About Allegheny County, PA

Did you know that paying attention to energy-efficiency can help you purchase a better, more comfortable home for less money?

Let me explain. When you are considering a home, your agent or mortgage broker will give you an idea of the monthly payment you can expect. The payment is broken down into principal, interest, taxes and insurance or P.I.T.I. But unless you don’t plan to turn on your lights, take a shower or run your heat, you need to remember that the monthly cost is really the P.I.T.I. + U. The U stands for utilities and the efficiency of your home could make the difference between spending several hundred dollars a year on them, or several thousand dollars a year.

Fortunately, the government really wants homeowners to live in energy efficient homes so they created EEM’s, short for Energy Efficient Mortgages, to encourage buyers to purchase efficient homes or improve existing ones. EEM’s work two different ways depending on if you are buying an existing home, that you want to make energy-efficient, or a home that is already energy-efficient.

If the home already meets the 2000 IECC standard then your payment-to-income ratio can be stretched by up to 2 percent, from 31 to 33 percent, and your debt-to-income ratio stretched from 43 to 45 percent. The theory of the stretch is that the improved efficiency of these homes will reduce the monthly utility costs by enough to cover the increase in the mortgage created by the ratio stretch.

If it’s an older home then EEM’s can be used to finance home efficiency improvements using the similar logic, the improvement costs that will be rolled into the mortgage will be offset by the decrease in you utility bills. The process is a bit more complicated so be sure that you state it is something you want right up front, and it’s best to have a real estate agent who understands the steps to make an EEM work.

When you find the home you want, a qualified HERS (Home Energy Rating System) energy rater will test and inspect the property in its current condition. This needs to be done as early in the process as possible, usually within your 10 -15 day inspection period after you have made an offer. The rater will submit a written report that includes a list of recommended energy improvements, estimated costs and energy savings that will be achieved by making those improvements. If the estimated cost of these improvements, as related to the increase in your mortgage payment once they are rolled in, are less than or equal to the estimated energy savings then the EEM will be approved. This is an important point; all energy upgrades must be cost-effective in order to be eligible. EEM’s will allow up to 5% of the purchase to be used for energy-efficient upgrades. The money will be set aside in an escrow account and after closing the buyer will have 90 days to have the work completed, at which time the rater will conduct a final inspection and the contractors paid. Any left over money will be applied to the buyer’s loan.

The goal of the EEM for both new and old homes is that the P.I.T.I. + U for an efficient home will be the same, or less, as the P.I.T.I. + U for an inefficient one, you will simply be paying different proportions of you monthly costs to different places, utilities vs. P.I.T.I.

Now you may be saying, So What! If the cost is going to be almost the same, why should I bother upgrading my home to be more efficient? There are three big reasons, Comfort, Durability and the Environment.

First, if you have ever lived in an older Pittsburgh home in the winter you know that eventually you are going to do have to something about the cold and drafts. You’ll either decide to wear your ski clothes indoors, huddle by the space heater or crank the thermostat and deal with a monster heating bill. Maybe this is ok with you, but when the option to have a more comfortable home is available for no additional cost, or maybe even a bit less, wouldn’t you want to choose that instead?

Second, sealing and insulating a home keeps out moisture, bugs, dirt and other nasty things that take a toll on what may be your biggest investment.

Finally, it’s better for the environment. Our buildings produce 40% of the greenhouse gases in the atmosphere each year. Plus, using less energy reduces our dependence on fossil fuels. When you consider that this is an improvement that can be accomplished while still putting money back into your wallet, it seems like a no-brainer.

Even though EEM’s have been around since the 70’s a lot of people haven’t heard of them. In 2008, 78% of homeowners said no one mentioned energy efficiency during their purchase process, even though 90% of buyers now say that energy efficient features are important. So, while many people think that the only way to get an energy efficient home is to buy a new one. The truth is that EEM’s are a great tool for making any home more efficient, better for the planet and better for your pocketbook too.

Want to find out more about how an EEM can help you get the perfect energy-efficient home? Call Christa Ross from RE/MAX Select Realty, your certified green agent and RE/MAX green specialist at 724-933-6300 x214 or visit my website at www.greenhomespgh.com.

I visited the Riverside Mews Condominium project on Pittsburgh's South Side a few weeks ago. These LEED certified, high-end condos being built by Sota Construction show exactly how beautiful and high-quality a green home can be. The first thing you notice about the project is the modern geometric styling that incorporates outdoor space in every home. Plans call for a total of 48 units to be built between 18th and 19th Street on Pittsburgh’s South Side.

The homes were voted Best Green / Energy Efficient Homes under 500K by the Builders Association of Metropolitan Pittsburgh in 2008. And rightfully so, they incorporate the latest energy-efficient building techniques and materials, as well as amazing luxury finishes. Low-VOC paint throughout, bamboo floors, sustainable produced ceramic tile in the spa-like bathrooms, granite countertops and stainless ENERGY STAR appliances are all standard.

To get maximum energy-efficiency the homes are insulated with Bio-spray foam, which both seals and insulates all exterior walls, and wool batting between the units to insulate from the neighbors. High-efficiency heat pumps, sealed ductwork and tankless water heaters are standard on all units. Even the driveway is made of recycled cobblestone that was found on site and repurposed as pavers. The aggregate in the concrete was once at the bottom of the rivers, before it was dredged and used to form concrete block for the project, and the metal work was fabricated locally from recycled aluminum.

Their new model is a showpiece of green and sustainable design, but the most unique unit is the planned zero-energy home which is heated by a geo-thermal heat pump and lit throughout with LED lighting. All the condos are, or will be, ENERGY STAR labeled with HERS ratings in the mid 50’s all the way down to the 20’s.

Riverside Mews also benefits from a great central location (A walk score of 95 out of 100) with an easy commute to downtown or Oakland by bike or on foot. Plus with all the Southside restaurants, clubs and shopping it will be easy to leave your car parked.

Want to see Riverside Mews for yourself? Call Christa Ross from RE/MAX Select Realty, your certified green agent and RE/MAX green specialist at 724-933-6300 x214 or visit my website at www.greenhomespgh.com.

Carnegie is a charming neighborhood located just 4 miles from downtown Pittsburgh. It sits strategically at the intersection of I-279 and I-79. Over 400 small and large businesses call it home, many located on the small-town style Main Street.

Pop City calls Carnegie “one of Pittsburgh’s best kept secrets” but with all the development going on it won’t be a secret for long. Several of Pittsburgh’s best restaurants are located in Carnegie. Matter of fact, the Post Gazette has recently given high marks to three of Carnegie's favorite main street dining establishments, BabyFace's Carnegie Grill, Ciao and Sunset Pizza & Grille. Be sure to give them a try.

Carnegie is also home to a host of galleries, shops, bars and the Andrew Carnegie Free Library and Music Hall.

Carnegie’s walk-ability, public transportation, convenient, centralized location and small town atmosphere may be the perfect match for you.

Want to find a home in Carnegie? Call Christa Ross from RE/MAX Select Realty, your certified green agent and RE/MAX green specialist at 724-309-1758 or visit my website at www.greenhomespgh.com.

Autumn: The thing I miss most about living in Sewickley, Pennsylvania. This pic was taken in our front yard.....house is still for sale if anyone is interested!

Interested, you should be, because this is one of the first homes in the Pittsburgh, PA area that is green, energy-efficient, affordable and pretty darn stylish as well. The property is called E lane @ Carnegie and it sits right off Washington Avenue in Carnegie, PA.

Because of its orientation to the road it can be easy to miss, but swing up the driveway and you will see an amazing modern prairie-style home that incorporates creative ideas, sustainable materials and elegant, simple living that is good for your pocketbook, health and the environment.

The two homes at E lane (there are plans for nine total) are ENERGY STAR® qualified homes, meaning they have been tested by an independent energy auditor who has assigned a HERS Index to the home. It takes into account things like insulation, air sealing, heating, cooling and other energy usage aspects of a home. In order for a home to be called an ENERGY STAR home if must beat an 85 on the HERS Index, which relates to a saving of at least 15% more energy efficient than homes built to the 2004 International Residential Code, and include additional energy-saving features that typically make them 20–30% more efficient than standard homes.

Part of any Energy Rating is the report that not only shows the HERS Index score, but also specific details of the construction methods, mechanical systems, lighting, heating, cooling and appliances. A Certified Energy Auditor will test the home with high-tech tools like a blower door and duct blaster. These tools can tell how and where hot and cool air leaks in and out of a home. All this information, and existing utility bills (if any), are fed into a computer program that returns estimates of energy costs and how they can be affected by changes to a home. It also spits out the HERS Index.

Using this report it is possible to compare how one home stacks up against another. I decided to take a look at how E lane @ Carnegie would compare to a typical, older Pittsburgh home. By working with a local Energy Auditor, I was able to secure a rating on a comparable Pittsburgh home.

E lane @ Carnegie is a 1,100 square feet, single floor, 2 Bedroom, 2 Bathroom, and 2 Car Garage Home. It is built using SIP construction; foam air sealed and sits on an insulated crawl space. It is heated with a high-efficiency electric heat pump. Matter of fact, the home is all electric and qualifies for a reduced rate with Duquesne Light. E lane @ Carnegie has a HERS Index of 69.

The comparable home is a typical ranch you see in many local neighborhoods. It is 1,085 sq feet, single floor, 2 Bedroom, 1.5 Bathroom, and 1 Car Garage. It’s an older, brick home that sits on a full basement with the garage integrated. It is heated with a gas, forced air furnace that was new enough that replacement is not recommended. It achieved a HERS Index of 159.

So how did they stack up? Take a look:

E lane is the obvious winner with total energy costs of only $1,141 a year. If you look at just heating, you will see that at $319 a year, your average bill would only be $26.58 a month! The comparable homeowner will spend $4,309 a year on their energy bills, the majority to cover the $2,856 heating bill. Based on the Energy Reports, you could expect to save almost $264 a month on your utilities if you were to live here, rather than buying an older home somewhere else. It’s even more amazing when you think about how that plays out over time. In one year, you’ll save $3,168. In 10 years, you’ll save $31,680, just by making a smart home buying decision.

The story doesn’t end there, because all that energy you don’t use adds up to savings for the environment too. According to the EPA’s ENERGY STAR program an ENERGY STAR home eliminates the emissions from 0.5 vehicles, saves 3,000 lbs of coal, is equal to planting almost an acres of trees and saves the environment 5,800 pounds of CO2 per year. Those are some pretty big numbers.

Of course, there are many other benefits to buying one of these green, energy-efficient homes like comfort, a great walk-able neighborhood, creative, no-maintenance landscaping, an ADA-friendly floor plan and a layout for modern living.

You can find out more going to www.elane.biz or contact me.

Want to see E lane @ Carnegie for yourself? Call Christa Ross from RE/MAX Select Realty, your certified green agent and RE/MAX green specialist at 724-309-1758 or visit my website at www.greenhomespgh.com.