Tony Zimmerman

www.whitehouse.gov/assets/documents/PACE_Principles.pdf

As professionals dedicated to the promotion of green and energy efficient housing, we have been faced with finding ways to pay for energy upgrades. Under this plan the local government could assess taxes on properties that use a PACE fund to implement energy upgrades.

I have provided the link to the PACE program so you can better understand how this proposal is to work.

This program is said to have built in consumer protection, and overall benefits that would allow the consumer to realize savings greater than the tax assessed on the property. This could provide many more people with an opportunity to fund energy efficient improvements.

However, with any such government lending, the risks seem to be wide reaching. A large risk is in foreclosure and repayment. Under this program a home could be repossessed for failure to repay. While many banks and mortgage providers have varied ways in which to help home owners stay in their home, the government does not have the flexibility to offer repayment options. This could jeopardize thousands of homeowners currently faced with unemployment and under employment.

A far greater risk is the "setting" of service charges under such a program. While this program is set to use Energy Professionals such as Energy Auditors to preform retrofit analysis, it is also set to control the charges an auditor can charge under the program. This could easily cause energy professionals to not be competitive in their prospective market place. Simply put what someone would expect to pay in Michigan would not be the same in Washington DC where cost are significantly higher. This could have a direct impact on the quality of inspections being performed.

I want to hear from you on this program. Please share your thoughts and opinions. Let me know if you think this type of program will be effective, or create undue burdens on municipalities. Your opions and ideas matter! So speak out and let me hear what you think!

http://www.youtube.com/watch?v=I67grlAbrMI

www.whitehouse.gov/.../Recovery_Through_Retrofit_Final_Report.pdf

Vice President Biden Unveils Report Focused on Expanding Green Jobs And Energy Savings For Middle Class Families

Vice President Biden unveiled Recovery Through Retrofit, a report that builds on the foundation laid in the Recovery Act to expand green job opportunities and boost energy savings by making homes more energy efficient.

This represent's a new approach to energy conservation that is aimed at the middle class income family. For me this represents a stepping stone to seeing a new way forward in housing. No matter how you view this, I want to make this point very clear: It is a start and any effort to improve the natural and built environment is a good step.

With that being said; I also see both positive and negative outcomes to such a program. I am not going to state my concerns in this post as I am hoping to hear from you! I want to know your thoughts on such a program. Do you see it as being successful? Are there any areas you see it being successful, or failing to accomplish the goals as set forth?

If you want my thoughts and opinions, well you will just have to wait until my post in 2 weeks.

I went back through my blog postings about NAR's Green designation and the value of using an EcoBroker(R). I found the comments very interesting and somewhat puzzling in some cases. First and foremost was the response that REALTORS(R) should become LEED AP's a program offered through USGBC. Let me remind you that, while many may disagree or feel that NAR's Green designation could leed to greenwashing, it is infact the only recognized green designation by NAR. Secondly USGBC nor NAHB offer REALTOR(R) specific education. Both organizations are set up to serve the building industries. With that said, yes if you have the qualifications, the desire to learn the most about green buildings, and the time and money for a non-NAR designated program, you certainly can not go wrong. The education offered by USGBC and NAHB is indeed thorough and intensive. You will certainly learn alot more about the theory and science behind green building and how those practices are implemented. However, neither course spends extensive time on marketing green homes, the very purpose of NAR's Green Designation and EcoBroker(TM) Certification.

The reason why NAHB and USGBC do not work well for REALTORS(R). By-in-large new home buyers make their decision based on their emotions at the time. They place allot of emphasis on what they believe to be the most comfortable and affordable for their family. Everyone's aesthetically different and their isn't a cookie cutter approach to selling homes. The REALTOR(R) must appeal to the emotional side of their client and gently educated them on the green benefits without leading the client into making a decision based on the REALTORS(R) opinion. This isn't all that easy and it is a matter of both legal and ethical practices.

Whether you agree or not with NAR's green designation, the bottom line is NAR's Green Designation educates REALTORS(R) on the ethics of leading a client and promoting the green benefits without a legal conflict. Neither USGBC or the NAHB have that discussion during their training.

The next comment that troubled me was that EcoBroker(TM) education leeds to greenwashing and that to get the designation all you have to do is answer questions. I sure would like to know how that person got their designation if all they did was answer questions. During my training; I not only had to learn the subject matter and be able to accurately answer question regarding the material, we were asked to write small SA's to support why we answered the way we did. A trainer would then examine your response and either approve of the answer or ask you to further clarify the response. The trainer also gave further insights into each answer. Now, just like with any program, it is up to the individual to take away from the training all that it can provide and to run with it. So the second half of the response where the person stated they learned more by going out and talking with builders and organizations like the NAHB; is exactly what the EcoBroker(TM) teaches REALTORS(R) to do. If you can not put you learning in to practical application then why even bother. The bottom line is I spent the time to examine the materials, the external materials from other organizations EcoBroker(TM) "Requires" and then followed up by talking with builders, loan officers, architects, the local NAHB, among others. I never found an opportunity or misleading information that would have lead me to greenwash.

Another response promoted local programs over nationally recognized programs. This is a huge pet-peeve of mine. The world is to small to bicker over who has the best program. As a professional I personally want to take advantage of national and local programs to maximize my portfolio exposure for one, and to learn what is happening globally as well as in my own back yard. A very wise person once said: "Can't we all just get along?" There is no way we can every effective promote change if every organization out their is trying to do it their way with no regards for the efforts of others. I believe the constitution states it best; "One Nation, Under God, Indivisible," not "Let everyone fight among themselves for supremacy." Yet this seems to be the very underlying cause of controversy over green. Instead of recognizing individuality and working cooperatively, we have people making statements like our program is the only right one. We will only see mass consumer habits change as people see that the goals of green are not for organiztions to tought their accomplishments, rather their efforts are designed to benefit everyone.

Let's learn to think globally and work locally.

The Big Picture

Less than 3 percent of the water on Earth is fresh; much of that is unreachable in glaciers, icecaps, or deep in the earth: Of that less than 1% is considered potable, meaning safe for drinking. Depletion of these dwindling water supplies degrades the natural environment and can necessitate costly and habitat-destroying water projects. Water conservation practices, such as efficient appliances and fixtures, behavioral changes, and changes in irrigation practices, can reduce water consumption by as much as a third.

Fresh water is a finite resource and requires care, from the bathroom to the front lawn sprinkler to washing clothes and dishes.

Problems associated with decreased water supply include:

• Pollution from runoff

• Additional water and wastewater treatment facilities;

• Habitat degradation from surface water withdrawals;

• Destruction of wetlands, which filter pollutants; and

• Increased energy needed to treat wastewater and byproducts from power plants.

• Increased energy needed to transport potable water.

Reality Check

Changing water-use practices requires education, but requires little financial investment. Changes to developments, homes, landscaping and irrigation, and other engineering changes may require a minimal initial investment. They also may require time spent researching appropriate measures.

The Up Side

Water-efficiency measures can reduce water and sewer costs by up to 30 percent. In addition to saving money on your utility bill, water conservation helps prevent water pollution in nearby lakes, rivers and local watersheds.

Environmental Protection

Conserving water can also extend the life of your septic system by reducing soil saturation, and reducing any pollution due to leaks. Overloading municipal sewer systems can also cause untreated sewage to flow to lakes and rivers. The smaller the amount of water flowing through these systems, the lower the likelihood of pollution. In some communities, costly sewage system expansion has been avoided by communitywide household water conservation.

The Bottom Line

As water use and allocation becomes a topic of growing concern around the world, communities will be required to pay greater scrutiny to the ways water is used. Fortunately, there is a great deal of information and experience in reducing water use in a cost-efficient manner. As a result, water-conserving families enjoy more than environmental benefits. They also enjoy the cost-saving efficiencies of a well-run home.

Water Conservation in Homes

1. Check faucets and pipes for leaks.
A small drip from a worn faucet washer can waste 20 gallons of water per day. Larger leaks can waste hundreds of gallons.

2. Don't use the toilet as an ashtray or wastebasket.
Every time you flush a cigarette butt, facial tissue or other small bit of trash, five to seven gallons of water is wasted.

3. Check your toilets for leaks.
Put a little food coloring in your toilet tank. If, without flushing, the color begins to appear in the bowl within 30 minutes, you have a leak that should be repaired immediately. Most replacement parts are inexpensive and easy to install.

4. Use your water meter to check for hidden water leaks.
Read the house water meter before and after a two-hour period when no water is being used. If the meter does not read exactly the same, there is a leak.

5. Install water-saving shower heads and low-flow faucet aerators.
Inexpensive water-saving low-flow shower heads or restrictors are easy for the homeowner to install. Also, long, hot showers can use five to ten gallons every unneeded minute. Limit your showers to the time it takes to soap up, wash down and rinse off. "Low-flow" means it uses less than 2.5 gallons per minute.
Also, all household faucets should be fit with aerators. This single best home water conservation method is also the cheapest!

6. Consider installing "dual flush" or "low flush" toilets, which use 1/2 to 2 gallons per flush instead of the usual 3 to 5 gallons.

Replacing an 18 liter per flush toilet with an ultra-low volume (ULV) 6 liter flush model represents a 70% savings in water flushed and will cut indoor water use by about 30%.

7. Insulate your water pipes.
It's easy and inexpensive to insulate your water pipes with pre-slit foam pipe insulation. You'll get hot water faster plus avoid wasting water while it heats up.

8. Take shorter showers.
One way to cut down on water use is to turn off the shower after soaping up, and then turn it back on to rinse. A four-minute shower uses approximately 20 to 40 gallons of water.

9. Turn off the water after you wet your toothbrush.
There's no need to keep the water running while brushing your teeth. Just wet your brush and fill a glass for mouth rinsing.

10. Rinse your razor in the sink.
Fill the sink with a few inches of warm water. This will rinse your razor just as well as running water, with far less waste of water.

11. Use your dishwasher and clothes washer for only full loads.
Automatic dishwashers and clothes washers should be fully loaded for optimum water conservation. Most makers of dishwashing soap recommend not pre-rinsing dishes which is a big water savings. With clothes washers, avoid the permanent press cycle, which uses an added 20 liters (5 gallons) for the extra rinse. For partial loads, adjust water levels to match the size of the load. Replace old clothes washers. New Energy Star rated washers use 35 - 50% less water and 50% less energy per load. If you're in the market for a new clothes washer, consider buying a water-saving frontload washer.

12. Minimize use of kitchen sink garbage disposal units.
In-sink 'garburators' require lots of water to operate properly, and also add considerably to the volume of solids in a septic tank which can lead to maintenance problems. Start a compost pile as an alternate method of disposing food waste.

13. When washing dishes by hand, don't leave the water running for rinsing.
If your have a double-basin, fill one with soapy water and one with rinse water. If you have a single-basin sink, gather washed dishes in a dish rack and rinse them with a spray device or a pan full of hot water. Dual-swivel aerators are available to make this easier.

14. Don't let the faucet run while you clean vegetables.
Just rinse them in a sink using a stopper or a pan of clean water.

15. Keep a bottle of drinking water in the fridge.
Running tap water to cool it off for drinking water is wasteful. Store drinking water in the fridge in a safe drinking bottle.

Water Conservation in the Yard

1. Plant drought-resistant lawns, shrubs and plants.
If you are planting a new lawn, or seeding an existing lawn, use drought-resistant grasses such as Bermuda grass.
Many beautiful shrubs and plants thrive with far less watering than other species. Replace herbaceous perennial borders with native plants. Native plants will use less water and be more resistant to local plant diseases. Consider applying the principles of Xeriscaping for a low-maintenance, drought resistant yard.
Plant slopes with plants that will retain water and help reduce runoff.
Group plants according to their watering needs.

2. Put a layer of mulch around trees and plants.
Mulch will slow evaporation of moisture while discouraging weed growth. Adding 2 - 4 inches of organic material such as compost or bark mulch will increase the ability of the soil to retain moisture. Press the mulch down around the drip-line of each plant to form a slight depression which will prevent or minimize water runoff.

3. Don't water the sidewalk.
Position your sprinklers so water lands on the lawn or garden, not on paved areas. Also, avoid watering on windy days and during the mid-day.

4. Water your lawn only when it needs it.
A good way to see if your lawn needs watering is to step on the grass. If it springs back up when you move, it doesn't need water. If it stays flat, the lawn is ready for watering. Letting the grass grow taller (to 3") will also promote water retention in the soil. Install a moisture meter that turns your irrigation system on and off as the soil needs moisture. Install a rain meter so you aren't watering while it's raining.

5. Deep-soak your lawn with drip irrigation.
When watering the lawn, provide irrigation that gets down to the roots where it will do the most good. Drip irrigation, also known as trickle irrigation or micro-irrigation, is an irrigation method which saves water and fertilizer by allowing water to drip slowly to the roots of plants, either onto the soil surface or directly onto the root zone, through a network of valves, pipes, tubing, and emitters.

6. Water during the early parts of the day; avoid watering when it's windy.
Early morning is generally better than dusk since it helps prevent the growth of fungus. Early watering, and late watering, also reduce water loss to evaporation. Watering early in the day is also the best defense against slugs and other garden pests. Try not to water when it's windy - wind can blow sprinklers off target and speed evaporation.

7. Add organic matter and use efficient watering systems for shrubs, flower beds and lawns.
Adding organic material to your soil will help increase its absorption and water retention. Areas which are already planted can be 'top dressed' with compost or organic matter.
You can greatly reduce the amount of water used for shrubs, beds and lawns by:
- the strategic placement of soaker hoses
- installing a rain barrel water catchment system
- installing a simple drip-irrigation system
Avoid over-watering plants and shrubs, as this can actually diminish plant health and cause yellowing of the leaves.
When hand watering, use a variable spray nozzle for targeted watering.

8. Don't run the hose while washing your car.
Clean the car using a pail of soapy water. Use the hose only for rinsing - this simple practice can save as much as 150 gallons when washing a car. Use a spray nozzle when rinsing for more efficient use of water. Better yet, use a waterless car washing system; there are several brands on the market.

9. Use a broom, not a hose, to clean driveways and sidewalks.

10. Check for leaks in pipes, hoses, faucets and couplings.
Leaks outside the house may not seem as bad since they're not as visible. But they can be just as wasteful as leaks indoors. Check frequently to keep them drip-free. Use hose washers at spigots and hose connections to eliminate leaks.

Water conservation comes naturally when everyone in the family is aware of its importance, and parents take the time to teach children some of the simple water-saving methods around the home which can make a big difference.

I am amazed how many people take offense to this opinion. I hear arguments from almost every angle on this issue. Alternative energy suppliers and sellers maintain that regardless of how efficient the home, people will see a lower energy bill. There is some truth to this. Green builders are quick to point out that with out proper efficiency the rate of return on investment is cost prohibitive. Opponents to alternative energy also use this argument. However, there is truth to this argument as well. Opponents point out fairly quickly that most alternative energy sources are not efficient; as in the case of wind generators, they do not work with out wind, and solar PV panels do not produce energy on cloudy days. Again there is some truth to this. Opponents also point out that with the economy in the dump we need cheap sources for electricity. The truth to this is that most Americans right now do not have the extra $10,000.00 plus to put into alternative energy. They need food and medical insurance, of which over half of Americans do not have adequate medical coverage.

The truth is these are all legitimate arguments. However, the easiest steps to alternative energy use starts with energy conservation. No matter how you come at this, if you can't save energy, you are not in a position to take full advantage of alternative energy. Let me put it this way, let's say you buy a 3^rd generation Toyota Prius. You bring it home and you install a turbo charger, oversized tires, install a massive stereo system that requires an extra heavy duty alternator and batteries. Do you believe you will still get the same fuel efficiency as the window sticker says? Of course not, as a matter of fact you would instantly void the manufacturer's warranty. This is exactly what you are doing when you add alternative energy to a non-efficient home. You can not expect to take advantage of the benefits or have a realistic rate of return on investment on any alternative energy source if your home doesn't incorporate energy conservation. Add to that point that energy conservation starts with homeowner habits. If you have 3 kids and several pets your energy consumption is significantly higher. Therefore, if the homeowner doesn't educate their family members to be energy conscious, they stand to risk greater losses. This leads me to ask the simple question, if you are going to invest thousand of dollars in alternative energy, why wouldn't you want to take full advantage of every thing it provides?

Unlike a dear colleague of mine said to me, it doesn't mean starting with changing out the windows or furnace to see the most gains from energy efficient improvements either. I learned early on with buying boats that a $400 dollar survey can point out defects that can cost thousands in repairs long before you buy the boat. Most home energy audits cost around the same and can point out major defects that are costing you hundreds of dollars of energy loss. Add alternative energy without first fixing the areas of loss and you turn that hundreds into thousands of dollars in energy waste.

There is much more to this, but the bottom line is alternative energy starts with conservation.