Referrals. Ask for a list of the most recent three, four, or even five customers. Not every customer is willing to be a reference, though, even if the contractor did a great job. So don't be alarmed if the contractor can't give you the name of every customer s/he's ever worked with. But get a few names and phone numbers of recent customers, call them up and ask them if they were satisfied with the contractors work. Did the contractor meet their initial estimates? Was the work performed in a timely manner? Has the customer realized the expected savings with the new equipment? These are all valid questions to ask. You may also consider driving by the customer's home as well, just to check out how the installation looks from the outside.
Ask what brands of equipment the contractor uses. Not only does solar power involve the installation of solar panels, but you also need to have the proper A/C and D/C converter units installed (solar power produces DC current which needs to be converted to AC current to power things like your computer, lights, and washing machines). Like all other types of equipment, there's good quality and lesser quality (to be kind). Most solar equipment will not require a high level of maintenance, but be sure there is a warranty offered on the equipment and that the contractor stands behind the warranty claims.
Get a second quote. Not only will this help assure you that the quote being offered is reasonable, it also helps ensure cost competitiveness across installers. But don't select your contractor on price alone. The more expensive quote could be advantageous if that contractor uses better installation procedures, higher quality parts, or extends greater warranty coverage. In general within Massachusetts, the current average is roughly $8.60/KwH generated. So depending on the size of the system you're installing, a typical residential installation should cost between $16,000 and $50,000+ for a full passive heating and cooling system. Massachusetts residents can find a spreadsheet with information on the costs of recent solar installations in Massachusetts over the past several years, along with the applicable rebates the homeowners received, at the Massachusetts Technology Collaborative's web site.
Get a fixed date for installation to begin and end. Your contractor should have the work pretty much all figured out ahead of time and should be able to tell you how long installation will take and when they will be able to begin the work. A good contractor won't get thrown by a project overrun and should be able to plan accordingly for all contingencies. Be sure to ask the previous customers if the contractor finished their job on time as well (see Get Referrals above). You don't want to be starting an installation in central Massachusetts in late September only to have it held up past the first cold spell in October.
Get the warranty specifics for your equipment and save it in a safe place. Solar equipment lasts a LONG time and requires very little on-going maintenance, so chances are you'll forget the brand name and maybe even the installers name after 20 years, so you'll want to have this information handy in year 18 should anything go awry.
Don't forget your rebates! Most U.S. state have some form of rebate program, and if your state doesn't, your local utility company most likely does. Your contractor should be intimately familiar with all the available rebate programs and how to apply for them. A good contractor may even file the rebate requests on your behalf - it never hurts to ask them if they will! Check the Database of State Incentives for Renewables & Efficiency, funded by the U.S. Department of Energy, for a list of available rebates in your state.
Congratulations on taking the first steps toward energy independence! If you have more questions on solar power or other forms of alternative energy in the home, read my other blog posts or visit my web site at www.CyberGreenRealty.com for more information. You can also find a listing of Solar vendors in the Eastern Massachusetts region on my web site under the Eco Friendly Partners page.
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
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