Ho-Humm ... Are you feeling Green Fatigue?

I apologize for my blogging absence, I kind of lost track of time as I was enjoying the summer vacation with my family.  Anyway, I was at a class for a new green designation the other week and had a conversation with another agent, that I sat next to during our lunch break.  She expressed her frustration to me about how, on a daily basis, she witnesses dozens of environmental infractions and wondered if her environmental responsible actions were largely irrelevant, when set against the enormity of global climate change.  These are becoming an increasingly shared sentiment among the green massive ... it's defined as green fatigue.

I would compare it to the likes of the "compassion concerts" of the 80's & 90's.  Remember Live Aid and Band Aid - the mega charity concerts that enlisted music celebrities to fundraise to end world hunger?  Although it brought much needed aid to Africa and raised global awareness to world hunger, did we end world hunger?  Not even close.  But does that mean we stop doing our part as compassionate human beings to help others who stand in need? I say nay.  The organizers of Live Aid and Band Aid, through their pioneering spirit, spurred numerous other religious and business organizations to help in their cause ... and that my green friend is what we need today to combat against green fatigue.  We're not stupid.  We're all well aware global climate change, we hear it in the media, we watch the history channel.  We know the polar ice caps are melting and that the ozone layer is being depleted, species are endangered, on and on.  I think, as environmental enthusiasts, we fail our audience by focusing on these apocalyptic and complex scientific scenarios.   These complexities make us go into information overload and turns our brains to mush, then we go into denial about it.  In the book Creating a Climate for Change: Communicating Climate Change, Facilitating Social Change, author Dr. Susanne Moser says, "The antidote to environmental denial is a sense of progess, of things getting better.  But in the fight against climate change, progress is hard to come by."  Moser uses the analogy of a diet.  How long would you stay on a diet that demanded stringent effort over a prolonged period and promised only that your weight gain might slow down a wee bit?!  Let's be real, when faced with a problem, most of us will intrinsically gravitate to a more tightfisted solution that requires less behavioral change.  We know that new products or ideas are more likely to be adopted if they don't require us to alter our routines very much."  One key factor in keeping people enthused in the fight against climate change, she says, will be accomplished on a local, collective action level."

She has a great point.  if you think about it, why do people go to Alcoholics Anonymous, or to Weight Watchers? Because in a group of like-minded people they have the support, accountability, peer pressure and the shared experience of others to help make the change. They also have opportunities to come together, check on progress, and get support around setbacks. That's what we need for climate change – to recover from our fuel addiction.  Progress on a small and local scale – such as saving a beloved local shop, voting in a city councilor who will push green issues, or increasing local recycling rates – and even a desire to keep up with the Joneses ("if everybody's ditching the gas-guzzler, I'll do it, too") are far more effective motivators than media-inspired guilt and fears of an uncertain future.  That being said, we need to be cautious and honest about the scale of the changes that have to be made, and to counter green fatigue by diffusing the fight against climate change with an almost heroic spirit. Let's not sugar coat the challenges we face, we just need to ask people to rise to their real potential, and see that this is our moment for greatness. If we create a sustainable future for everyone, it will be an accomplishment as great as winning the Second World War.

Many environmentalists assume people won't do anything more than small steps, and hope those small steps will build the political will for more substantive changes. But history has shown a thousand times over that "regular" people are capable of extraordinary courage, dedication and ingenuity when asked to answer the call. It's time we put out that call and respond!  So as you ride your bike to the local grocery store to save fuel and minimize carbon emissions, and 10 large SUV's pass you by, just remember that one of them may see your actions and try to emulate it.  You are a pioneer in this great movement!

Senate Agrees to extend Homebuyer Tax Credit closing

In a 409-5 vote House lawmakers passed a standalone streamline bill HR 5623, "The Homebuyer Assistance and Improvement Act," to extend the Tax Credit closing until September 30th.

The Senate could vote on the bill, HR 5623, as soon as tomorrow, although the death ofSen. Robert Byrd, D-W.Va., has slowed the pace of work in that chamber.

Withoutan extension, the National Association of Realtors estimates as many as180,000 homebuyers who were under contract by April 30 may miss the June 30 closing deadline, including17,700 in California, 15,340 in Texas, 14,830 in Florida and 9,130 inNew York.

While some observers think HR 5623, "The Homebuyer Assistance andImprovement Act," could sail through without further delay, there's noguarantee it will come to a vote, Salvant said.

The Senate isalready on record supporting an extension, having amended a bill on June16 to push the deadline back to Sept. 30. But other provisions of thatbill, the "American Jobs and Closing Tax Loopholes Act of 2010," have proved controversial, prompting House lawmakers tointroduce a standalone bill.

By Inman News, Tuesday,June 29, 2010.

         (Click on image) 

I had the privilege today to work at the BuiltGreen booth at the Seattle Home Show held at the Qwest Field Event Center.  For those that are not familiar with this huge event, it's a week long event that showcases the Seattle housing industry.   This housing extravaganza has close to 600 displays of home and garden products.  The aisles of booths seem to go on and on! 

Each day there are seminars called "Meet the Experts", where professionals from different industries educate the audience in their professions; you'll find model kitchens and bath vignettes; newest in building products and materials; landscape displays; Green living ideas; arts & crafts and home decorating ideas.  The Seattle Home Show is hosted by the Master Builders Association.  The MBA is an association of homebuilders, remodelers and asscoiated businesses in the state of Washington.  The MBA has more than 4,300 members and boasts the largest association in the nation.

BuiltGreen, is a non-profit organization that is a part of the MBA, which provides consumers with easy-to-understand rating systems, which quantify environmentally friendly building practices for remodeling and new home construction, communities and multifamily development units.  The overall goal of BuiltGreen essentially is to help homeowners, builders and developers produce more resource-efficient homes.  These homes are crafted to exceed building codes and provide homeowners with years of healthy, quality living, while protecting the precious Northwest environment.  And that's all good.

I had the opportunity to work alongside Jennifer Jerabek, the South Snohomish county manager, she is very knowledgeable and I learned a ton from her expertise.  If you're interested in becoming a member or would like more information on how to certify your home or remodel, go to the BuiltGreen website and check it out!

   

Whether you believed it or not, or thought it was shameless tactic used by the mortgage industry, (heck I even used it to push my buyers along at times!), warning people that rates are at a historical low and you better lock a loan and buy now before rates start to go up!  Well, we've been threatening for the past 2 years, and rates stayed put.  I suppose part of the reason rates stayed low for awhile was because of the financial hardship we experienced as a nation, and Feds decided to let it ride a little longer.  Well my friends, I'm not crying wolf ... the "ride" of low rates, I fear is finally over.  This time it's for real!

Taking effect today, the Federal Reserve, in its first step to return lending to normal after more than two years of extraordinary actions to prop up the economy, on Thursday raised its discount rate -- the interest rate it charges on emergency loans to banks -- by one-quarter percentage point.  The increase, to 0.75 percent from 0.50 percent, takes effect on Friday.  Officials said the move was not meant to be a broad tightening of credit. Rather, they said, it was intended to discourage emergency borrowing when other financing is available to banks. The discount rate had been at 0.50 percent since December 2008.

So, what does that mean?  It means rates are still at a historical low!  But, they will be gradually climbing and if you're sitting on the fence deciding to pull the trigger and buy a home ... NOW, is the time to make up your mind.  As of today, if you are a first time homebuyer, you still have time to close by the June 30th deadline to get your tax credit!

[Source: NY Times]

I have to say that Howland Homes did a great job of utilizing the interior space to make the interior very spacious.  From the outside, the homes are narrow and long, which makes it seem very small ... until you walk through the doors.  The layout is very simple and no wasted space.  Howland Homes were featured in an episode of ABC's Extreme Makeover Home Edition a few years ago, which tells you the kind of respect this builder has.  They also shared some great news with us during the tour.  They told us that they are going to start construction on the zHome project in the Issaquah Highlands soon!  zHomes or "Zero" energy homes are home designs that combine 'Smart design' and cutting edge technologies to reduce environmental impacts and carbon footprint.  It is going to be the first productio multi-family housing project in the U.S to use no more energy than it generates over the course of a year, resulting in a carbon neutral development.  Way cool!  I will definitely be green tours when this project gets underway, so stay tuned.

Green Concept Home - 2/1/2010

Today was the third tour of my multiple tour series of the Green Concept Home.  We had a great turnout, 7 new tourists joining us for the first time.  Things have really progressed since our last tour about 6 weeks ago.  House is wrapped, framing inside is complete, windows are in, plumbing rough-in is done and the siding will be going on soon.

Our tour today was focused on the underground cistern which the Green Concept Home will utilize to harvest rainwater for outside irrigation and for flushing the toilets inside.  It will NOT be for potable usage.  In our orientation with David Huang (owner & designer), he told us that obtaining the permit from the city of Bellevue for the underground cistern was an absolute nightmare!  Because of this relatively new builing practice here in Bellevue, the city was not prepared for this request.  They probably had to consult the city of Seattle or other neighboring building departments to know how to handle such a request.  I guess I can cut the city of Bellevue some slack, being that this was their first one, they probably wanted to make sure they dotted their i's and crossed their t's before giving the green light.


David instructing the "Greeen Tourists" on the operation
of the cistern.

The cistern being used is a 1,700 gallon polyethylene tank.  Polyethylene is an extremely durable and long lasting material commonly used for outdoor products. The use of polyethylene with U.V. inhibitors in the manufacturing process ensures the longevity of the tank.  The rainwater that is harvested from the roof gutter system feeds into a filter system (fig. 1)  The first stage removes larger debris such as leaves and other organic matter which protects the finer second stage from clogging.  After the finer particles are removed in the second stage the clean water flows into the cistern tank through the 4" calmed inlet (fig. 2).  Once the water is inside the cistern tank, there is a floating suction filter (fig. 3) which prevents sediment and foreign matter from being suctioned out of the cistern. No extra suction resistance is caused through the larger filter surface with this fine filter. This means the pump can develop its optimum effectiveness. The ball float allows the suction point to rise and fall with the water level and ensures that the water is taken where it is most clean: just below the water surface, an important component for any irrigation or toilet flushing application.

 
Fig. 1 - In-ground filter


Fig. 2 - Calmed inlet pipe from filter


Fig. 3 - David explains the function of the
floating suction filter

So, somebody wanted to "verify" with me the other day if they could get the $8K homebuyer credit for greening their home?  What?!  No, nice try slim shady ... but they are completely different.  Do not confuse the "first time homebuyer" or the "current home owner" tax credit, for the "Home energy efficient tax credit".  I guess maybe one could confuse the two ... home and tax credits are in both of them.  I do tell my clients, however, that now is the time to improve the energy features of your house.  During 2009/2010, you can recoup your investment by:

• lowering your energy bills; and
• saving up to $1,500 on your tax bill.

Green Concept Home - 12/18/2009

We had a great turnout for the second tour of the Green Concept Home!  Owner David Huang gave the group a quick orientation of his home, his design and the green features being utilized in his home giving it the distinction of being Bellevue's first Platinum LEED and 5 star Built Green certified home.  We watched the construction crew install the SIP's wall panels and it was pretty amazing.  Again, SIP's are structurally insulated panels that are made with sheets of OSB (oriented strand board) with foam insulation between them (see fig.2).  The top, sides and bottom around the panel have about a 1" reveal, where they fit on to the bottom runners of the floor and a stud in the walls to hold them together in place.  For those you who are not familiar with OSB sheathing, here's a link that explains what it is.  Basically, it's engineered plywood made from leftover pieces of wood from the lumber mill, re-used to make OSB.

So, all the panels are fabrcated at an off site here in Seattle, then delivered to the GCH site.  As we watched the two-man crew install these panels, they started by putting a bead of fastening glue on the insulated foam to the bottom and sides of the panels (see fig. 3).  Then they hoist it up (These panels are heavy, about 150-200 each!) and set it on top of the 2x6 bottom runners on the floor,  Then, one guy pounds the panels together with a sledgehammer while the other guy uses a tool to help pull the panel into the stud that connects the two panels (see fig. 4).  Then they use a nail gun to fasten the bottom and sides. 

So, as you can see in Fig. 5, that's what a SIP wall looks like.  No studs with fiberglass insulation in each bay.  The only stud is the one holding the two panels together.  Also, in Fig, 2, the conduit hole that you see there is for the electrical wiring.  Take a good look at Fig. 5 and if you look closely above the tool he is using to pull the panel, you will see two black horizontal lines.  Those markings are where the conduit is, so that the electrician knows where to cut open for his outlets, etc.

The Green Concept Home is taking shape and the 'Green Tourists' got a spoonful of green education today!  Mid January will be the next tour, where we will see the hydronic heating system being installed to the ceiling of the first floor.  Hope you can make it!


Pictures of Tour #2 - SIP's installation
                         
Fig. 1- Owner David Huang gives a brief orientation to the group  
                   

Fig. 2- Side view of a SIP w/ conduit hole

          
Fig. 3- Bead of glue put on the bottom runners, also to bottom & sides of the SIP

 
Fig. 4- Panels sledge hammered and pulled into place,


Fig. 5- Voila!  A segment of a wall

   

I visited the Green Concept Home last week to see the finished conrete pour for the slab foundation and it's really starting to take form.  I noticed that they used calcium chloride in the mix, and without speaking with owner David Huang, I'm assuming they used it to accelerate the setting time of the concrete.  Smart, because with the inclimate weather we're having, they want it to set quickly!

Next step, installation of S.I.P's (structural insulated panels).  I will be leading the second tour this Thursday at 1:00pm.  Go register at my homepage.

If every household replaced just three 60-watt incandescent bulbs with energy saving CF's, the pollutions savings would be like taking 3.5 million cars off the road!

When my friends find out that I market myself as a Green real estate professional, the next thing that comes out of their smart alec mouth is, "There's just too many things I have to change to be Green, I just don't know where to start ... and quite frankly I don't think it will make a world of difference."   Well, my buzz-kill friend ... you would be wrong on all accounts.  The part we play in this global effort, will take time for the benefits to manifest itself.  We cannot afford any longer to procrastinate the decision to start making a difference.

Here's a tip of where you can start in the process of green-ing your home.  You can start by changing out any incandescent bulbs that you may be firing in your home, to the more energy efficient Compact fluorescent bulbs.  They use a fraction of the electricity, which means lower electricity bills and millions of tons less global warming pollution.  And in the summer, because they don't burn as hot as incandescent bulbs, they'll lower your cooling bills.  Thomas Edison revolutionized the world with his first carbon filament bulb.  Though the first bulbs were actually small heaters that produced very little light - they wasted a ton of energy making that heat. 

Here's a seven step checklist you can use to start making a difference:

1. Start with one bulb.

There are lots of choices, so before switching all the bulbs in a room, try just one to make sure it gives the kind of light you want. Look for bulbs with a color temperature between 2650 and 2850 degrees Kelvin or labeled "warm white."

2. Know your watts.

Look for a CF bulb whose wattage is about one-quarter of the incandescent you're replacing. For example, a CF bulb in the 15-watt range replaces around a 60-watt incandescent.

3. Check the shape and size.

Both the CF bulb and its ballast (between the glass and the screw-in part) can be bigger than standard incandescent bulbs. Inspect your lamp or light fixture to make sure it can accommodate the CF bulb.

4. Be careful choosing CF bulbs to use with dimmers.

In order for a CF bulb to work in a dimmer, it must be specially designed to do so. Read the package before you buy a CF bulb for a dimmer-controlled fixture.

5. Look for Energy Star.

The most energy-efficient CF bulbs carry the Energy Star label, the imprimatur of the government-backed energy efficiency program.

6. Dispose of burned-out bulbs properly.

All fluorescent lights contain trace amounts of mercury. But don't worry — there is far less mercury in CFs than in thermometers or old thermostats. Plus, using these bulbs helps prevent mercury from being released into the air from coal-powered power plants. When they burn out years down the road, recycle them. Visit Recycleabulb or Earth911 to find your closest recycling location.

7. See if your utility offers rebates.

Energy-efficient bulbs help utility companies lessen their load at peak times, so sometimes they run special programs or rebates to encourage you to make the switch.

 For more tips, visit the Energy Star CFL Buyer's Guide. It has everything you need to switch to energy-efficient lights.