CyberGreenRealty.Com's Blog

Do you hand out your business cards?

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Sun, 04 Oct 2009 22:12:43 -0500

I recently signed two new buyer clients and upon my asking them why they called me, they said I was the only one who handed out my business cards when they were attending one of my open houses. Even if it's not my listing, I bring along my cards and make them available next to the sign-up sheet and hand them out to people who say they aren't yet working with an agent.

I was very surprised by this. It seems to me it's one of the primary reasons for the non-listing agent to cover an open house (aside from selling the property). My clients said they attended five open houses that weekend and because I was the only one who spoke with them and gave them my card, I'm the only one they remembered.

Thoughts?

--Tim

What you don't know can cost you!

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Tue, 29 Sep 2009 11:06:53 -0500

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.

For more information, check out the U.S. Department of Energy's Energy Efficiency and Renewable Energy page or visit my web site, CyberGreenRealty.com, for more information. Until next time, Peace! -TMC

Save Money with Energy Star

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Mon, 28 Sep 2009 14:29:42 -0500

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:

Green Life, Start a Green Living Now: A Green Living
Massachusetts Solar Power and Solar Energy Rebates: SolarPowerRocks.com
U.S. Department of Energy: Database of State Incentives for Renewables & Efficiency

Arlington MA Real Estate Update

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Fri, 11 Sep 2009 10:27:51 -0500

Week Ending 9/10/09

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!

-TMC

Cook with Gas, Save Some Dough!

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Wed, 09 Sep 2009 11:07:28 -0500

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!

Until next time, Peace!

-TMC

How to Spend $0 on Utility Bills

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Tue, 18 Aug 2009 11:41:00 -0500

Simple! Go solar!!

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.

Until next time, Peace!
-TMC

Energy Efficient Home Seminar

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Thu, 13 Aug 2009 14:50:19 -0500

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:

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

Would you refuse a listing?

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Tue, 11 Aug 2009 11:34:46 -0500

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!

--Tim

Arlington, MA Housing Sales Trends

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Sun, 09 Aug 2009 19:30:42 -0500

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.

So jump on in - the water's fine!

-TMC

Arlington, MA July Snapshot

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Sun, 09 Aug 2009 19:03:07 -0500

Overall listing prices for Condos and SFs in Arlington rose 2% in July over June. Inventory decreased by almost 8%. Good news for all!

Check Out the First Eco-Friendly, Luxury Condo Complex in Somerville, MA!

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Thu, 06 Aug 2009 18:28:42 -0500

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!

Until next time, Peace!

-TMC

Pick the right solar vendor, save more money!

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Wed, 29 Jul 2009 19:31:31 -0500

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.

Until next time, Peace!

-TMC

Bad Breath Indoors? Fret Not!

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Mon, 27 Jul 2009 10:25:34 -0500

I send out a quarterly newsletter to my favorite clients and I thought over the weekend, "Why not post it on here as well"? Each person who reads my posts and subscribes to my blog is also a valued client, so why shouldn't you also get the same benefit, right? So for your reading pleasure, and summer comfort, here's an article* I sent out in my Summer Quarterly newsletter this year. Enjoy! You can easily clean up bad indoor air quality at home with just a few lifestyle changes and adjustments in your air-quality management. According to the American Lung Association, here's how:

The best way to freshen air is to clean up the source of odors and ventilate, such as running bathroom exhaust fans. Run fans that exhaust to the outside, such as those in the kitchen or bath, or open windows and place window fans to blow air out. Add ventilation when you use household cleaning products indoors.
From cleansers to pet shampoos, some household cleaners leave behind harmful chemicals or give off gases that can irritate or harm your lungs. Read the small print on labels before purchasing any household chemical, including health and beauty products and air "fresheners." If the product has an Environmental Protection Agency (EPA) number, the product is classified as a pesticide. But that doesn't mean it's safe. Labels like "organic" and "natural" do not mean a product is safe for everyone either.
Don't be so quick to turn off exhaust fans in the bathroom or kitchen. They help remove both moisture and air pollutants. Install a quiet, low-energy model. The air inside your home, where you spend up to 95% of your time, can be two to five times more polluted than air outdoors.
Change the way you clean. Dust mites are everywhere and they trigger allergic reactions ranging from sneezing to asthma attacks. A central vacuum cleaner vented to the outdoors is best, but a vacuum cleaner with a micro filter bag or High Efficiency Particulate Air (HEPA) filter will also help remove allergens. If the "yuck" factor motivates you, consider this - dust mites feed on skin flakes. Yuck is right!
Hard-surfaced floors like wood, tile, or linoleum are easier to clean that carpeted floors. Real hardwood flooring is a better deal - when it comes to breathing easy - than engineered wood products used in flooring, which can contain volatile organic compounds (VOCs).
Damp mopping or using a damp cloth to clean hard surfaces at least once a week is a better approach than "dry dusting," which just stirs up the mites and other particles.
Relative humidity higher than 50% helps not only mold and dust mites thrive, but creepy cockroaches too! Another big Yuck!
If someone in your family has allergies or asthma, it's important to encase their mattress and pillows in dust-proof or allergen-impermeable covers and replace wool or feather-stuffed bedding materials with synthetic materials. Wool or feather-stuffed bedding attracts more dust mites than synthetics.
All combustion appliances that burn gas, oil or wood emit carbon monoxide and other dangerous gases. Properly installed appliances vent the fumes outside, but you should also have a carbon monoxide detector in your home and smoke alarms, installed as close to sleeping areas as possible. Remember, carbon monoxide alarms are now required in all Massachusetts' households and apartments.

Follow just a few of these simple steps and you, too, could be breathing easier this summer!

If you'd like to know more on this topic or other eco-friendly ideas related to real estate, housing, or the Massachusetts housing market, please visit my web site at CyberGreenRealty for more information.

Peace!

-TMC

Save Money by Buying an Eco-Friendly, Green Home

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Tue, 21 Jul 2009 15:10:53 -0500

I already knew this from my EcoBroker course and the research I've been doing, but now my (new) favorite channel, Planet Green, has show after show confirming it - you don't have to spend a lot more money in order to buy eco-friendly housing. If you're building anew or remodeling, follow the three R's - reuse, renovate, and recycle - and you'll spend maybe even less than your original budget to be eco- and energy-friendly. In both cases, you'll more than make up for it on the back-end with reduced utility bills, greater home comfort, and improved personal health.

Wanna do it? Wanna buy an eco-friendly home and reduce your ecological footprint? Here's how to go about it:

Shameless self-promotion first - hire a qualified real estate agent with a green designation, such as the Certified EcoBroker or NAR's GREEN designations. We're trained to help you deal with issues and find expert resources in areas such as indoor air quality, moisture/mold/mildew, asbestos removal, and we can even help you find lenders who are familiar with the extra mortgage features for energy-efficient homes that are available in the market today.
Next, if you're buying, go out and find a home you like. Your Realtor will be able to help you find all the homes in your area with the eco-friendly features that are important to you.
So now you've found the home you want to buy, or you want to rehab/remodel your current place, the first step in the formal process is to have an energy audit conducted. The audit will list, in priority order, what projects should be undertaken to make the home more energy-efficient. You can find a list of qualified home energy raters at the Residential Energy Services Network (RESNET) web site.
Follow the recommendations as outlined in the energy audit - be sure to have professionally trained contractors perform the work where necessary (such as asbestos removal). Even something as simple as using low VOC (volatile organic compounds) paints can help make your home greener by eliminating many of the chemicals emitted from standard paint.
If the work has required the use of contractors, they will be paid by the mortgage company out of the escrow funds your lender setup when you got an Energy Efficient mortgage. What? Don't know about EEMs? See my previous blog post for more info.
If your plans from the audit didn't include solar, geothermal, or wind power, you can still take advantage of green power by switching your electricty source with your local provider. Just call your provider and tell them you want to buy a portion or all of your electricity from green sources. They can give you all the details when you call.
If you did install any of the alternative power methods noted in #6, also be sure to check with your state for appropriate rebates and incentives. You can find a database of the state rebates and incentives at the DSIRE web site.
After all those inside improvements, it's time to look outside to see what you can do - try some landscaping to help with natural heating and cooling patterns of the seasons. Deciduous trees (those that lose their leaves in the fall) are best planted along the southern side of the home - this way they provide shade from the heat in the summer and they allow the sun in during the winter to add some heat to the home. Plant firs and pines to the north-northeast to act as windbreaks, especially during those winter nor'easters we're all familiar with (most of us anyway).
Don't forget some composting or even water reclamation. In my hometown of Arlington, MA, the town annually sells blue rainwater barrels for homeowners to use to collect the rain, which is then used for watering gardens, washing cars, etc.

Ha! I'll bet you thought I might end with a "Top 10" list here, but I like to be unconventional and will stop at #9.

But where's the money savings? First, your utility bills will be reduced, keeping more money in your pocket every month. Next, many energy improvements are eligible for federal and state tax incentives or rebates. For example - in Massachusetts, the portion of land on which a solar array or wind turbine is located is not subject to state property tax for 20 YEARS after installation! Imagine covering your backyard with solar panels and not paying any tax on your yard! Well, don't imagine that maybe - your neighbors wouldn't like you and you'd never be able to have a cookout. But you get the idea.

See? Not so hard after all, is it? For more ideas and links to Eco-Friendly partners in the Boston/Cambridge/Arlington Massachusetts area, visit my web site at CyberGreenRealty.com.

Until next time, Peace!

-TMC

First-time Homebuyer Energy Efficient Seminar in Somerville MA

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Fri, 17 Jul 2009 16:10:41 -0500

Hi,

I'm trying to gauge the interest level of first-time homebuyers who would be interested in attending an event, possibly in Davis Square Somerville sometime in the beginning of September, for first-time and other homebuyers who are in currently searching the real estate market and thinking about upgrading their future purchase to an energy-efficient, more comfortable home.

I plan on having a solar installation vendor, a home energy rating inspector, a radon/air quality inspector, and a lending representative with knowledge of green financing options present, each giving a 15-20 minute overview of their services.

If you would be interested in attending such an event, please let me know by sending me an email to tim.cahill@remax.net or sending me a comment on here.

In the interest of disclosure, I am a Certified EcoBroker real estate agent and you may wish to check out my web site at: www.CyberGreenRealty.com

Thanks for reading!

--Tim Cahill

New Green Real Estate site launch

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Fri, 17 Jul 2009 12:20:36 -0500

I'm proud to announce a new look to my web site, courtesy of Agent Image web site designs. My new site can be found at: CyberGreenRealty.com

If you have any green suggestions for features or information you think I should include, please don't hesitate to let me know! I'm open to all feedback and suggestions!

Thanks for taking the time to check it out.

House of Horrors - The Day the Mold Spores Spread

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Tue, 14 Jul 2009 11:19:10 -0500

I recently toured a home wherein the listing agent referred to the basement as having "slight discoloration" from water damage. Of course, this is a bank-owned property so I took it with a grain of salt, expecting more than just some discoloration. Particularly after learning the house had been empty all winter and the pipes had burst in the first-floor kitchen, I knew there had to be more than just "discoloration." I informed my buyer, who's looking for a "good-deal fixer-upper," and off we went to view the property.

Let's start by saying this listing agent should have her license revoked - there wasn't just "discoloration," there was mold EVERYWHERE in the basement! It was like entering a house of horrors and all the walls were fuzzy with living organisms. This wasn't just white or green mold either - this was thick, black mold on the doors, walls, windows, furnace, water heater, everywhere. It kinda looked toxic and I thought, "Man, they should be handing out gas masks to people before coming down here." And I don't think it was just a coincidence that my eyes were itchy and watery the rest of the evening.

I tell this story not to gross people out (though that's always fun to do, too!), but to bring up the topic of mold and how every house actually has mold in it - but it's a matter of keeping moisture under control and not allowing the mold spores a chance to land in a moist spot and grow. There are many types of mold, but none will grow without moisture present.

Some mold basics:

Every house has mold; it's a matter of controlling the moisture level in your home.
Molds have the potential to cause health problems - allergic reactions are common.
Molds produce allergens, irritants, and in some cases toxic substances (mycotoxins).
You can never totally eliminate mold spores from your home, but you can keep them from growing by controlling the source of their growth - moisture.

How to get rid of mold:

First and foremost, you must address the moisture problem; if you don't, the mold will return.
If the area with mold is less than a 10x10 foot space, you can usually clean the mold up yourself.
If the area with mold is larger than a 10x10 foot area (such as in the house referenced above), you should hire a professional contractor with experience in mold remediation to perform the job.
If you also suspect mold may be contaminating the ventilation system, you should also have an HVAC professional investigate. In the meantime, do NOT turn on the ventilation system as that will cause more mold spores to be spread throughout the home.
If carpet, ceiling tiles or other porous types of material have mold growing on them, they may need to be thrown away, as mold fills in crevices and empty spaces and you'll never be able to get rid of all of it.
Avoid exposing yourself and others to mold
Do not just paint over moldy surfaces - the paint will eventually crack and peel

If you decide to do the cleanup yourself, be sure to wear a mask, gloves, and eye protection, preferably without ventilation holes. Scrape the mold off any hard surfaces, then clean and dry the area thoroughly. As mentioned above, porous materials may need to be tossed (unfortunately, no reuse or recycle here!). If you have furniture, sentimental or valuable items that have been affected by mold, consult a local furniture or other type of restoration professional who is familiar in restoring items damaged by mold or water.

For more information, refer to the Environmental Protection Agency's pamphlet on mold, which can be found at the EPA's web site. You may also call the toll-free EPA hotline at (800) 438-4318 for a free copy of the pamphlet. If you live in the Massachusetts area, feel free to check my CyberGreenRealty.com web site for some local eco-friendly partners who may also be able to help you.

Until next time, Peace!

-TMC

Have you seen the new TV channel?

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Mon, 13 Jul 2009 11:51:22 -0500

Called Green Planet? What's your favorite show?

So far, I'm enjoying Renovation Nation on Friday night's and The World's Coolest Green Homes, which is on a different times. Do you have a favorite you'd like to share?

-Tim

Acton, MA Makes #16 in U.S. Best Places to Live

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Mon, 13 Jul 2009 11:32:47 -0500

CNN's Money magazine will have its annual rankings in the August 2009 issue. Acton, MA makes number 16! Read more here:

http://money.cnn.com/magazines/moneymag/bplive/2009/snapshots/CS2500380.html

Two Recycling Events for Arlington MA This Saturday, July 18, 2009

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Mon, 13 Jul 2009 08:54:32 -0500

I wanted to pass this information along to my fellow Arlington, MA and surrounding area residents. I've copied it from the Town of Arlington's email notice I got this morning:

Two Recycling Collections in Lexington This Saturday, July 18:

Free e-Waste Collection, 9AM-3PM, Lexington High School

The Town of Lexington, in conjunction with Metech, is sponsoring a free household electronics recycling event on Saturday, July 18, between 9AM and 3PM at Lexington High School. The event is open to the general public, including Arlington residents, and no appointments are needed. All electronic items are accepted except major appliances, dehumidifiers, and air conditioners. Please note, contrary to our last message, microwaves are accepted. Metech is also offering electronics collections for non-profits until the end of August. For a complete list of acceptable items and more information please visit arlingtonma.gov/recycle.

Household Hazardous Waste Collection, 9AM-2PM, Minuteman Facility

The next collection is Saturday, July 18th, from 9 a.m. to 2 p.m. at the Minuteman Hazardous Waste Facility located at 60 Hartwell Avenue in Lexington. Proof of residency will be required to drop off any household hazardous waste. A list of what is considered household hazardous waste and future 2009 collection dates can be found online at arlingtonma.gov/recycle.

Remember - Reduce, Reuse, Recycle!

--Tim

Solar too tech or expensive for you? Did you know you could still use green power?

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Fri, 10 Jul 2009 22:17:47 -0500

I'm slightly off-focus in this entry, wanting to talk about purchasing green power as opposed to the more activity-oriented approaches upon which I've been writing. And since I just signed up for this myself today, I can attest to the ease with which you can make the switch yourself to clean energy.

Let's look at some of the reasons people don't go with clean energy already:

Sometimes homeowners are unwilling to make the technological leap and be one of the first to try out a "new" technology (even though solar has been available for decades).
For others, it's still too cost-prohibitive to have the necessary audits and evaluations done, or they just think it's too complicated to install an active or passive solar system or a geothermal pump (well, I'll give them the pump thing...).
And let's not forget renters - I have yet to hear of a landlord allowing a renter to install solar panels on the roof and have the hot water heater converted to an on-demand heater connected directly to the panels!

Now let's see what people find so attractive about clean energy:

Reduction in air pollution
A chance to reduce your carbon footprint
No radioactive waste is produced, nor is the earth mined or drilled
You are contributing to environmental awareness and doing your part to help the planet

To allow consumers the opportunity to purchase green power, the EPA has partnered with utility companies across the nation as part of the Green Power Partnership. Depending on your utility company, the alternative forms of enery will vary, from solar to wind to water and biomass (methane gas recapture).

How it works is pretty simple, with a small cost attached. Follow these steps:

Go to the Green Power Locator on the US EPA web site, click on your state and find your local utility company.
Call and tell your utility company you want to enroll in the clean energy program and tell them the percentage of green electricity you'd like to purchase - it can range from 25% - 100%.
Depending on the percentage of green power you elect, your per kWh will be increased. For example, with NSTAR in Massachusetts, if you elect 50% to be clean energy, you would pay an additional 0.837 cents per kWh. If you choose to have 100% clean energy, your rate would increase by 1.396 cents per kWh.
The alternative energy is then purchased directly by the utility company via the regional grid (in NSTAR's case, they purchase wind power from the Maple Ridge Wind Farm in upstate New York, which connects to the New England grid).

Why does it cost more? Because, at present, it still costs more per kWh for clean energy providers to produce the power. However, as the technology improves, more competitors enter the market, and more people demand cleaner energy alternatives, the prices will eventually come down.

So if you can't invest in alternative power sources right now, why not consider purchasing at least a portion of your electricty from cleaner sources? You'll feel SO good knowing you're doing something to help the planet!

Until next time, Peace!

-TMC

EcoBrokers! Have You Organized an Energy-Efficient First-Time Homebuyers Seminar?

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Thu, 09 Jul 2009 16:38:58 -0500

I'm going to be putting one together for the Middlesex County region here in MA and am wondering if there are any other EcoBrokers out there who've already done this and would like to share their tips on how they advertised, etc.

I'm planning on having a Home Energy Rating Inspector, a Solar Vendor, a Home/Radon Inspector, and a Green lender on hand for the seminar. What's your feedback on that kind of lineup? Do you think potential homebuyers would be interested?

Would LOVE to hear your suggestions! Thanks!

--Tim

Using a 203(k) Loan and Making Energy Efficient Improvements

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Wed, 08 Jul 2009 23:08:40 -0500

For some reason, I’ve been attracting a lot of buyers interested in finding a rehab property lately. Perhaps it’s because there are so many foreclosures on the market now, it’s the prevalent type of property to grab at a good price. I’m surprised, though, at the number of people who aren’t familiar with the 203(k) Rehabilitation Mortgage program, available through the U.S. Department of Housing and Urban Development (HUD). Combining this program with making energy-efficient improvements can also qualify you for many federal and state tax incentives as well!

Here are just a few details on the program:

203(k) mortgages can be used for both single family purchases as well as condos. However, there are certain restrictions regarding the condo loans, including the requirement that it be owner-occupied or be a non-profit owner.
The loans are available for buildings with up to 4 units.
Mixed-use buildings are eligible, but the mortgage can only be used for rehab to the residential portion of the building.
Can an investor get a 203(k) Mortgage? No.
Can a first-time homebuyer get a 203(k) Mortgage? Absolutely!
Can a 203(k) Mortgage be used to convert a single family or two-family into two or more units? Yes – but it can not exceed the maximum of 4 units.
Is there a minimum loan amount? Yes – $5,000 is the minimum loan amount you can get.
What is the time frame for construction requirements? Work must begin within 30 days of the signing of the Agreement and must not continue more than 6 months beyond the first date of construction.

These are just some of the highlights of the 203(k) Mortgage Rehab program. For more information, visit the HUD’s web site and their detailed Q & A section on the program. As always, my web site at CyberGreenRealty.com has more information on energy efficient improvements and other programs that may help qualify you for a higher mortgage.

Until next time, Peace!

-TMC

What is a 203(k) Loan and How Can It Help You?

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Wed, 08 Jul 2009 23:01:04 -0500

Here are just a few details on the program:

203(k) mortgages can be used for both single family purchases as well as condos. However, there are certain restrictions regarding the condo loans, including the requirement that it be owner-occupied or be a non-profit owner.
The loans are available for buildings with up to 4 units.
Mixed-use buildings are eligible, but the mortgage can only be used for rehab to the residential portion of the building.
Can an investor get a 203(k) Mortgage? No.
Can a first-time homebuyer get a 203(k) Mortgage? Absolutely!
Can a 203(k) Mortgage be used to convert a single family or two-family into two or more units? Yes – but it can not exceed the maximum of 4 units.
Is there a minimum loan amount? Yes – $5,000 is the minimum loan amount you can get.
What is the time frame for construction requirements? Work must begin within 30 days of the signing of the Agreement and must not continue more than 6 months beyond the first date of construction.

Until next time, Peace!

-TMC

When it comes to solar, are you passive?

Tim Cahill MBA, EcoBroker (Avenue 3 Real Estate) — Sun, 05 Jul 2009 22:01:58 -0500

A passive solar home means there are no moving parts or equipment that need to be maintained. Being "passive" means just that - it's all about how your house "lays" there and absorbs or reflects heat.

Heat naturally moves from a warmer material to a cooler material until there is no temperature difference between the two materials. Passive solar homes take advantage of this property to distribute heat in the winter and to deflect heat away from surfaces in the summertime.

Direct heat gain is the simplest passive type of solar system, as it relies only on sun entering through a collector of some sort (such as a large south-facing window with a glazing material of transparent or translucent glass), and being absorbed by a darker material, such as a masonry floor. The floor acts as the "thermal mass" and absorbs the heat during the day. At night, as the floor cools, the heat is radiated back into the room as heat.

Some people use water-filled containers to absorb the heat, as water stores twice as much heat as masonry material. However, these types of systems need to be carefully designed and placed, as the structural support required is high.

In the summertime, if the home has been designed and oriented properly, with appropriate roof overhangs, awnings, or shutters, the sun does not enter through the windows and no heat is absorbed. Think of how the sun is aligned in the winter and summer and this will make sense. In the winter, the sun hits us from a much sharper southern angle. That allows more of the sun into our windows in the winter. In the summer, the sun is higher in the sky and shines down more directly. The sun can therefore be blocked with larger roof overhangs, window awnings, shutters, and even trellises with blooming vines.

An indirect heat gain system is more complex, as it involves installing the thermal storage medium (the thermal mass) in between the south-facing windows and the living areas. In this type of setup, a Trombe wall is installed which consists of an 8-16 inch-thick masonary wall on the south side of the house. A single or double layer of glass is mounted about 1 inch or less in front of the wall's surface. Solar heat is then absorbed by the wall's dark-colored surface and stored in the wall's thermal mass, where it begins to radiate into the house. Because the transfer of heat takes a lot longer, the heat doesn't begin to radiate into the living spaces until the sun has set. It typically will take about 8 hours for the heat to radiate into the home, so this system is very affective in winter-time heating. And as with the direct heat gain method, proper use of roof overhangs, shutters, and trellises will eliminate the summer-time heat gain.

For more information on designing a passive solar heat system for your home, see the Energy Savers web site, part of the U.S. Department of Energy's web site.

If you live in the Massachusetts area, be sure to check my web site at CyberGreenRealty.com for local solar vendors and others who can help you get as "active" or "passive" as you want!

Until next time. Peace!

-TMC