Archive for the ‘Energy Audits’ Category

Home energy audit….Ponzi scheme?

December 13, 2011

“Conservation is just another word for a Ponzi scheme in many respects. What I mean by that, is it is not that conservation is bad, conservation is very, very good if you do it properly.”  This is a quote from Maine Governor Paul LePage from the Bangor daily News last week.  

The Governor, in the article, is critical of the home energy audits process required by Efficiency Maine since, as he suggests, “If they are recommending $15,000 in improvements and a person can’t make that much of an investment, it is all a waste,” he said. “That’s where the policy is not working and we are going to work on that.”

I think it is throwing out the baby with the bath water to say that a homeowner can’t afford to fix everything in a home all at once then the audit was a waste.   In Maine as everywhere else, a good audit maps out short and long term solutions to save homeowners money, increase their comfort at home, and reduce our dependence on heating oil with increased efficiency.  The audit should be your roadmap to a safer, more comfortable, and more energy-efficient home.   

Of course, the right audit needs to be accurate and actionable.  The audit needs to look at the whole house to determine the specific energy upgrades that make the most sense for your particular house.  And it needs to be specific enough so that you can get the work done, but it is the work that improves your house, not the assessment.  We can agree with the governor on that point.

Certified, established contractors, performing energy audits and even more important, performing the work needed to fix the problems, are what we need in every state.  We ask doctors to be certified, drivers to be licensed; it is for the public good and our safety.   Homes are often the most significant investment people have, and issues left unchecked affect the occupant’s health and safety, heating systems and indoor air quality issues, all part of an energy audit…and we haven’t talked about air sealing and insulation yet!  

Shortcuts don’t work well, and can create their own problems.  Wrapping the “state in pink” suggesting insulation for everyone is in the right spirit, but the wrong approach in most homes, unless we find and seal air-leaks first, for example.   Air sealing without insulation is not only a waste of insulation, all that good “pink” will only act as a filter as all the heating dollars pass through it.  The slogan for fixing homes should not be get r’ done, but do it right the first time.  The right audit points the way.

Homes are complex and often times so are the solutions.  Ponzi scheme?  I think not.  Investing in energy efficiency is no simple task and any good investor begins with informing themselves of the risks and benefits or else looses their shirt rather quickly.  The right audit makes sense.

Thanks,

Jason.

Where does it all go?

November 28, 2011

   

If you still have a dollar to your name after a rough (at times too rough!) shopping weekend, you might want to take a look at this nifty info-graphic which helps explains an average household’s energy use, and naturally where the rest of the money goes!

High on the list of energy use in a home is, as it might be expected, heating and hot water.  Cooling is up there as well.  It does depend on where you live as to which is a bigger drain on your finances but this is precisely the reason we spend so much time talking about and fixing,  these areas.

Appliances are a much smaller part of the overall picture, but not to be ignored, of course.  If part of your Black Friday battle included fist-fighting (whew, there was some craziness out there—sort of reminds me of that zombie discussion last month!) for a brand new Energy Star dishwasher, more power to you.  It may even have been worth it if what you had was over ten years old.

Clearly as the picture suggests, heating and cooling equipment—that is your furnace, air-conditioner, or heat pump—should be in top notch shape performing their best if you are going to avoid burning money.   But what if the attic insulation doesn’t keep the heat in?  What if the duct work leaks and pumps conditioned air into the great outdoors?  What this picture tells me is that the important things in a home are being warm or cool, having hot water when we want it, the creature comforts.

You can buy the best coffee maker in the world to make a great cup of coffee, but a cracked cup with a hole in it won’t keep the coffee around or warm long enough for you to enjoy it.   Homes can just be like that.  Consider a gift for you and your family this season, one without the bruises or pepper spray dangers of holiday shopping, a comprehensive home assessment so you know where it all goes and can do something about it!

Thanks,

Jason

Don’t wait for Congress. Start SAVE-ing now.

November 8, 2011

Earlier this year, we featured a post from Laura Stukel on the total cost of home ownership.  Historically in the mortgage industry, this has included—or I should say been limited to—“PITI”, Principal, Interest, Taxes and Insurance.  Laura wisely argues that misses several costs, including the non-trivial cost of utilities.  While the average homeowner may pay $2,000 in utility costs, some people pay 2-3 times that amount, and those electric, gas, or oil bills can take a huge chunk out of the family budget.

As Consumer Reports highlighted yesterday, a new bill introduced in the Senate would change the underwriting and appraisal guidelines used by the mortgage industry to add to PITI the cost of heating and cooling a home.  (Maybe we’ll call it PITIU?).  This would help prospective buyers avoid budget-busting homes where they’ve get into trouble and have to choose between mortgage, utilities, or food on the table.  It would also reward more efficient homes.

Of course, readers here know that you don’t have to wait for an act of Congress to more your home more comfortable and energy efficient.  You can start today with a good energy audit, make the improvements that make sense for you, and start SAVE-ing right now.  Go figure!

Cheers,
Mike

Out of sight, out of mind? Lurking in the depths below, the whole house approach still applies!

September 19, 2011
 
The moon’s surface or a part of the home?

Most of us ignore the spaces under our homes.  What is under there anyway?  For some houses there can be some important stuff such as the heating system or, for every one I’ve been in, the stuff that holds the house up and it’s usually wood, aka “Mold Food”.  Yeah it’s kind of important.

Henry Ford once said “quality means doing it right when no one is looking”.  And for some space in our home this is often a neglected concept.  More likely heard would be “no one is going to see this after I’m done.”  Too often when called in to someone’s home we see things that just weren’t done right the first time.  Duct work is left pinched, restricting flow.  Sometimes it’s left unsealed and un-insulated.   Floor insulation is hastily installed leaving it to droop or fall out.   Un-addressed moisture coming in from the walls or rising up from the ground below attacks metal and wood.  As Mike has mentioned in a previous post, sometimes we know its damp down there because we smell it.   Heating and cooling systems are left to suffer and struggle sent to an early and shallow grave we affectionately call the crawlspace. In one Berkley, California that started with many of this issue, GreenHomes America partner, ABC Cooling, recently worked its magic.

Failing furnace

The heating system in the crawlspace had a long horizontal run which struggling to draft well, ended up rotting away.  The big concern here is that when the venting fails, the flue gasses are left ready to be drawn into the home; exactly where we don’t want them.  This is a typical problem in the Bay area or for that matter anywhere with this kind of configuration.  The big fix here was a super efficient sealed combustion unit.  These units are quite affordable, and the savings from the greater efficiency help to pay for them over time.  

The broader opportunity was a chance to fix the duct work and solve some other underlying weaknesses with the house, from duct work to hot water, to insulation and air-sealing.  It doesn’t make much sense to put a new engine in a car with flat tires, a worn-out starter, and a leaky gas tank.  But fix those problems, and you can have a real gem. Moisture was not a huge issue for this space, but the floor insulation was falling down in some places and in general (as in most homes) we could see there was a need for some air sealing.  With the furnace in the crawl much of the duct work is essentially was left out side.  This is not wrong, it’s just not ideal, and in this scenario it was the only practical place to put it.  (In many homes, we see a similar situation with the equipment up in the attic rather than down in the crawlspace–it’s essentially the same problem just a different location!)

Benjamin Franklin once said something about house guests...

Certainly indoor air quality can be an issue with an unsealed crawlspace.  Soil gasses, contaminated outside air (vented crawlspace in congested traffic area), moisture issues, animal feces, or even animals can raise IAQ concerns.  Dead rats in your furnace return?  Generally considered a problem!

Here are a few pictures to describe what was done:

Space before transformation

Encapsulation material being measured out

Installation in a tight spot
 

barrier installed at perimeter with ductwork insulated and supported

Sprayfoam on the walls

Chris and Kristen, the owners of this charming Berkeley home, have over the years created a wonderful space to raise a family in. Years ago, insulation was added to the home, but still things weren’t quite right.  Part of their discomfort was a poor distribution system for heat.  The new heating and hot water system improvements in the home now not only make it more comfortable but also safer.  

At this point, their home may indeed need new windows. This is not something we often recommend first in many houses since there usually are greater opportunities in other areas that are much less expense.  Their windows are 20 years old and starting to fail, but now the whole house has been treated as cost effectively as possible and windows may make sense next.  Treating the crawlspace really brings it together, adding not only energy savings but just as important, comfort.  As Chris and Kristen noted, “We are thrilled with the results already.  It’s certainly a relief having the dangerous furnace issue fixed.  And we’ve already noticed the floors are more comfortable, and the house quieter.  The guys from ABC Cooling did a great job.”

Start with a home assessment, find out what you really need, and do the job right. It’s as simple as that.  Well, OK, some of you might have to get rid of the rat, first.

“Before” photo credits (including that rat in the ductwork!), to David Hales, Building Systems and Energy Specialist, WSU Extension Energy Program.  

A few thoughts on replacement windows

September 18, 2011

The folks at Replacement Windows for Dummies (.com) recently asked me a few questions about replacement windows–check out the article

Mike Rogers of GreenHomes interviewed by ReplacementWindowsforDummies.com

As those of you who’ve spoken with our Advisors or seen the replacement window video know, we like windows.  New windows can increase comfort, reduce drafts, reduce UV fading, and more.  They are NOT a miracule energy-saver, though.  If it’s energy savings you’re after, don’t get sucked into the hype.  Get a good home energy assessment and find out what you really need. 

Thanks,
Mike

Maine offers “PACE” loans for home energy upgrades

May 16, 2011

Good news for Mainers.  Efficiency Maine’s PACE loan program is up and running to help homeowners finance energy efficient upgrades to their homes. The PACE loans [same name, but a totally different approach than the PACE program squashed by FHFA late last year] are subsidized and offered at low-percentage rates.  The is great news with the high energy prices we’re seeing—most Maine homes are heated with oil—and the old housing stock in the state. 

For more information and to find out if you qualify, Contact Efficiency Maine today to see if you qualify.  And if you live near or between Portland or Lewiston/Auburn, call GreenHomes’ partner, Thayer Corp, at 800-649-4197 (or 207-782-4197) to schedule a home assessment and get the ball rolling.

February is…replacement window season?

February 9, 2011
OK, the snow is piled up outside.  And the temperatures are low enough to frost your eyebrows.

Take a look at your windows.  Are they in rough shape?  Have you had a lot of condensation or frost on them this winter?  Do they feel cold?  Is the paint peeling?  Can open/close windows or storms? Do you simply feel uncomfortable when you’re around the windows?  You might be a candidate for replacement windows.

While many people wait until spring to start thinking about new windows, we actually install them all winter long.  And our customers barely notice we’re there during the project.  [True, we don't like to do it during a blizzard!]  And we can certainly schedule around your needs.  But with order lead times, and the traditional Spring rush on the way, there’s no need to wait.

And replacing your windows can have a lot of benefits.  Newer windows can boost comfort, reduce maintenance hassle and expense, address lead paint issues, reduce fading of upholstery and carpets, eliminate the need for swapping storm windows and screens twice a year, and the list goes on.  And if you’re replacing you’re windows for any reason, choosing the right energy-efficient window AND installing them properly will help you save energy, too!   Choose the right window–and ENERGY STAR qualification is the minimum standard you should consider–generally windows that significantly exceed ENERGY STAR are readily available (including those that qualify for federal tax credits and state and local incentives) and make a lot of sense.

Note that regarding energy-efficiency, replacing windows is often one of the first things that comes to mind.  The reality is that replacement windows by themselves are often one of the least cost-effective things you can do to save energy–and “payback” can be 20-30 years or more.  Insulation, air-sealing, duct-sealing and lighting usually provide a lot more bang for the buck.  Most window installers probably won’t give you the real story on that!


Replacement windows can make a lot of sense.  They have a host of benefits.  Just make sure you chose the right windows for the right reasons.  And go ahead and save some energy while you’re at it.

Icicle and ice damming problems–it’s déjà vu all over again!

February 2, 2011

GreenHomes; Roof IceIt’s a bit like Groundhog Day, that charming movie starring Bill Murray.  (And incidentally, Punxsutawney Phil didn’t see his shadow today, and thus we’re due for an early spring—hard to believe given the weather over the last two days.)   Just like BM’s character reliving Groundhog Day again and again, we keep seeing homes with icicle and ice damming problems over and over.  And we keep seeing some short-sighted “solutions”.

We’ll likely see a lot of problems over the next week or so with all the snow that’s been dumped across the Midwest and Northeast in the last couple of days. 

And so it’s interesting to see an article in Wednesday’s Wall Street Journal, Homeowners Beware:  After Snow, the Ice Dam Cometh.

big icicles; roof iceReporter Gwendolyn Bounds points to some of the risks to your home from ice damage and leaks.  (And the danger from falling ice or falling off your roof if you’re foolish enough to climb up threre to try to shovel it.  Don’t get up on your snow covered roof—it’s very dangerous, and you could get seriously injured or die.)

It was interesting to see some of the solutions offered:

  • Pay someone to remove ice from your roof.  Cost $200-$300 per hour!  Perhaps $1,000 per instance.   And keep losing heat from your home.  And next big snow storm, do it again.  And so on, and so on.  I guess that’s OK, if you’ve got money to burn.
  • Pay to install electric ice melting cables.  Hmmm, send a lot of money to the utility to heat your home, create an ice problem on your roof, and then pay somebody to install electric cables so that you can send more money to the utility.  Sounds like a good idea…for the utility.  (BTW, don’t forget to turn the cables off and not let them run all summer.)
  • Or, fix the underlying problem so that you don’t get the ice build-up to begin with.  And save energy and lower your utility bills permanently.  And make your home more comfortable, cozy, with few drafts.

OK, I’m biased.  But there really only seems like one solution that makes any sense in the long term.  It’s too late for this storm.  So keep your fingers crossed that the ice doesn’t hurt anyone or lead to a roof leak.  But learn more about the real causes of big icicles and ice damming, and take the steps to have a good home energy assessment and air-seal and insulate your attic properly to avoid the problem—and save a lot of money that you currently pay the utility—in the future.

Thanks,
Mike

Another backwards approach to solar?

January 30, 2011

Following yesterday’s post touching on the wisdom of addressing energy-efficiency before tackling renewables, here’s another example of what appears to be a backwards approach.  (And again, thankfully this is not one of our customers!)

In this photo, buried under the snow, is an even bigger solar thermal array than the one shown yesterday.  And on the roof we see not only some snow melt problems which suggest a heat loss problem, but also the makes of an ice dam problem.  Looks like someone missed insulating a couple of bays.  We sure would like to see the basic integrity of the house addressed before installing what was likely a pricy solar system.  When there are weakness with the home’s air-leakage and insulation, the savings from efficiency generally make more sense than trying to solve the problem with renewables.  Plus, the more efficient the home is, the smaller the solar system you need.  Again, it pays to think “efficiency first”. 

If you’re thinking solar, it’s wise to start with a good home energy audit and tackling many of the energy savings opportunities before investing in solar.

Ah, Syracuse, snow brings problems with roof ice.

January 15, 2011

Driving down Court Street and the surrounding area in Syracuse yesterday, I saw literally hundreds of homes with tell-tale snow melt patterns on roofs and some monster icicles, some as long as 20 feet.  I didn’t have time to stop and take pictures–you you can search this site for examples of what this looks like and why it isn’t a good thing.  But it’s clear we’ve got to reach thousands more homes in Syracuse.  How can we spread the word?

Thanks,
Mike


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