What does Green Building mean?  Green Building, also known as sustainable building, is essentially the use of design and construction methods and materials that are resource efficient.  It takes into account the relationship between the health of our built environments, the health of our natural environment, and our own health, ensuring that our actions and decisions today do not inhibit the opportunities of future generations.

Why Build Green?  The built environment has a profound impact on our natural environment, economy, health and productivity. In the United States, buildings account for: 36% of total energy use, 65% of electricity consumption, 30% of greenhouse gas emissions, 30% of raw materials use, 30% of waste output (136 million tons annually) and 12% of potable water consumption.  Breakthroughs in building science, technology and operations are available to those who want to build green and maximize both economic and environmental performance.  The environmental benefits enhance and protect ecosystems and biodiversity, improve air and water quality, reduce solid waste and conserve natural resources.  Economic benefits reduce operating costs, enhance asset value and profits and optimize life-cycle economic performance.  Health and community benefits, improve air, thermal and acoustic environments, enhance occupant comfort and health, minimize strain on local infrastructure and contribute to overall quality of life.

Does a green home cost more to build?  Green Homes typically do cost slightly more to build.  As technology and public awareness has increased, the cost for "green" building products have seen sharp declines do to product demand.  This has made the average "green" built home 5 to 7% more than traditional stick built homes on average. 

If I build green, don't I get a really strange looking house?  No, "green" building awareness has come a long way in the last twenty years.  "Green" homes are virtually indistinguishable from other well-built homes except in the energy bill.

Is there a standard for "green" built homes?  There are standards used in construction of "green" homes but to what extent these practices are put in place varies greatly.  There are levels of "green" from energy efficiency to organic approaches.  EcoBrokers® can help you decipher the type of home construction and at what level "green" the home may be.  It is based on a case by case determination; no two homes will be alike.

Does it take longer to build a "green" home?  Depending on the level of green, it takes no more time to build a "green" home.  However, homes that are organic in nature and are designed to be off the grid homes, meaning they produce their own energy, water sources and manage waste, can add significant time to the build. 

Are there Tax Credits for owning a "green" home?  For the actual home owner there are currently no tax credits available.  Builders who are not the primary resident and built the home with the intention to sell can receive a tax credit.  Home owners building their own home are not eligible for this tax credit.

How does owning a "green" home benefit me?  While a "green" home has several benefits we need to take a look at the main reasons a "green" built home benefits the owner.  These include but are not limited to: added comfort, improved indoor air quality, greater resale value, and cost savings.

How does a "green" home differ from any other home when it comes to comfort?  Fundamentally, a green home is a better home.   A green home is a home that is designed and built to deliver exceptional performance in all of the following areas:  Health and safety, durability, energy efficiency, water efficiency and environmentally responsible use of materials and land.  This means less effort to maintain the home and land giving you more time to relax and enjoy the features of the home. 

Why is indoor air quality a concern?  All of us face a variety of risks to our health as we go about our day-to-day lives. Driving in cars, flying in planes, engaging in recreational activities, and being exposed to environmental pollutants all pose varying degrees of risk. Some risks are simply unavoidable. Some we choose to accept because to do otherwise would restrict our ability to lead our lives the way we want. And some are risks we might decide to avoid if we had the opportunity to make informed choices. Indoor air pollution is one risk that you can do something about.

In the last several years, a growing body of scientific evidence has indicated that the air within homes and other buildings can be more seriously polluted than the outdoor air in even the largest and most industrialized cities. Other research indicates that people spend approximately 90 percent of their time indoors. Thus, for many people, the risks to health may be greater due to exposure to air pollution indoors than outdoors.

In addition, people who may be exposed to indoor air pollutants for the longest periods of time are often those most susceptible to the effects of indoor air pollution. Such groups include the young, the elderly, and the chronically ill, especially those suffering from respiratory or cardiovascular disease.

IAQ in the home is influenced by whether the building is properly designed, constructed, and ventilated. In terms of IAQ, watching out for source pollutants is also very important. The good news is there are a number of options available to your buyers and sellers who are concerned about existing indoor air quality and wish to improve IAQ.  The EPA offers free information to help new home owners make good decisions when choosing there new home.  Please visit: http://www.epa.gov/iaq/pubs/insidest.html for more information on IAQ.

Can I expect to save on my monthly utility bills?  Utility bills can significantly be reduced through "green" building and existing home energy efficient renovations.  The first step in determining savings is to have a Home Energy Rating audit performed.  A home energy rating system or HERS report is similar to the miles-per-gallon rating on a car.  HERS are programs which provide evaluations of individual homes energy efficiency.  A HERS report is prepared by a trained Energy Rater.  Factors such as insulation, appliance efficiencies, window types, local climate, and utility rates are used to rate the home and calculate energy costs.

A home energy rating involves an analysis of a home's construction plans and onsite inspections. Based on the home's plans, the Home Energy Rater uses an energy efficiency software package to perform an energy analysis of the home's design. This analysis yields a projected, pre-construction HERS Index. Upon completion of the plan review, the rater will work with the builder to identify the energy efficiency improvements needed to ensure the house will meet ENERGY STAR performance guidelines. The rater then conducts onsite inspections, typically including a blower door test (to test the leakiness of the house) and a duct test (to test the leakiness of the ducts). Results of these tests, along with inputs derived from the plan review, are used to generate the HERS Index score for the home.

Each home existing or new has different features and plans.  The climate, the positioning of the home, the type of utilities all determines the efficiency of the home.  Therefore it is not possible to say exactly what savings can be achieved prior to having a HERS audit.  Just like hybrid cars the initial costs of energy efficient homes start with a higher price tag however the home will cost less to own, the savings out weigh the cost.

HERS can also be used by sellers to help prospective buyers more readily visualize the cost-effective improvements that can be made to a property (a fixer-upper for example).  A pre-listing energy rating can be used to illustrate the potential savings measures, and a good faith estimate including an energy-efficient mortgage can be used to illustrate the manageability of the financing.

What is ENERGY STAR?  ENERGY STAR is a government supported program designed to help protect and sustain our environment. The US Environmental Protection Agency (EPA) introduced the ENERGY STAR program in 1992 as a means for providing a healthier environment for future generations, and reducing pollutants emitted into the atmosphere. In 1996, through a partnership with the US Department of Energy, appliances, lighting, and office equipment were developed with ENERGY STAR label. Today, there are over 40 ENERGY STAR product lines to help make your home as environmentally friendly as possible.  www.northwestenergystar.com

Why is ENERGY STAR important to me?  ENERGY STAR qualified homes are designed, built, and performance tested to provide enhanced comfort, healthier indoor air, energy savings, and a better future. These homes are at least 15% more efficient than a typical home.

How does a home become ENERGY STAR certified?  An independent, third-party verifies the home to be at least 15% more efficient than a standard home built to state energy code. These savings are based on heating, cooling, and hot water energy use and are typically achieved through a combination of: building envelope upgrades, high performance windows, controlled air infiltration, upgraded heating and air conditioning systems, tight duct systems and upgraded water-heating equipment.

How will I know if a home is certified as ENERGY STAR?  Look for the ENERGY STAR label, which should be prominently displayed on the circuit breaker box. You can also ask your builder for the home's ENERGY STAR certificate. This optional certificate indicates that the home has been verified to meet EPA's ENERGY STAR qualified new homes performance guidelines.

Does a "green" home have a higher resale value?  The answer is yes, but.  A "green" home is energy efficient and therefore can qualify for Energy Efficient Mortgages that typically allow the energy savings to be considered in the overall value of the home.  Most EEM's allow the lender to stretch debt-to-income qualifying ratios to allow a larger loan for a house that is already energy efficient.  There are two buts to this, one is that EEM's require the HERS to be preformed and typically the buyer pays for this.  While sometimes the HERS will be financed as part of the mortgage, it is an expense typically covered initially by the buyer who also has to pay for inspections and often contributes to closing fees.  For the first time home buyer this can stretch an already tight budget.  The other but is it is a good investment regardless; in that one qualifying for an EEM can save buyers hundreds of dollars each year, and two it helps you to budget the costs of owning that particular home.

The resale value of an energy efficient or "green" home also can be affected by the real estate market and the Realtor® you choose to work with.  Working with a Certified EcoBroker® is a good decision.  An EcoBroker® understands the issues that drive the current market, and how to market your property for the best price.  Working with your local EcoBroker® insures you are working with someone who can highlight these attributes and their value getting the most from your home or property sale.

Can I purchase a home and make it "green"?  The answer is yes.  Recycling existing homes means less environmental impact, and with simple changes your recycled home can be an energy efficient home that incorporates as many "green" upgrades as you wish to invest in.  Your EcoBroker® can help direct you to professional services that are committed to sustainable design.

How do I determine what needs to be done and/or qualifies for a "green" upgrade?  As discussed earlier, this depends on what your goal is.  If you want to just improve your comfort, subtle changes can be made that will impact comfort levels and costs.  Simple changes like switching out incandescent lights for compact fluorescent lights can save hundreds of dollars a year.  To qualify for an energy efficient mortgage a HERS will need to be preformed to determine what extent of renovations need be made.

A HERS can cost anywhere from $300 to around $700 or more depending on the extent of the tests.  A new home construction recently audited cost the builder $575.  HERS start from a base price and then are increased according to processes performed, certification required, square footage and time.

Can I finance a "green" upgrade into my mortgage?  Yes, in most cases Energy Efficient Mortgage providers allow for the cost of energy efficient upgrades to be included, this is typically called an Energy Improvement Mortgage and can be a new mortgage or a refinance loan.  A Certified EcoBroker® can help you locate mortgage companies offering EEM's.  Due diligence by the purchaser is required here to fully understand the specific terms and conditions of the mortgage.

How do I find "green" homes to look at?  EcoBrokers® are licensed Realtors® who care about the environment and want to promote energy-efficient and "green" features in homes.  Certified EcoBrokers® meet buyer and seller demand for real estate professionals with a real understanding of the issues that drive current market decisions.  You can go on-line to http://www.ecobroker.com/ to search for the EcoBroker close to you.  Another way to find EcoBrokers® that can best meet your needs is to ask your local association of Realtors®. 

Are there "green" home builders I can focus on in my search?  Traverse City Michigan and the surrounding communities have several Energy Star builders and "green" home contractors to choose from.  Your local Home Builders Association and your local EcoBroker® can help you locate these builders in your area.

Where can I find out more about "green" homes on the web?  Refer to the local resources for more information and web sites containing information on energy-efficient and "green" homes.

http://www.ecobroker.com/ Click on links for a list of "green" and energy efficient information sites.

http://www.pueblo.gsa.gov/

http://www.energystar.gov/

http://www.eeba.org/index.html

http://www.energy.gov/

http://www.usgbc.org/DisplayPage.aspx?CategoryID=19

http://www.nahb.org/