The Most Common Home Efficiency Recommendations That Energy Auditors Give in Phoenix

All houses are different, but throughout the valley there are similar construction techniques and practices that are used on the majority of homes. These locally frequent practices could be the cause of your high energy bills, temperature differences within rooms, and poor indoor air quality.  Through many years of experience, the energy auditors at Green ID have found that fixing these construction flaws can improve your quality of life through lower utility bills, better air quality, and consistent air temperature from room to room.

We will go into detail about what our auditors have found to be the most common home efficiency recommendations around Phoenix.

1. Seal the ducts. SRP estimates that the typical Phoenix home loses 20% of its air-conditioned air through faulty ducts. Some installers will take shortcuts when it comes the dealing duct leaks but ENERGY STAR tells us that a duct system that is properly sealed can save up to 25% of heating and air conditioning costs.

2. Air-seal the house. Chances are, when your house was built, the builder ran wires and plumbing plates through holes in the wall that are much bigger than the wires themselves. That extra space around the wires can let your expensive, air-conditioned indoor air leak outside—and invite hot, summer air inside. This leads to heat gain quickly.

3. Add insulation or fix improperly placed insulation. In hot climates, having a well-insulated attic is crucial. This means insulation should have an “R” value (efficiency rating) of at least 30 or higher. Some homes in Arizona don’t have any attic insulation at all or have attics with insulation where it’s improperly installed.

4. Shade your windows. Windows are one of the things that are most to blame for heat entering your home. Help keep this heat out by closing curtains on the sunny side of your home or adding shade screens to your windows. According to the Electric League of Arizona, shade screens can reduce heat from the sun by about 50%.

5. Upgrade lights and appliances. Incandescent light bulbs add heat to your home and use far more electricity. Swapping them out for CFLs or LEDs can significantly reduce your energy use and has one of the fastest payback times of any energy improvement you can make.

​Get a home energy audit to get an in depth view of how your home is using energy. Homeowners won’t know which energy improvement projects are the most cost-effective if they don’t know how well or poorly their home uses energy. Home energy audits help pinpoint energy leaks and malfunctioning systems, and provide cost-benefit analyses for various energy-saving fixes. This service can find up to 35% in energy bill savings.

What to ask before going solar?

Congratulations on making a commitment to a more sustainable future by reducing your electricity consumption with solar electricity.

Here are a list of questions to consider before purchasing solar panels.

What to ask for purchasing solar panels?
1. How do the APS rebates work/ how do the SRP rebates work?
2. How do the state and federal rebates work?
3. Who is the ideal homeowner to purchase solar panels?
4. Who is the ideal homeowner to lease solar panels?




What to ask for a solar lease?
1. Is it a one time payment or monthly payment?
2. Who takes over the lease if I sell the house?
3. How is the lease transferred if I sell the house?




General questions to ask before going solar
1. How long do the solar panels last?
2. How long do the inverters last?
3. What is the warranty for the solar panels and the inverter?
4. What happens if your company goes out of business?
5. What is the timeline for installation of solar?
6. How much does the efficiency of the panel really matter?
7. Why is a southern orientation the best for my western facing roof?
8. Will I be able to monitor my power output?
9. Where the solar panels manufactured?
10. How long has the manufacturer been in business?
10. Do you suggest having a BPI energy audit done on my home?

Energy efficiency mortgages in Phoenix

This is not a secret and is accessible to any lender, there are standard guidelines through FHA, Fannie Mae and Freddy Mac.

Energy efficiency (EE) is a great selling point.

There is strong consumer demand nationwide, from the National Association of Realators, Time Magazine, and the buyers. Everyone asks about energy efficiency from buyers to tenants. In 2010 apartments.com did a survey have found that 89% preferred a green apartment community and more than 25% would pay higher rent. Green also includes low VOC homes and use of recycled content in buildings.

So how as sellers and contractors do we differentiate ourselves? The answer is energy efficiency. EE homes sell for more and at a higher prices. Homeowners want lower utility bills and EE delivers.

An EE home also means fewer buyer inspections with a HERS report already done which can help close a home quickly.

Seattle, Portland and California have all shown an 8.5 to 12% premium for EE homes.

For buyers you can have the dream kitchen you've always wanted plus energy efficient appliances. Plus Energy efficiency mortgages gives better income ratios which means buyers qualify for higher mortgage amounts. Sometimes the air conditioner will get up and walk away during the middle of the night and an EEM will cover the cost of that built into the mortgage.

Plus there are rebates from APS and SRP... up to $1000 is available to put more insulation, duct and air seal a home and shade screens.

An energy audit should be as important as a home warranty or home inspection for all homes. If a homeowner gets a $500 summer bill their first month in their home is not a pleasant surprise for a new homeowner.

Myths
- a bigger AC is better
- an Energy Efficient Home means a homeowner has to go solar
- underwater homes cannot be refinanced (you can refiance without a new appraisal through a new Energy Efficiency Mortgage)
- buyers cannot qualify (more buying power to make the appraisal work in some cases, the more information the better and can be the tipping point)

There are two designations for green realtors.
1. NAR green (how to run a green business)
2. Eco broker (more technical)

If you are not doing green mortgage or energy efficiency mortgage you are leaving money on the table.

FYI- a 203k loan can let you do the kitchen remodel with 5% of the appraised value available

From a real estate perspective, there are two types of energy audits.
1. BPI is required for the utility company
2. RESNET is critical to the mortgage

Real estate agents and loan officers can recommend a HERS rater. The lender will typically have an approved list of contractors.

Builders can use a HERS Index to also differient a builder in the marketplace.

What to look for in an energy efficient home?

A home energy audit is:
- Looking at how the energy is being consumed in the house
- duct leakage test
- combustion safety test
- lighting and appliances
- attic inspection and insulation inspection and quality and quantity
- how the house performs as a system
- measurements of the building dimensions and geometry
- report, HERS Index, improvement analysis report

The lender will check that the EEM premium is greater than the installed cost or the improvements are cash flow positive. This is required for the energy efficiency mortgage can proceed. The certificate of completion is signed by the loan Officier, HERS rater, and contractor. The lender will then release the funds.

It has to be cost efficient to be approved by the loan officer. All parties have to work well together.

What's available out there?

HUD energy action plan
Weatherization- add up to $2000 to any FHA Loan without a value determination on the property. There is no rating, all you need is a contractor and a bid. For the consumer the loan Officier will add it to the sales price. This can be done in every single loan

EEM energy efficient mortgage
FHA is 5% of the value of the property. Energy efficient components to a home and finance right into the main mortgage. No additional appraisal is required.

Fannie Mae- has to have an appraisal

VA - can do up to $6000 out right

Solar package - cost of solar maybe added directly to the base loan amount

Renovation loans (203k) - full renovation options for making several upgrades to improve quality of a home

Weatherization only applied to existing homes.

We can combine an EEM and Wearherization.

What upgrades can be done
- AC replacement
- insulation
- water heaters
- windows
- pool pumps
- appliances

This stuff with everyday expenses. If this is done right APS and SRP rebates can be included and the homeowner will recieve a nice rebate check to offset the initial costs of purchasing or refinancing a home.

Education is key and good expectations should be set, an initial audit is essential (any home built pre 2003 are good candatiates)

After the energy audit contractors will be obtained and the upgrades will be deemed cost effective or not. $5000 can go very fast and different upgrades need to be worked out between the contractor, lender and the homeowner. A $99 APS and SRP energy audit is a good first step to find out what is needed. Usually a good relationship between lenders and HERS raters helps if any of this falls through. It is also a good idea for the homeowner to have some skin in the game. An actual HERS index will cost between $250-$500. A 45 day close to escrow can be done and all this stuff can be done in parallel to what's happening in an energy efficient mortgage.

The improvements need to be completed between 30 and 90 days.

The biggest hurdle is industry professional not knowing about these but we hope that changes.

Appraisers can try to justify value, they cannot create value and these upgrades provide the justification for kWH savings.

www.dsireusa.org is an excellent resource for rebates.

Disclosure: Green ID is both BPI and RESNET certified and performs HERS Indexes and is a certified contractor with APS and SRP's Home Performance With Energy Star's national program and a Phoenix home energy auditor.

An Energy Auditors Top Efficiency Recommendations for Homes in Phoenix

While no two houses are the same, Phoenix’s housing stock does have similar construction traits and installation practices that are often the cause of high energy bills, temperature differences within rooms and poor indoor air quality.  In this blog series I would like to highlight some of the most common construction defects I find and what you can do to really transform your home for a better quality of life through lower utility bills, better air quality and even better sound-proofing.

Before we explore the wonderful world of your attic and we need to get into the mind-frame of looking at your house as one system made up of interdependent parts.  So your air conditioning and heating system is no longer a separate system that only affects your comfort and how warm you stay in the winter but it can also affect your health and safety.  That way builders typically build houses was that the framer would erect the frame of the house, then the HVAC, plumbing and electrical trades would come in and do their separate trades  etc – and none of these groups would really talk with each other… and that’s were we get these inefficiencies from.  Sometimes inefficiencies are from just laziness where an insulation contractor just laid fiberglass batt insulation on top of the attic studs because the drywall crew did not want to hit any staples when laying their drywall… opps.  There are a number of reasons why homeowners are paying too much for their utility bills or experience different temperatures in their homes and that’s what energy auditors do, identify those deficiencies and make recommendations on how they can be fixed. 

This series is going to be broken up into chewable sections and peppered with energy saving tips and self-checks.  Each recommendation will detail the good and bad affects it can have on your home using the house-as-a-system approach and what you need to be aware of before deciding to work on your home.  We will go into detail about duct leakage and sealing, insulation performance, your home’s heat gain, how a 2-story home differs from a single story home, water heating and many more topics so stay tuned.

What you need to know about green energy barrier scams

While making energy saving improvements to your home is backed by both APS, SRP and the Department of Energy's Home Performance With Energy Star Program there are many unethical companies out there that are taking advantage of these programs and making a bad name for those home performance companies that are doing things right. Many of the unethical companies are using the APS and SRP program as a cover, making it appear that they follow the strict guidelines of their program by simply using their logos, mixing the solar rebate program with the home performance rebates, and taking the rebates off the top of the costs so it appears you are getting the rebate when actually it is just a smoke and mirrors trick. These companies are hurting both homeowners and home performance contractors alike.

Here are some guidelines to help you spot a phony from a real home performance contractor.

1. The company has called you from a auto dialer blast.
2. The company rep does not go past the attic hatch in their inspection of your attic (the pros know this is where the majority of your problems lie and it's not just about adding insulation or radiant barriers)
3. The company rep does not do a blower door test on your home.
4. The green energy company rep is not BPI certified. This is the basic certification all energy consultants will have to know what to look for in your home and to give you energy saving recommendations based on what your home needs.
5. The company will start at a price point in the range of $20,000 for a solar/ solar water heater/ radiant barrier/ solar attic fan package.
6. The company will not perform a test-out audit with a blower door fan.

Here is what you can ask the green energy company to protect yourself from buying something that will not fix your hot and cold rooms or make your home more energy efficient.

1. The green energy companies BPI certification and make sure the energy consultant at your home is BPI certified.
2. Call APS and SRP at (602) 532-2991 to verify they are on the Home Performance With Energy Star Program.
3. Your energy consultant should talk to you about at a minimum hour air leakage, duct leakage, room pressure and duct static pressure. These are part of the required tests all APS and SRP certified companies need to do or their inspection.
4. You should complete a home performance authorization form found on APS and SRP's website.

Don't get us wrong, there is nothing wrong with solar electricity or solar hot water heaters. The danger or harm comes from homeowners thinking they are making their home more energy efficient when many issues are still left unfixed and things that were never tested for or addressed. Things like air balancing, high room pressures, high static pressure, insulation that is installed wrong, air barriers that leave the house uninsulated and thinking that radiant barriers suffice for insulation installed wrong. An additional benefit to using a home performance contractor is that the utility companies will audit our work, so you have another party watching your back.

Disclaimer: Green ID's energy auditors are all BPI Certified. Green ID's founder, David Byrnes, is a BPI trainer and LEED AP professional. We do not recommend radiant barrier products without first addressing a homes' priority needs by performing a whole home energy audit. For more information visit are website at  www.greenintegrateddesign.com

How to stop home allergens

This spring I was surprised to hear a friend tell me she was glad her spring allergies are back, because that means the winter is over.  Although nobody likes the itchy eyes, sneezing and running noses that some unfortunate people suffer through every year, your allergies can be prevented while in the comfort of your own home.  That is an important distinction that some people never notice and are suffering unnecessarily. 

Cleaning furniture and flooring and keeping windows and doors closed are things everyone should be doing to reduce dust and pollen inside but there may be hidden causes that may be the main culprit in circulating unwanted pollen.  These culprits have most likely been present since the home was built and are also causing you to overpay your utility bill.  They are air and duct leakage and how the framing, drywall and insulation were installed aka the thermal boundary and they may be residing in your home.

The Problem: Our Homes

Small and large holes from any penetrations and duct connections in the house are not only a major source of energy loss but also can have negative health and air quality affects.  Every other week your home may get a good cleaning from dust build-up and the regular activities; now imagine how much more you would have to clean if a 12-inch by 12-inch hole was made directly to the attic and was just left there.  Put a large fan above the hole pushing your attic air into your home, and you’ll get a clear picture of the negative effects of duct and air leakage on an average home in the US.

Duct leakage explained

Duct leakage is common to every home and it is so important because the air handler is putting the distribution system under a lot of pressure, so a hole the size of a penny becomes a hole the size of a basketball under pressure.  On the return side where you change your filter, a negative pressure is sucking in dirty attic air post filter and distributing that throughout the house.  Want to stop indoor allergies; don’t clean your ductwork until you seal your ductwork first.  Do unwanted critters frequent your home?  Try sealing all the holes in the house from wires and plumbing vents to recessed lights.

Insulation performance explained

All attics are dusty but if the insulation is not in contact with the drywall, you can bet your attic will be excessively dusty and that dust will find a way into your home through air and duct leakage.  Insulation is like a blanket, it needs to be touching your body to keep you warm.  If the insulation is not in contact with the drywall (attic floor or kneewalls) as is sometimes the case because of electrical wires walking studs, recessed lighting or changes in the ceiling height that insulation is not working.  The gap between the drywall and the insulation allows air to pass through the insulation, depositing dust and dirt on the insulation.  That’s why you may see a cloud of dust form if you just touch your insulation.  If the insulation was installed directly over an electrical penetration, leaky recessed lights or any gaps between the drywall- that insulation will be darkened with dust deposits.  All the dust in the attic is more likely to enter the home and worsen allergen reactions. 

Both the APS Home Energy Audit program and SRP Home Energy Audit program will assess and measure the condition of a home’s ductwork, air leakage and insulation performance among other tests.  A cost savings analysis is given to each homeowner upon completing the home energy audit but the main benefit that some homeowners will feel is the cleaner indoor air quality, reduced dust and allergens and a more comfortable home.  Learn more energy saving tips here and visit our friends at everyday health to learn many more tips on stopping home allergens here.  We hope you enjoy the beautiful weather out and stay healthy and happy while at home.

Phoenix Energy Audits and the Energize Phoenix Program

There is no lack of variety of housing types in the City of Phoenix.  Phoenix neighborhoods include the idyllic Arcadia District, the lively Camelback Corridor, the newly formed Lightrail Corridor and the beautiful historic district to name a few.  In addition to a great weatherization program, The City of Phoenix has developed a new Energy Efficiency program, Energize Phoenix.  The City of Phoenix is offering huge cash incentives to make your home more energy efficient.  Energize Phoenix is a large scale rebate program for residents who live along the Lightrail Corridor.  Residents receive APS-matching rebates from the City of Phoenix and for qualifying residents, a 60% Federal grant with no upper limit is available to fund efficiency upgrades like energy efficient AC units and furnaces, duct sealing, air sealing, shade screens and insulation.  If you live along the Lightrail Corridor, Energize Phoenix is making going green as easy with little upfront money, reduced utility bills and a more comfortable home.  There has never been a better time to go green

 Program Overview:

1. Have a home energy audit performed to identify the largest sources of energy waste.

2. Your Energize Phoenix approved contractor will walk you through each recommendation, its costs and offsetting rebates and cash incentives available through APS and Energize Phoenix.

3. Complete and submit the Energize Phoenix paperwork and your Energize Phoenix contractor will complete any work you requested and facilitate the rebates on your behalf.Rebate Overview:Rebates are available upon 6-8 weeks of completion of install and include the following.

- 10 free CFLs
- 2 free low flow faucet aerators
- 1 free low flow showerhead
- 1 free low flow kitchen sink aerator

- Home energy audit - discounted to $99

- Duct sealing - 75% off net costs up to $250 rebate per HVAC system from APS; matching rebates up to $250 from the City of Phoenix

- Air sealing - $250 rebate from APS; matching rebates up to $250 from the City of Phoenix

- R-38 insulation - 75% off net costs up to $250 rebate from APS; matching rebates up to $250 from the City of Phoenix

- Shade screens - $1 per sq ft rebate up to $250 from APS; matching rebates up to $250 from the City of Phoenix

- High efficiency AC units and furnaces - $175 to $525 rebate from APS; matching rebates up to $525 from the City of Phoenix


Visit Energize Phoenix's homepage and the AZ Home Performance With Energy Star for more information.