What is an ENERGY STAR Home?
ENERGY STAR Home Features Overview

Better for your pocketbook..
ENERGY STAR homes are at least 15% more efficient than code-built new homes, making them some of the most energy efficient homes on the market today. By using less energy, ENERGY STAR homes cost less to operate, which means more money in your wallet month after month. Combined with potential higher resale values, ENERGY STAR homes represent a smart investment.

Better heating and cooling.
Enjoy a home with even temperatures throughout the year. Tightly-sealed ductwork, high-performance windows and properly installed insulation make your home more comfortable.

Better for the environment.
The energy used by American homes accounts for 20% of total U.S. carbon dioxide (CO2) emissions. ENERGY STAR certified homes perform better than standard code-built homes and require less energy for heating, cooling and hot water. This amounts to reduced air pollution and a healthier environment for everyone.

Better for you.
ENERGY STAR Homes have Healthier indoor air, as performance-tested ductwork keeps the air inside your home clean by reducing the possibility of drawing unwanted air from your home's attic, basement, crawl spaces and garage.

Your builder is building for you if they are building ENERGY STAR Certified Homes.

To learn more about what makes a home an ENERGY STAR Home, visit our ENERGY STAR Home Features Overview section.

ENERGY STAR Home Features Overview

What is an ENERGY STAR Home?

Builders who choose to build ENERGY STAR® homes use the "house as a system" approach. The interaction of all systems in the home is considered during planning and construction, including heating and cooling, windows, doors, insulation, appliances and lighting, resulting in a high quality home that will save energy and money.

The following technical information explains the key components that make a home an ENERGY STAR Home.

Sealed Duct System
Did you know up to 30% of energy loss in the average code-built new home is attributed to leaky duct systems? Poorly installed ductwork increases a home's energy use, causes discomfort and may compromise indoor air quality. ENERGY STAR qualified homes are planned and built using sealed duct systems, and then tested to assure optimal performance.

With Capital Home Builders ENERGY STAR Homes, duct sealing during the construction process will ensure that the air you pay to be heated or cooled is delivered to the living areas of your home. Performance testing of the duct system provides proof that the system works as designed.

Duct sealing and performance testing are required in every home to meet the Northwest ENERGY STAR Home certification requirements to receive the ENERGY STAR label.

High Performance Heating & Cooling Systems
High performance heating and cooling systems can reduce your heating and cooling energy costs by up to 30%. Choosing ENERGY STAR qualified equipment is just the first step. To achieve the full value and efficiency of the heating and cooling system, all components must be properly installed and tested. The distribution of heated and cooled air through the duct system must be addressed, as well as the equipment.

Correct design and sizing of heating and cooling systems is important for achieving maximum comfort and energy savings. An oversized system results in poor equipment performance with frequent stops and starts.
In every ENERGY STAR qualified home, the components of the heating and cooling system are tested by certified technicians for assured performance. This includes performance testing of duct systems and heat pumps.

Efficient Appliances & Lighting
ENERGY STAR qualified products deliver performance and the newest technology, resulting in significant energy savings. Qualified appliances and lighting reduce energy bills without sacrificing features, style or comfort. New homes that have earned the ENERGY STAR label feature qualified dishwashers, clothes washers, and ENERGY STAR compact fluorescent bulbs (CFL) and fixtures in at least half the sockets.

Appliances
Every ENERGY STAR home will include an ENERGY STAR qualified dishwasher, reducing your water heating costs by up to 20%. Additionally, every ENERGY STAR home will also include an ENERGY STAR qualified clothes washer, saving you up to 25 gallons of water per load and using 50% less energy than standard washers. For even more savings, upgrade to other ENERGY STAR qualified appliances.

Lighting
More than 20% of the electricity generated in the U.S. is used for lighting. Approximately half of this energy is wasted by lighting empty rooms or as heat produced by inefficient lamps. But it's easy to save money and energy with ENERGY STAR qualified light bulbs and fixtures. They meet strict energy efficiency and quality specifications, using up to 75% less energy and lasting up to 10 times longer than standard incandescent bulbs

Make your home even more energy efficient by looking for the ENERGY STAR label when shopping for home electronics, office equipment, and heating and cooling products such as programmable thermostats.

Better Insulation, Windows & Doors
The thermal shell of a house, also referred to as the building envelope, is the barrier created with windows, doors, insulated walls, ceilings, and floors. The thermal shell separates our living spaces from the cold of winter and the heat of summer, enclosing the "conditioned space" where we spend our time.

Insulation
Capital Home Builders ENERGY STAR Homes use high efficiency insulation to maximize your comfort and save on energy costs.

A variety of insulation products are available, including fiberglass batts, blown or damp-spray cellulose, and insulation that is integrated with the wall structure such as Insulated Concrete Forms (ICF) and Structural Insulated Panels (SIP) Regardless of insulation type, increased efficiency levels of insulation, when properly installed, will save money and provide a more comfortable living space. Along with more comfortable temperatures, insulation provides a quieter space for improved quality of life.

Windows and Doors
ENERGY STAR qualified windows and high-performance doors meet the standard that discriminating homebuyers expect. Some of the benefits of high-performance windows and doors include:

• Increased comfort
• Reduced condensation
• Lower utility costs

Look for the ENERGY STAR label to identify the most efficient windows, skylights and doors. Also, try to buy products with the lowest "Res" U-factor.

Visit the Energy Star Website

• Have higher appraised value
• Qualify for Energy Efficient Mortgages and Tax Credits
• Are more durable and comfortable

 

 

 

 

Dual Agency is the process by which one real estate broker represents both the seller and the buyer in a transaction. It is legal in Georgia, provided it is fully disclosed and consented to by all parties. It is also of questionable ethics - at best! - and impossible to effect fairly in practice.

 

Buyers and sellers of real estate are often confused about the role of real estate agents, whom the agents represent and real estate agency relationships. Many states require that agents give buyers and sellers an agency disclosure form to sign.
This form is not an agreement; it is a disclosure. It disclosures the various natures of possible agency relationships, and it is important that you read it to be better prepared to select the type of agency relationship you want.

Buying agents who represent buyers are working in a single agency capacity as a buyer's agent. Seller's agents who represent sellers are working in a single agency capacity as a listing agent.
Agents who represent clients under single agency owe a fiduciary responsibility to the client. They cannot share confidential information with the other party or the other party's agent. Single agency agents must use care and due diligence to perform duties, disclose all material facts and be honest.

Buyer's agents and the buyer generally sign a buyer's broker agreement, which lays out the duties and obligations of the agent. In some states, if buyers do not sign a buyer's broker agreement with the agent, that agent does not represent the buyer but instead becomes a sub-agent of the seller. Sub-agents owe the same duties to the seller as the listing agent.
Seller's agents and the seller sign a listing agreement, which also lays out the duties and obligations of the agent. Listing agents and buyer's agents each owes the client loyalty, confidentiality and accountability.

Many agents work as buyer's agent with buyers and as a seller's agent with sellers. However, some agents work solely as exclusive buyer's agents and never, ever take a listing.

Dual Agency With Two Agents
Because all real estate agents are licensed under a real estate broker, it is possible to work with one agent who is licensed by the same broker as the listing agent. This situation creates a dual agency. The agents could work at separate offices and be strangers to each other, but since they are licensed by the broker, they are still operating under dual agency if one agent represents the buyer and the other represents the seller.

Starting out, an agent may have created an single agency relationship with the buyer, but when the buyer chooses a home listed by that agent's broker, the agent's relationship with the buyer changes. Not all single agents note the distinction. In the real world, most of these dual agents talk the talk of dual agency but continue to walk the walk of single-agency representation.
Dual agency must be agreed to in writing between the parties. Laws vary from state to state. In California, for example, exclusive buyer's broker agreements contain verbiage that allows dual agency, so most buyers don't realize their buyer's broker could be subject to dual agency. Only exclusive buyer's agents are never dual agents.

Dual Agency With Same Agent
A listing agent who also represents the buyer is a dual agent. Dual agents cannot operate in a fiduciary relationship with either party and must treat both sellers and buyers equally. They cannot share confidential information but they cannot give confidential advice.

A dual agent in California was sued by the seller because she told the buyer to ask for a carpet allowance from the seller. It is very difficult to obtain the highest and best price for the seller when the agent also represents the buyer. The dual agent cannot advise on home price nor terms nor negotiate on anyone's behalf.
 

Some buyers prefer to work solely with listing agents because they know the agent is receiving both ends of the commission, that is the listing commission and the buyer's agent commission. They feel the listing agent is motivated when a buyer makes a purchase offer to get that offer accepted. They might also ask the dual agent to further negotiate the real estate commission to increase the seller's profit on a low-ball offer.

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What is Dual Agency? A dual agent represents both buyer and seller in the same transaction. Although widely practiced, dual agency has come under increased scrutiny in the last few years for the following reasons:
 

1. Buyers Misperception Of Agent's Role

Dual agency is commonly misunderstood. Some buyers may unknowingly confide in an agent with the perception that the agent is working with them as a buyers' agent. In fact, the agent does not legally represent their best interest but is actually working as a seller subagent as required by cooperation agreements with the listing firm or agent.

1. Undisclosed, Unintentional Dual Agency

In dual agency, buyers are sometimes not aware that the agent working with them actually represents the seller as a subagent. This can lead to confusion. If the agent does not conduct him/ herself properly, their actions could mislead the buyer into thinking that the agent represents them. The agent must be very careful to not give the impression that he/she is working for the buyer. Improper conduct by the agent could result in the creation of undisclosed, unintentional dual agency.

In states that permit dual agency, a real estate agent (or firm) may not represent more than one party in the same transaction without the full knowledge and written consent of all parties.

Dual agency is most likely to occur when a buyer, represented by a buyer's agent, wants to purchase a property listed by that same agents' firm. A dual agent must carefully explain to each party that the agent and the agent's firm are also acting for the other party for whom they have the property listed.

 

1. Examples of Dual Agency

Agent A has a contract to sell Homeowner Bs' home and he also shows potential buyers the home. (He represents both buyer and seller).

 

In this situation, both seller and buyer must agree in writing to this arrangement. The agent must carefully represent each party. (It is difficult for the agent to try and help the seller obtain the highest possible price for their home AND try to help the buyer obtain the lowest amount possible.

 

Agent A desires to show a potential buyer one of his own firms' listings.

 

Under the firms' relationship with the seller, this too can be considered dual agency. The agent must disclose that the firm represents both seller and the buyer.

1. Practical Problems with Dual Agency

Buyers and sellers have conflicting interests - In a general sense, the real estate agent is obligated to serve the best interests of his or her principal. An agent representing both buyer and seller must be extremely careful to represent both equally and fairly. Under the common law of agency, if an agent chooses to represent both parties, this dual agency must be fully disclosed in writing and consensual by both parties.

 

Both parties lose "advocacy" for their best interests - By representing both client's (with conflicting interests), the agent cannot advocate or seek an advantage for either client. A dual agent must always remain neutral even if he/she has previously represented one of the parties exclusively and cannot show favoritism. Providing equal service to both clients may be practically difficult. Some states do not permit dual agency.

How does an agent handle personal information about a client? The dual agent may become aware of personal information that does not necessarily relate to the property but, if disclosed, could harm one party and benefit the another.

Example: Agent A lists commercial property for seller B with an offering price of $500,000. Seller B tells the agent that he is in need of cash and will take as low as $425,000 for a quick sale. In a morning staff meeting the next day at Agent A's firm, Agent A informs other agents of the buyers bottom line price and need to sell quick. Agent C (another agent with the firm) acquires a buyer who is interested in the property. (Agent A and C at this point become dual agents).

 

The above example creates a unique situation since under traditional agency law, Agent C must disclose the sellers bottom line. At the same time, the firm and selling agent are obligated legally to act in the best interest of seller B without disclosing personal information about the seller that might harm the sellers' bargaining position. One possible solution to the above dilemma is for the agent to include, in the dual agency contract, a provision that the dual agent cannot be liable to either party for refusing to disclose information the law does not require be disclosed and which could compromise (potentially harm) one party's bargaining position and benefit the other party.

1. Key Issues In Dual Agency

Courts vary in their interpretation of what is acceptable and not all states endorse dual agency. Primary issues in determining equitable treatment in dual agency include:

 

Did the agent provide timely disclosure of dual agency and were the potential consequences of dual agency sufficiently explained to both parties? Generally, both clients must provide "informed consent" meaning that not only do they consent but that they sufficiently understand the agency relationship.

Did the agent treat each party equally fair and comply with his/her duties required under the laws of agency? Most importantly, a dual agent cannot favor one party over the other. All the disclosures in the world will not relieve the Agents' liability if he/she advocates for one client at the expense of the other. It is not yet clear by the courts whether the loss of advocacy (in dual agency) results in a reduction of the agent's "duty" to the client. Proper explanation and advance authorization by all parties in the initial agency contract is the critical factor.

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 1. Discuss with the agent how he or she plans to be fair to both parties.

 

2. Talk with some of the agent's past clients where dual agency was performed. Ask whether the clients felt the agent treated them fairly throughout the entire process, if the agent fully explained his or her role early on in the process, and whether the clients would recommend this agent to a good friend.

3. Get comparable prices of homes in that neighborhood from another real estate firm to ensure the property is not overpriced. (Companies usually provide this information for free.)

 

Interviewing Realtors? Ask other Realtors if they can sign this Bill of Rights

 

Dual Agency - Who benefits?

 

When buying a home, avoid dual-agency

 

 Buying a Home in Thomasville, GA. or in any other part of the country always look at the square footage the home is being listed for then compare that with public records. it will save you much heartache.

At one time or another most homeowners need to figure out the square footage of their home, lot, or even a single room. Whether you're getting ready to sell, just want to know how much square footage you have, or are undertaking a home improvement project that requires you know how big any given area is, knowing how to calculate the square footage of an area (without a square foot calculator!), as well as the cubic feet of a space, is an important skill to master. When buying a new home you need add the square footage of heated and cooled area only the garage should not be included. If you are having a home built by a builder the total square footage of the set of plan is calculated in the price per square foot.

 

How to Calculate Square Footage:

This chore is about as it easy as it gets. If you're goal is to figure out the square footage of your home, the process is fairly straightforward. Of course, a web-based square foot calculator is capable of doing it for you, but even so, this is a good thing to know how to do on your own. It all boils down to basic math. If you are getting ready to sell your home, most realtors and appraisal companies measure from the outside, and include any area that is heated and used year-round. Don't count your garage into the equation, but other than that the basic formula includes measuring the width and length of each story of your home and multiplying them together. If you have a modest home running 60 feet long by 30 feet wide, you just need to multiply those two distances together. 30 x 60 = 1800 square feet. Don't forget to figure in walk-in pantries and heated, closed-in-porches, as they will add to the final figure. Sample on how to calculate home price per square foot., House $269,900 / 1733 sq.ft. = 155.74 per foot. This would be a sample of an over priced home! What are you really getting for the price?

Things You Should look out for when pricing Square Footage.

1) New flat light switches or 50 your old switches that cost .60 cents.

2) New Square Outlets or 50 year old round outlets? that cost .60 cents

3) Granite countertops throughout or Formica

4) Custom cabinets throughout or Standard cabinets

5) Wired for voice, data, video & Wireless throughout the home or Plain old looped telephone lines.

6) Two Cable T.V. outlet in each room or One cable T.V. outlet in each room. + $65.00 per run.

7) 1 - 14 Seer York Energy Efficient A/C $60/Month or A Minimum Code 1, 2 & 3 A/C units for one home at $400 to 500/Month bill. NOT Efficient at all.

8) Energy Star Certified Home or GREENWASHING

9) 4 Year appliance warranty or Not

10) Savings of more then 40% on utility bill or $300+ utility bill

11) Spray Foam Insulation or 30 year old Cellulose Insulation

12) Tankless Water Heater or A home with 1, 2 & 3  60gal. Water Heater (Always ask how many water heaters)

 

Not Looking To Sell?
While figuring out a square footage to put on the realty flyer is one of the primary reasons people seek out a square foot calculator, it certainly isn't the only reason. If you're tiling, buying hardwood for a floor, or painting your living room, you need to know exactly how much square footage you're dealing with so you purchase the appropriate amount of materials. Measuring from the outside isn't going to cut it. In this instance, make careful measurements of the room you're planning to remodel. A square foot calculator is helpful, but really unnecessary here, too. Measure how wide the room is, along with the length, multiply those two numbers together, and you've got the appropriate figure for how much material you're going to need. It's probably a good idea to round up here just to be safe, in order to make sure you don't come up short on materials when you get your project underway.

 

Cubic Feet:
The other valuable space measurement you're likely to run into won't be addressed by a square foot calculator. So here, you're on your own. Still, it's not too much different. Say you're installing an attic fan and need to know the volume of air in your home measured in cubic feet. Figure out the square footage first, then multiply that by the height of the space as well. That 1800 square foot home we mentioned earlier, with 8 foot ceilings, has 14,400 cubic feet of air to move (30 x 60 x 8 = 14,400). In landscaping you may also run into the measurement of a cubic yard, which is three cubic feet by three cubic feet, or 27 cubic feet (3 x 3 x 3 = 27) of material when it's all said and done.

 

Square Footage Calculator:
It's good to know how to figure these measurements out on your own, since you won't always have a computer handy to help you. By all means, though, if you're in the planning phases and have the correct measurements, a square footage calculator can save you time. Some square foot calculator websites even convert your measurements into necessary materials, saving you a lot of time converting one to the other. Run a quick web search and you're sure to find a square footage calculator out there to help you on your way.

To obtain a gross idea of the square footage of an area, multiply the length by the width. It really doesn't matter whether you are calculating the size of your lot or the size of your living room unless you are trying to figure how much paint you need or how much space you have for a vegetable garden. Then getting a more accurate number becomes important.

Measuring your lot: Lots in cities tend to be square, however it is by no means uncommon for lots to be pie shaped or irregular, especially when plotted around a cul-de-sac or defined by a geographical feature such as a creek. The lot dimensions should form part of your mortgage package. When you purchased your home, the lenders certainly required the dimensions and lot size so they would know precisely what they were investing in. However, where those property lines are located can be an issue if your lot has not been recently surveyed. If you don't know where your property starts and ends, you may want to get that information nailed down, especially if you want to add a fence or wall. Even the best of neighbors can be mistaken about where the lot line is and if they mow on your side of the lawn for years, they may actually assume that they own property that rightfully belongs to you ... or vice versa. So, assuming you know precisely where your property lines are, and the width of your lot is 55 feet and its depth is 110 feet (an ordinary city lot) then your lot is 6050 square feet or just shy of 0.14 acre (an acre being 43,560 square feet). In other words, you and six of your closest neighbors probably equal one acre if their lots are the same size as yours. This is a perfectly respectable lot size, however if your house is a 2500 sq. ft., single-story ranch, your lot may feel considerably smaller than if your home splits its total square footage between two stories. Such are the benefits of a smaller footprint.	How many square feet in an acre?   There are 43,560 square feet in one acre.   To determine the acreage size of your lot, divide the total square footage by 43,560.   For example, a lot is 110 feet wide by 115 deep. 110 x 115 = 12,650 square feet 12,650 ÷ 43,560 = 0.29 acre If you have 110.25 acres: 110.25 x 43,560 = 4,802, 490 square feet
But what if your lot size is oddly shaped? How do you calculate square footage then? Probably the simplest means is to revisit your high school geometry lessons and break your lot into more easily calculatable elements. Your lot comprises rectangles, squares, and triangles. Even if math isn't your strong suit, it's not too difficult to lay out a series of rectilinear shapes and determine square footage. In the adjacent image, you can see how a series of rectangles have been imposed over an otherwise irregular shape. Where a diagonal bisects a rectangle, the total is divided by 2. All individual components are calculated, then added together to obtain the total.   Square footage of your home: Determining the actual square footage of your home is not as straightforward as you would expect. American National Standards Institute (ANSI) suggests that residential property be measured using exterior measurements of the building at each level. (For the purposes of figuring a home's square footage, room dimensions are irrelevant.) Keep in mind that ANSI standards (which are guidelines, not regulations) define finished   spaces as any enclosed area that is used year around. Exclude any space that is not finished or heated like the main body of the house. Don't include the garage as part of your home's square footage, though you would count it when calculating its footprint relative to the property itself.	Rectangles and triangles help determine square footage.
Determining the actual square footage of your home is not as straightforward as you would expect. American National Standards Institute (ANSI) suggests that residential property be measured using exterior measurements of the building at each level. (For the purposes of figuring a home's square footage, room dimensions are irrelevant.) Keep in mind that ANSI standards (which are guidelines, not regulations) define finished spaces as any enclosed area that is used year around. Exclude any space that is not finished or heated like the main body of the house. Don't include the garage as part of your home's square footage, though you would count it when calculating its footprint relative to the property itself.
Measure the exterior of the building at the level of the floor. If a bumpout occurs at the floor level, include it. If it occurs higher like a cantilevered window with a window seat, do not include it as part of the square footage. Measure to the nearest inch or 1/10th of a foot as this makes calculating room sizes more accurate. To arrive at total square footage, multiply width by depth. Add bumpouts and subtract indentations. Subtract stairwells. For second floors that occur under a gabled roof, you'll need to measure inside.
Measuring Rooms: There are a variety of good reasons to measure the rooms in your home. Buying enough paint, wallpaper, or flooring; arranging furniture; and calculating the type of home theater components are just a few.   A third dimension that often comes into play with rooms is ceiling height. Cubic area-that is, width x length x height-is used to calculate the size of air conditioning units and heat pumps.   Measuring cubic feet is the same as measuring square footage. A living room that is 15 x 14 x 8 feet is 1,680 cubic feet. For a room with a cathedral ceiling, the following illustration may help.
Calculating squares and cubes is manageable for most of us who have forgotten most of what we knew about the finer points of mathematics ages ago.   Measure Twice: "Measure twice, cut once" is an old saying but which always holds true. Carry it a bit farther and keep a record of all the measurements of your home. It is incredibly useful to know sizes and dimensions of each window and room, especially when new carpet is on your short list and there is a smoking deal over a holiday weekend at your local carpet retailer's. It will save you the trip home to measure or the cost of ordering more than you need, just to be on "the safe side".