EcoBroker on CNBC

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell
allyson@mySLOhome.com

Coldwell Banker Premier
689 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401
(800) 549-7884 tollfree

www.mySLOhome.com

Ten Least Affordable Cities

1. New York-White Plains-Wayne, NY-NJ
2. San Francisco-San mateo-Redwood City, CA
3. Nassau-Suffolk, NY
4. Los Angeles-Long Beach-Glendale, CA
5. Miami-Miami Beach-Kendall, FL
6. Santa Ana-Anaheim-Irvine, CA
7. El Paso, TX
8. Newark-Union, NJ-PA
9. Honolulu, HI10. Seattle-Bellevue-Everett, WA


Ten Most Affordable Cities

1. Indianapolis-Carmel, IN
2. Warren-Troy-Farmington Hills, MI
3. Youngstown-Warren-Boardman, OH-PA
4. Detroit-Livonia-Dearborn, MI
5. Grand Rapids-Wyoming, MI
6. Syracuse, NY
7. Dayton, OH
8. Akron, OH
9. Cleveland-Elyria-Mentor, OH
10. Scranton-Wilkes-Barre, PA


If the big city isn't your thing, you may be more interested in checking into the most and least affordable cities under 500,000:

Ten Least Affordable Cities with a Population Under 500,000

1. San Luis Obispo-Paso Robles, CA
2. Ocean City, NJ
3. Santa Cruz-Watsonville, CA
4. Napa, CA
5. Flagstaff, AZ
6. Medford, OR
7. Bend, OR
8. Mount Vernon-Anacortes, WA
9. St. George, UT
10. Laredo, TX


Ten Most Affordable Cities with a Population Under 500,000

1. Lansing-East Lansing, MI
2. Sandusky, OH
3. Lima, OH
4. Springfield, OH
5. Bay City, MI
6. Battle Creek, MI
7. Canton-Massillon, OH
8. Saginaw-Saginaw Township North, MI
9. Utica-Rome, NY
10. Binghamton, NY

For more fun stats brought to you by NAHB and Wells Fargo, be sure to head to the official Housing Opportunity Index page below. For a slightly different take, check out last year's guide to the best US cities to live, work, and play. Let's hear how the NAHB's list matches up to your expectations (good god, Ohio!) in the comments.
NAHB/Wells Fargo Housing Opportunity Index (HOI) [via Consumerist] http://www.nahb.org/page.aspx/category/sectionID=135
HOUSING AFFORDABILITY SURGES AT YEAR-END 2008
February 19, 2009 - Nationwide housing affordability surged at year-end 2008 to its highest level in at least five years, according to the National Association of Home Builders/Wells Fargo Housing Opportunity Index (HOI), released today.

The HOI indicated that 62.4 percent of all new and existing homes that were sold in the final quarter of 2008 were affordable to families earning the national median income of $61,500, up considerably from the 56.1 percent of homes that were affordable to such families in the previous quarter and the 46.6 percent of homes that were affordable to them at the end of 2007.

“Falling home prices and very favorable mortgage rates both contributed to the housing affordability gains we saw in the fourth quarter of 2008,” said NAHB Chairman Joe Robson, a home builder from Tulsa, Okla. “However, at the same time, worsening economic conditions, historically low consumer confidence and uncertainty about future home prices kept many qualified buyers on the sidelines.

Looking forward, we hope that the newly improved first-time home buyer tax credit, included in recently enacted economic stimulus legislation, will help spur buyer demand, and that government efforts to reduce foreclosures will put a floor under declining home values.”

The most affordable major housing market in the country during the fourth quarter was once again Indianapolis, Ind., which has now topped the affordability list 14 consecutive times. There, just over 93 percent of all homes sold in the fourth quarter of 2008 were affordable to households earning the area’s median family income of $65,100.

Also near the top of the list of the most affordable major metro housing markets were Warren-Troy-Farmington Hills, Mich.; Youngstown-Warren-Boardman, Ohio-Pa.; Detroit-Livonia-Dearborn, Mich.; and Grand Rapids-Wyoming, Mich.

Several smaller housing markets posted even higher affordability scores than Indianapolis, with Lansing-East Lansing, Mich. outscoring all others. There, a full 95 percent of homes sold at the end of 2008 were affordable to middle-income earners. Other small housing markets ahead of Indianapolis on the affordability scale included Sandusky, Lima and Springfield, all in Ohio, as well as Bay City, in Michigan.

The nation’s least affordable major housing market in the fourth quarter was again New York-White Plains-Wayne, N.Y.-N.J., where just under 14 percent of all homes sold during the period were affordable to those earning the median income of $63,000. This was the metro area’s third consecutive appearance at the bottom of the list. Other major metros near the bottom of the chart included San Francisco, Calif.; Nassau-Suffolk, N.Y.; Los Angeles-Long Beach-Glendale, Calif.; and Miami, Fla.

Among smaller metro areas, San Luis Obispo-Paso Robles, Calif. was the least affordable market, along with Ocean City, N.J.; Santa Cruz-Watsonville, Calif.; Napa, Calif.; and Flagstaff, Ariz., respectively.

Please visit www.nahb.org/hoi for tables, historic data and details.

EDITOR’S NOTE: The NAHB/Wells Fargo HOI is a measure of the percentage of homes sold in a given area that are affordable to families earning that area’s median income during a specific quarter. Prices of new and existing homes sold are collected from actual court records by First American Real Estate Solutions, a marketing company. Mortgage financing conditions incorporate interest rates on fixed- and adjustable-rate loans reported by the Federal Housing Finance Board. The NAHB/Wells Fargo Housing Opportunity Index is strictly the product of NAHB Economics, and is not seen or influenced by any outside party prior to being released to the public.
http://www.nahb.org/news_details.aspx?sectionID=135&newsID=8665

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell
allyson@mySLOhome.com

Coldwell Banker Premier
689 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401
(800) 549-7884 tollfree

www.mySLOhome.com

Green as Side-Effect of Saving Money, and Vice-Versa

The Simple Dollar, Trent Hamm's personal finance blog, has a great article called 18 Things a New Homeowner Should Do Immediately to Save Money.

It just so happens that the very same tips that can help you save money are also very green. In fact, out of the 18 tips, 16 are directly green, and the last 2 could be considered green indirectly. Maybe there are some you haven't done yet. See the list below. Here is the complete list. For details, check out the article at The Simple Dollar.

1. Check the insulation in your attic - and install more if needed.
2. Lower the temperature on your hot water heater down to 120 degrees Fahrenheit (55 Celsius).
3. Toss a water heater blanket over that hot water heater as well.
4. Install ceiling fans in most rooms.
5. Wrap exposed water pipes with insulation.
6. Install a programmable thermostat - and learn how to use it.
7. Hang a clothes rack in your laundry room (or, better yet, an outdoor clothesline).
8. Check all toilets and under-sink plumbing for leaks or constant running - and check faucets, too.
9. Replace your air handling filter.
10. Make sure the vents in all rooms are clear of dust and obstructions.
11. Mark any cracks in the basement with dated masking tape.
12. Install CFL and LED light bulbs in some locations.
13. Choose energy efficient appliances, even if you have to pay more up front.
14. Set up your home electronics with a SmartStrip or two.
15. Air-seal your home.
16. Plant shade trees near your house.
17. Take advantage of tax benefits for any improvements you make.
18. Develop a home maintenance checklist - and run through it for the first time.

For more tips on how to go green, which can also save you some money, check out Treehugger.com's GoGreen guides.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell
allyson@mySLOhome.com

Coldwell Banker Premier
689 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401
(800) 549-7884 tollfree

www.mySLOhome.com

New Studies Confirm Higher Value for Green Real Estate

"If you’re building today without LEED, you’re building in obsolescence." – Mark Bennett, National Green Building Finance and Investment Forum

by Allyson Nakasone, Realtor® and EcoBroker®

Green buildings have higher resale value, rental rates, occupancy, and occupant satisfaction than comparable non-green properties.

Recent studies by the US Green Building Council and The CoStar Group compared green buildings with similar non-green buildings to determine how much owners save on energy costs, and how much more they earn in rents or sales of properties certified LEED or ENERGY STAR.

"The results are in, and all those green building developers have reason to crow," says Adam Aston in a post at BusinessWeek. "The data has been scant because most green buildings are just a few years old, so data on their resale value, rental rates, and occupancy has been statistically slim."

The new findings make a "strong economic case for developing green buildings," says Andrew Florance, CoStar president. "Green buildings are clearly achieving higher rents and higher occupancy, have lower operating costs, and achieve higher sale prices."

Mark Bennett, a senior attorney with law firm Miller Canfield who specializes in green building and chairs the National Green Building Finance and Investment Forum, says the nation’s top institutional investors "basically said, 'If you’re building today without LEED, you’re building in obsolescence.' "

ENERGY STAR is a joint program of the US EPA and Department of Energy to protect the environment through energy efficient products and practices. Results are adding up: Americans reduced energy use and greenhouse gas emissions last year equivalent to 27 million cars, while saving $16 billion on their utility bills.

EPA’s ENERGY STAR program rates a building’s energy use in relation to existing national building stock for the same activity type. The calculations are normalized for temperature and other key variables, such as schedule and occupancy. The average ENERGY STAR rating of LEED buildings was better than 68% of similar buildings, and nearly half were better than 75% of non-green buildings.

Leadership in Energy and Environmental Design (LEED) Green Building Rating System™ is managed by the US Green Building Council, which developed the standards through an open, consensus-based process. The more green elements, the higher the rating – from green LEEDer to silver, gold, and platinum levels.

From USGBC.org: LEED is a third party certification program and the nationally accepted benchmark for design, construction and operation of high performance green buildings. LEED gives building owners and operators the tools they need to have an immediate and measurable impact on their buildings’ performance. LEED promotes a whole-building approach to sustainability by recognizing performance in five key areas of human and environmental health: sustainable site development, water savings, energy efficiency, materials selection and indoor environmental quality.

Architects, real estate professionals, facility managers, engineers, interior designers, landscape architects, construction managers, lenders and government officials all use LEED to help transform the built environment to sustainability. State and local governments across the country are adopting LEED for public-owned and public-funded buildings; there are LEED initiatives in federal agencies, including the Departments of Defense, Agriculture, Energy, and State; and LEED projects are in progress in 41 different countries, including Canada, Brazil, Mexico and India.

"One sharp contrast between ENERGY STAR and LEED is where the responsibility for implementation falls," says Andrew C. Burr, writing for CoStar Group. "With LEED, the burden for certification is largely on architects and engineers at the design stage. With ENERGY STAR, which looks exclusively at energy consumption in existing assets, responsibility shifts to property managers."

THE GREEN PREMIUM Here’s how two green building standards programs cut energy use and increase the finances of newly built green commercial buildings:

LEED certified
Energy savings: 25-50%*
Rent premium, per square foot: $11.24
Increase in occupancy rates: 3.8%
Sales premium, per square foot: $171

ENERGY STAR certified
Energy savings: <40%*
Rent premium, per square foot: $2.38
Increase in occupancy rates: 3.6%
Sales premium, per square foot: $61

ENERGY STAR
US GREEN BUILDING COUNCIL
COSTAR GROUP

Allyson Nakasone is a Realtor® and Ecobroker® with Coldwell Banker Premier in San Luis Obispo, and a member of SLO Green Build and the ECOSLO board of directors. Call Allyson at (805) 234-0809 for your free copy of the Top 20 No-Cost to Low-Cost Green Building and Renovating Strategies, or to discuss your interest in buying or selling green property.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell
allyson@mySLOhome.com

Coldwell Banker Premier
689 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
www.mySLOhome.com

VOTE HERE for SLO GREEN REAL ESTATE and MY SLO HOME blog

The FHA Mortgage Center invited us to participate in their Real Estate Blog Contest, running through the end of May 2008. We're happy to participate and invite you to click the link to vote for SLO GREEN REAL ESTATE and MY SLO HOME blog.

If you really, really like our blog you can come back every day in May and vote again, according to the folks at the FHA Mortgage Center, who will award the winning three favorite real estate blogs $500 each.

Please click and vote!

Vote for this site

Real Estate Blog Contest

presented by FHA Mortgage Center

Allyson Nakasone

Realtor® EcoBroker™

CALL (805) 234-0809 cell

allyson@mySLOhome.com

Coldwell Banker Premier

689 Tank Farm Road, Suite 230

San Luis Obispo, CA 93401

(800) 549-7884 tollfree

www.mySLOhome.com

What can a green real estate agent do for you?

One of my favorite environmental websites -- Treehugger.com -- has a series of great articles about green real estate and green building.

Warren McLaren of Sydney, in his Treehugger series Verdant Vocations, wonders about real estate agents who claim to be green. "As some realtors are looking for any marketing advantage in an increasingly tough industry, it would be prudent to double-check any eco-claims," he writes. "Third party certification is a useful guide to a professional's credentials."

People have asked me about my green credentials. It's a good question and I'm happy to talk about it. I became an EcoBroker because it's important to me that my environmental ethics align with my profession. EcoBroker certification is an extensive, accredited real estate training program that covers green building and renovation, including indoor air quality and energy efficiency, and the benefits of going green to health, comfort and the environment.

I also have a degree in Soil Science with a focus on sustainable agriculture. I'm a Master Gardener, longtime boardmember of the Environmental Center of San Luis Obispo, member of SLO Green Build and the local chapter of the US Green Building Council, and co-chair of the SLO Association of Realtor's new Environmental Committee. I really do know good dirt, above and below ground. And I really do hug trees!

Here's a summary of Warren McLaren's list of what you can expect from a green real estate agent:

1. List local green properties for sale and direct buyers to green properties.

2. Drive a low pollution vehicle, and minimize driving through the use of email and a website.

3. Certified EcoBroker, Leadership in Environmental Education and Design (LEED) accredited professional, or similar accredited training.

4. Understand indoor air quality, volatile organic compounds, electromagnetic fields, and other sick building problems that contribute to health issues.

5. Provide information to landlords and tenants about how to green a rented property.

6. Understand a property’s exposure to asbestos, radon, lead, mold, and contaminated soils.

7. Know a property’s environmental assets, such as proximity to public transport, passive solar design, thermal efficiency, renewable energy systems, ventilation, water saving landscaping, and daylighting.

8. Suggest possibilities for eco-renovation and be able to refer to reputable green tradespersons.

9. Advise both sellers and buyers about tax credits and rebates for energy and water efficiency upgrades, and programs like Energy Star Qualified Homes.

10. Donate to local environmental groups, land conservation funds and green building associations.

So, what can a green real estate agent do for you? Call one today!

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell
allyson@mySLOhome.com

Coldwell Banker Premier
689 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
www.mySLOhome.com

7-point challenge for building owners and managers

BOMA International, the Building Owners and Managers Association with member groups throughout the world, is challenging the commercial real estate community to reduce natural resource use, reduce non-renewable energy use, and reduce waste in everyday business practice.

BOMA's International Chairman and Chief Elected Officer Brenna S. Walraven says, “Market transformation is achievable when organizations step up to the challenge.”
Here is BOMA's 7-Point Challenge:

1. Continue to work towards a goal to decrease energy consumption by 30 percent across your portfolios by 2012 – as measured against an “average building” measuring a 50 on the ENERGY STAR® benchmarking tool in 2007.
   
   
2. At least once a year, benchmark your energy performance and water usage through EPA’s ENERGY STAR benchmarking tool (and share your results with BOMA);
   
   
3. Provide education to your managers, engineers, and others involved in building operations, to ensure that equipment is properly maintained and utilized;
   
   
4. Perform an energy audit and/or retro-commissioning of your building, and implement low-risk, low-cost and cost effective strategies to improve energy efficiency with high returns;
   
   
5. Extend equipment life by improving the operations and maintenance of building systems and ensure equipment is operating as designed;
   
   
6. Through leadership, positively impact your community and your planet by helping to reduce your industry’s role in global warming; and
   
   
7. Position yourself and the industry as leaders and solution providers to owners and tenants seeking environmental and operational excellence.

BOMA International's members are building owners, managers, developers, leasing professionals, medical office building managers, corporate facility managers, asset managers, and the providers of the products and services needed to operate commercial properties.
Collectively, BOMA members own or manage more than nine billion square feet of office space, which represents more than 80 percent of the prime office space in North America!

BOMA International was honored at the recent Energy Star® Awards gala in Washington D.C. with a Partner of the Year award for Energy Efficiency Program Delivery. This was the second year in a row that BOMA received the award. BOMA is still the first and only commercial real estate association to be recognized with this honor.

ENERGY STAR® is a joint program of the U.S. Environmental Protection Agency and the U.S. Department of Energy to promote energy-efficient products and practices. According to ENERGY STAR, Americans saved enough energy in 2007 alone to avoid greenhouse gas emissions equivalent to those from 27 million cars and saved $16 billion on their utility bills.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
689 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
allyson@mySLOhome.com

CEC: green building could save more energy than is used by ALL cars

Promote Green Buildings for Biggest, Easiest Cuts in North American CO2 Emissions, says new CEC report

Buildings responsible for over one-third of continent’s CO2 emissions;Report prescribes policies to slash buildings’ energy use

Vancouver, 13/03/2008

Promoting the green design, construction, renovation and operation of buildings could cut North American greenhouse gas emissions that are fuelling climate change more deeply, quickly and cheaply than any other available measure, according to a new report issued by the trinational Commission for Environmental Cooperation (CEC).

North America’s buildings cause the annual release of more than 2,200 megatons of CO2 into the atmosphere, about 35 percent of the continent’s total. The report says rapid market uptake of currently available and emerging advanced energy-saving technologies could result in over 1,700 fewer megatons of CO2 emissions in 2030, compared to projected emissions that year following a business-as-usual approach. A cut of that size would nearly equal the CO2 emitted by the entire US transportation sector in 2000.

It is common now for more advanced green buildings to routinely reduce energy usage by 30, 40, or even 50 percent over conventional buildings, with the most efficient buildings now performing more than 70 percent better than conventional properties, according to the report.

Despite proven environmental, economic and health benefits, however, green building today accounts for a only small fraction of new home and commercial building construction—just two percent of the new non-residential building market, less than half of one percent of the residential market in the United States and Canada, and less than that in Mexico.

The report, Green Building in North America: Opportunities and Challenges, is the result of a two-year study by the CEC Secretariat. It was prepared with advice from an international advisory group of prominent developers and architects, sustainability and energy experts, real estate appraisers and brokers, together with local and national government representatives.

“Improving our built environment is probably the single greatest opportunity to protect and enhance the natural environment. This report is a blueprint for dramatic environmental progress throughout North America—mostly using the tools and technology we have on hand today,” says CEC Executive Director Adrián Vázquez. “Green building represents some of the ripest ‘low-hanging fruit’ for achieving significant reductions in climate change emissions.”

Even with rapid growth projected in the green building market across all three countries, the report says public and private sectors must embrace substantial changes to the planning, development and financing of commercial and residential buildings to overcome what it says are significant barriers to the widespread adoption of high-performance buildings throughout North America.

Jonathan Westeinde, managing partner of The Windmill Development Group in Ottawa and the CEC’s advisory group chair, states “As a developer, I rely on the fact that green building is a proven concept—with construction costs and market benefits that are rapidly improving. This report shows what is needed to scale up and put green building at the heart of a healthy, energy-secure North America.”

The report highlights the importance of green building in urban development. Seattle Mayor Greg Nickels, whose city hosted a CEC symposium on green building in May 2007, states, “Green building is a cornerstone for creating strong, sustainable communities. In Seattle, we are convinced that cities that make the commitment and investment in green development now will have a significant advantage in the long run.”

Report authors describe a number of disincentives to green building to be overcome. For example, how to encourage developers to incur the marginal cost of green building features when the long-term energy-saving benefits will be passed on to the new owners or tenants.

They recommend ways to accelerate the market uptake of green building and make it the standard practice for all new construction and renovation of existing buildings in North America. Among its recommendations, the report calls upon North American government, industry and nongovernmental leaders to:

• Create national, multi-stakeholder task forces charged with achieving a vision for green building in North America;
  
  
• Support the creation of a North American set of principles and planning tools for green building;
  
  
• Set clear targets to achieve the most rapid possible adoption of green building in North America, including aggressive targets for carbon-neutral or net zero-energy buildings, together with performance monitoring to track progress towards these targets;
  
  
• Enhance ongoing or new support for green building, including efforts to promote private sector investment and proper valuation methods; and
  
  
• Increase knowledge of green building through research and development, capacity building, and the use of labels and disclosures on green building performance.

The recommendations complement ongoing efforts by federal, state/provincial and local governments as well as industry and trade associations and nongovernmental organizations.

The CEC study notes several government and industry initiatives that promote aggressive energy performance improvements in the building sector. One study completed for the report signals the potential of green building to yield tremendous energy improvements and greenhouse gas emissions reductions in the building sector by 2030, and suggests a path toward zero net-energy and carbon-neutral buildings.

The report was produced by the Secretariat of the CEC, prepared under Article 13 of the North American Agreement on Environmental Cooperation (NAAEC) and is not intended to reflect the views of the Parties to that agreement. Information for the report came from background reports prepared by independent experts and from two public meetings. The report and associated background reports, along with a portfolio of selected green buildings in Canada, Mexico and the United States is available now online at www.cec.org/greenbuilding/.

The CEC was established by Canada, Mexico and the United States to build cooperation among the North American Free Trade Agreement (NAFTA) partners in implementing NAAEC, the environmental side accord to NAFTA. The CEC addresses environmental issues of continental concern, with particular attention to the environmental challenges and opportunities presented by continent-wide free trade.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
689 Tank Farm Road, Suite 230
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
allyson@myslohome.com

Builders Challenge: US Dept of Energy encourages building 220,000 energy-efficient homes by 2012

Builders Challenge

The U.S. Department of Energy (DOE) has launched the Builders Challenge, a voluntary national energy savings program calling for the U.S. homebuilding industry to build 220,000 high-performance, energy efficient homes by 2012.

High-performance homes use at least 30% less energy

A high-performance home would use at least 30 percent less energy than a typical new home built to meet criteria of the 2006 International Energy Conservation Code. As part of DOE’s Builders Challenge, 38 homebuilders have already pledged to build an estimated total of 6,000 high-performance homes. Ultimately, DOE aims to see 1.3 million homes of this high standard constructed by 2030, allowing Americans to save $1.7 billion in energy costs, or the carbon equivalent of taking 606,000 cars off the road annually.

The E-Scale Label

In order to meet Builders Challenge requirements, a high-performance home must score a 70 or lower on DOE’s EnergySmart Home Scale (E-Scale), which rates a home’s energy performance, enabling home buyers to make smart energy decisions when purchasing a home.

An E-Scale label would be placed on a home’s electrical panel to identify it as a DOE Builders Challenge home and to provide an understanding of the home’s energy efficiency. Typical homes built today average a score of 100 on this scale. The Builders Challenge aims for a rating of 70 or lower, making them approximately 30 percent more energy efficient than a typical new home.

The ultimate goal is to have all new homes rate a zero on this scale, also referred to as a zero-energy home - meaning a home produces at least as much energy as it consumes.

$2,000 federal tax credit

Meeting criteria outlined in theses packages can also allow homeowners to qualify for a $2,000 federal tax credit enacted in section 1332 of the Energy Policy Act of 2005. In order to qualify for this credit, each home must have a level of annual heating and cooling energy consumption at least 50 percent below the annual level of heating and cooling energy consumption of a comparable home. Learn more about the tax credits available for the construction of new energy efficient homes.

Understanding Your Home's Energy Performance with the EnergySmart Home Scale (E-Scale)

The E-Scale is an easy-to-understand metric that helps homebuyers and homeowners evaluate how many "miles per gallon" their homes get - helping them to make smart energy decisions when purchasing or updating a home. It is designed to provide clear, objective answers to basic questions:

How much energy does this home consume?
How does it compare to a code home?
How close is it to the "ultimate" - a net zero energy home?

The E-Scale is placed by participating builders on the power panels of homes that meet the Builders Challenge goal of a 70 or better on the E-Scale, showing energy performance achieved for each individual home or model. Participating builders and partner organizations may also:

• Co-brand the E-Scale label with their logos and program or product names
• Augment the rating with estimates of annual energy dollar savings - which can help homebuyers get better mortgage terms
• Include estimates of carbon dioxide reductions associated with the energy savings. The Builders Challenge is in the process of developing a carbon footprint metric to add to the label.
• The E-Scale is based on the well-established Home Energy Rating System (HERS) index, developed by RESNET, the Residential Energy Services Network. For more information on the technical rating system behind the E-Scale, visit the Residential Energy Services Network.

US Department of Energy, Builders Challenge
Residential Energy Services Network (RESNET®)
Lifestyles of Health and Sustainability (LOHAS)
Oikos Green Building Source

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
anakasone@charter.net

India's new LEED certified hotels

!!!
India Times reported today that the first green hotels ever built in India will be ready for guests next summer. The 280-room Park Hotel in Hyderabad is going for the gold LEED rating, and another Park Hotel in Pune will have a standard LEED rating. Several more hotels are also being built green throughout India.

LEED (Leadership in Energy and Environmental Design) is a designation of the US Green Building Council for buildings constructed with nontoxic, sustainable, recycled and energy-efficient components.

"While at a green certified building, energy is marginally saved," said Engineer Prem C Jain, explaining the difference between ratings. "In platinum rated buildings, energy is saved till the last drop."

"What if India (and perhaps other rapidly growing Middle Income Countries) were able to leapfrog high-carbon development?" wonders Eazibee, whose blog is called Reasons to be Hopeful. "With India's strong R&D and technology base, there's certainly a chance."

To learn more about LEED certification visit the US Green Building Council.

Economic Times India Times
US Green Building Council
Reason to be hopeful

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
anakasone@charter.net

Hold the Mold

Mold Mitigation in Homes and Buildings

Molds occur naturally in our environment. Mold will grow when excessive moisture or water accumulates indoors, particularly if the moisture problem remains undiscovered or un-addressed.

People who are sensitive to molds may experience nasal stuffiness, eye irritation, wheezing, or skin irritation. People with serious allergies may react with asthma, fever, and shortness of breath. People with chronic lung illnesses can develop mold infections in their lungs.

Molds reproduce by tiny spores, which waft continually through indoor and outdoor air. When spores land on a damp spot, they grow by digesting wood, paper, carpet, and foods.
The key to mold control is moisture control, as mold spores cannot reproduce without moisture. If conditions causing mold to grow are not corrected, mold will grow – and grow again.

Things You Can Do to Prevent Mold

A tight, energy efficient house can hold moisture inside. Here’s what you can do to reduce moisture and mold in any building:

Open windows and doors between rooms whenever cooking, dishwashing, or showering create excessive moisture in the air.

Use trays under indoor plants that are large enough to catch overflow. If overflows occur, sop up water and move the pot to allow carpeting to dry thoroughly.

Caulk around windows to keep the interior glass warmer and reduce condensation.

Add insulation to reduce condensation on piping, exterior walls, roof and floors.

Cover dirt in crawlspaces with plastic tarps to prevent moisture from coming up from the ground. Be sure crawlspaces are well-ventilated.

Increase air circulation by using fans and moving furniture away from walls and especially corners. Humidifiers are not recommended for use in buildings without proper vapor barriers.
Install a vapor barrier (plastic sheeting) over a concrete floor if carpet will be installed over a concrete floor. Sub-flooring (insulation covered with plywood) also helps prevent moisture problems. Do not install carpeting with continuous moisture exposure, such as near drinking fountains, sinks, or tubs.

Vent bathrooms and dryers to the outside, not into the attic, to reduce indoor humidity (ideal is 30-60%).

Turn off appliances such as humidifiers or kerosene heaters if you notice moisture condensing on windows and other surfaces.

Fix leaks and seepage. Your options range from simple landscaping to extensive excavation and waterproofing. The ground should slope away from the house. Pipe leaks should be repaired.

Install and clean gutters to keep water away from the house and out of the basement.

Clean and dry any damp or wet building materials and furnishings within 24-48 hours to prevent mold growth. Water and mild detergent can clean hard surfaces, then dry completely.

Replace moldy absorbent materials such as ceiling tiles, carpet and insulation. They cannot be cleaned effectively and should be removed.

Some molds can be toxic and homeowners should not attempt to remove them. A positive determination can only be made by an expert and may require laboratory analysis for final confirmation.

Qualified mold mitigation contractors can help you deal with mold problems to prevent costly damage and adverse health reactions. Be sure to get bids from several experienced mold mitigation contractors, and ask each one how their process will benefit your home or office environment without hurting your outer environment. Multiple bids will give you perspective on a fair cost for quality mold mitigation and allow you to determine which contractor offers the most environmentally benign service.

When it comes to controlling moisture and eliminating mold, cost savings are measured in terms of health benefits and preventing damage to your home and furnishings.

Our Environmental Protection Agency has more information:
http://www.epa.gov/mold/moldresources.html

Allyson Nakasone is a Realtor® and Ecobroker® with Coldwell Banker Premier in San Luis Obispo, and a member of SLO Green Build and the ECOSLO board of directors. Call Allyson at (805) 234-0809 for your free copy of the Top 20 No-Cost to Low-Cost Green Building and Renovating Strategies, or to discuss your interest in buying or selling green property.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
anakasone@charter.net

Beauty and Benefit of Shade Trees and Windbreaks

Well-placed deciduous trees (which ‘decide’ to drop their leaves in the fall) can shade a building during hot summer months, yet allow warming sunshine to enter a building when warmth is needed in the winter.

Air conditioning is not energy efficient

The summer shading feature of trees is particularly important because most homes are cooled with air conditioners that use electric motors and refrigerants. Modern refrigerants (chlorofluorocarbons) are less potent greenhouse gases than their predecessors. But the electro-mechanical efficiency of air conditioner components ranges from 35-50% based upon the electrical energy available at the plug. That electricity arrives at your building with an overall efficiency of about 30% based upon the energy content of the fuel going into the central electrical power plant.

So on the basis of energy flow, when the overall fuel cycle is considered, air conditioning is only about 10-20% efficient.

Fortunately, humans feel a cooling effect from simple air movement that increases evaporation from the skin. Most air conditioning rating systems incorporate this cooling effect, so their efficiency numbers do not appear quite so grim.

However, when shade trees cool a house such that one unit of air conditioning energy is avoided, 5 to 10 units of primary energy are avoided at the power plant. This is not only an important economic savings to you, but also a very important environmental savings to the community.

Shade trees reduce the need for air conditioning

Air conditioning represents about 15% of your annual electricity budget. Shade trees reduce the amount of air conditioning required, directly affecting your bottom line.

The cost of quality shade trees ranges from a few dollars for a seedling to several hundred dollars for a much larger tree.

It’s a good idea to plant an 8 to 10 foot tall tree, if possible. The sooner the tree grows shading capacity, the sooner you can enjoy savings. The amount of savings can vary widely due to local circumstances, but typical savings are on the order of 10-20% of a summer electric bill. Similar savings from a windbreak will be realized in winter during the heating season.

Consider planting local native tree species such as oak, sycamore, manzanita, or redwood. In most cases, these drought-tolerant species only need water the first summer and fall after planting. They also provide habitat for native birds, butterflies, and animals. Contact Las Pilitas Nursery in Santa Margarita at 438-5992 to find out which native species will thrive in your part of the Central Coast, and they grow many varieties.

Some species of trees grow more slowly than others so you need to get started as soon as planting season arrives. Spring and fall are the best times to plant. Follow planting instructions and err on the side of digging too large a hole. Be sure to incorporate organic material (compost), and to stake trees to provide temporary support. Mulch heavily and water thoroughly during summer dry spells.

References:

Las Pilitas Nursery in Santa Margarita
www.laspilitas.com/nurseries/laspilitas.htm

Cooling Our Communities, A Guidebook on Tree Planting and Light-Colored Surfacing, US EPA 22P-2001, January, 1992.

U.S. Department of Energy, Office of Energy Efficiency and Renewable Energy: Landscaping http://www.eere.energy.gov/consumerinfo/energy_savers/landscaping.html

U.S. Department of Agriculture's National Resource Conservation Service: Windbreaks http://www.nrcs.usda.gov/technical/ECS/forest/wind/windbreaks.html

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
allyson@myslohome.com

Plug the Gaps and Prevent the Drafts

New homes are increasingly designed with built in energy-efficiencies, but older homes and poorly designed newer homes can still be made more energy-efficient and less costly to maintain. One important way to reduce energy costs and related pollution is to plug the gaps and prevent drafts.

Potential energy savings from reducing drafts in your home can range from 5% to 30% per year, according to the US Department of Energy (www.eere.energy.gov).

Look for leaks inside your house

Check for indoor air leaks with a stick of incense. First, close all the doors and windows and turn off any exhaust fans in the kitchen or bathroom. Light the incense and stand still in front of your test object, such as a window. Make sure your breath and movements do not interfere, and watch to see if the smoke wavers or bends.

If the smoke rises up for several inches, there is no draft. Otherwise, the direction of the smoke will show if air is leaking into or out of your house. When a heater or A/C is turned on, the pressure of the air flow constantly pushes air outside through any gaps. Otherwise, outside air can be sucked into the house, making it hotter in summer and colder in winter.

Check these places to see if they are leaking air into or out of your house:

• Electrical outlets
• Switch plates
• Window frames
• Baseboards
• Weather stripping around doors
• Fireplace dampers
• Attic hatches
• Wall- or window-mounted air conditioners
• Pipes and wires
• Electrical outlets
• Foundation seals
• Mail slots.

Another way to inspect windows and doors for air leaks is to see if you can rattle them, since movement means possible air leaks. If you can see daylight around a door or window frame, the door or window definitely leaks. Homes develop gaps as the house settles and the wood shrinks or swells and warps over time, so older homes are especially prone to leaking air.

Fill the gaps

You can seal many of these leaks by caulking or weather stripping. Caulk is like liquid plaster that comes in a can and fits on an applicator with a trigger. With a little practice you can neatly caulk any odd gaps you find around baseboards and outlets.

Weather stripping is a thin strip of foam that comes on a roll and has adhesive on one side. You place it between a door or window and its frame. It’s as inexpensive and easy to apply as caulk, and can potentially save you hundreds of dollars a year.

You may also consider replacing your old windows and doors with newer, high-performance ones. If you do replace intact windows and doors, contact the ReStore to see if they can recycle your old materials (Atascadero: 805-434-0486 or San Luis Obispo 805-546-8699).

Look for leaks outside your house
On the outside of your house, inspect all areas where two different building materials meet, including:

• All exterior corners
• Where siding and chimneys meet
• Areas where the foundation and the bottom of exterior brick or siding meet.

You should plug holes around faucets, pipes, electric outlets, and wiring. Look for cracks and holes in the mortar, foundation, and siding, and seal them.

Caution! “Back drafts” can occur when appliances such as heaters, fireplaces, and gas stoves compete for air with exhaust fans. An exhaust fan can pull gases back into the living space, which can create a dangerous and unhealthy situation in the home.

In homes where a fuel is burned for heating (I.e., natural gas, fuel oil, propane, or wood), be certain the appliance has an adequate air supply. When in doubt, contact your local utility company, energy professional, or ventilation contractor.

Allyson Nakasone is a Realtor® and Ecobroker® with Coldwell Banker Premier in San Luis Obispo, and a member of SLO Green Build and the ECOSLO board of directors. Call Allyson at (805) 234-0809 for your free copy of the Top 20 No-Cost to Low-Cost Green Building and Renovating Strategies, or to discuss your interest in buying or selling property.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
allyson@myslohome.com

Passive Solar Rocks!

Natural heating and air conditioning

Buildings oriented so the longest walls run east to west are naturally warmed by the sun in winter. Long roof overhangs shield the interior from the summer sun. Materials such as concrete, stone floors, and masonry partitions hold and then slowly release heat through the night. Strategic placement of windows and vents allows hot air to escape and a breeze to flow through.

These are passive solar design features that use natural methods to stabilize a building’s temperature during different seasons, with little or no help from pumps and fans. That saves you money and reduces pollution from air conditioners and heaters.

Reduce heating bills

Passive solar designs can reduce heating bills as much as 50 percent when they are part of the design of a new building. Remodelers benefit by including passive solar in their plans as well, effectively reducing the net cost of improvements.

Passive solar features in this Berlin apartment building include adjustable solar shades and south-facing windows to moderate indoor temperature through different seasons.

Building passive solar features

Passive solar designs are easiest to implement at the planning and design stages of a new home. However, existing buildings may be quite easy to retrofit with passive solar improvements. Something as simple as a new wall on the south side of a patio can provide shade, cut the wind, and serve as a thermal mass that slowly releases its heat at night. Landscaping with trees and shrubs as windbreaks and shade-makers is also a form of passive solar.

It’s all about building smart, about living with the environment around your home rather than in spite of it. People who live in homes with passive solar features report not only improved efficiency, but also an enhanced sense of connectedness to the natural world.

What passive solar features would work for your home?

There is no cookie-cutter passive solar design, as good solutions will be tailored to specific locations. A design that works well in Paso Robles is not a design that would work well in Morro Bay. Passive solar features must be placed to interact with prevailing wind directions, shifting seasonal solar paths, and other climatic features specific to a location.

Installation (Getting It Done):

Take advantage of many fine resources:

Sustainable Building Sourcebook
www.greenbuilder.com/sourcebook/

U.S. Department of Energy's Office of Energy Efficiency and Renewable Energy
www.eere.energy.gov/

Green Home Guide
www.greenhomeguide.com

Allyson Nakasone is a Realtor® and Ecobroker® with Coldwell Banker Premier in San Luis Obispo, and a member of SLO Green Build and the ECOSLO board of directors. Call Allyson at (805) 234-0809 for your free copy of the Top 20 No-Cost to Low-Cost Green Building Strategies, or to discuss your interest in buying or selling property.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
allyson@myslohome.com

New Report: Green Home Ownership to Increase $20 Billion in Over 5 Years

Definition of a True Green Home: True Green Homes are defined more narrowly as homes that contain elements in 3 of 5 environmental building categories: Energy Efficiency, Indoor Air Quality, Water Efficiency, Resource Efficiency, and Site Management.

Here's great confirmation that green building is here now. According to a new report from McGraw-Hill Construction, growth of green buildings is beginning a rapid increase.

The Green Homeowner SmartMarket(TM) Report Predicts $20 Billion Market Over Next Five Years.

NEW YORK, Oct. 22 /PRNewswire/ -- McGraw-Hill Construction, part of The McGraw-Hill Companies , today released The Green Homeowner SmartMarket(TM) Report, produced in conjunction with the National Association of Home Builders, providing insight into the mindset of the "green" homeowner and the homeowner remodeler using green products.

The major findings of the report include:

• The market for true green homes is expected to rise from $2 billion to up to $20 billion over the next five years.
  
  
• Standard homes are becoming increasingly green, with homeowners using green products for 40% of their remodeling work.
  
  
• Most Americans find out about green homes through word-of-mouth, followed by television and the Internet.
  
  
• Green homeowners are happy with their homes and are recommending them at rates significantly higher than recommendation levels of other industries.
  
  
• Homeowners are buying green homes because they are concerned about the health of their families, as well as to reduce energy and other home operating costs.
  
  
• Education and awareness of green ranks as the most important obstacles, slightly higher even than the additional first costs associated with building green.

more...

National Association of Home Builders
McGraw-Hill Construction
Green Building SmartMarket Report

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell
anakasone@charter.net

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401
(800) 549-7884 tollfree

Green Building Is Here – Now

The green building movement is growing bigger, stronger, faster as more and more people have come to understand the profound impact that building and living in buildings has on our environment and our own health.

Last month I spent three days in San Francisco at the largest green building conference and expo in the country. West Coast Green serves as a gathering place for members of regional movements like our local SLO Green Build, leading green architects including Marilyn Farmer of Habitat Studios in San Luis Obispo, and EcoBrokers such as Chris Bartle of Green Key Real Estate in San Francisco and myself, Allyson Nakasone of Coldwell Banker Premier Real Estate in San Luis Obispo.

We were joined by more than 11,000 other green professionals, businesses, and individuals who came together at West Coast Green to network, display resources, and grow strategic alliances.

According to the event’s organizers, “At the heart of West Coast Green is a commitment to realigning ourselves with and enhancing the brilliant, common sense, vitalizing design principles of the natural world. West Coast Green is a feast of innovations, ideas and opportunities designed to widen our vision and stimulate our thinking with the latest, best practices and key players in green building.”

Green inside and out: The 700 square-foot mkLotus House was a popular attraction at West Coast Green in San Francisco last month.

The Little Green House

The prefab mkLotus House, constructed onsite in front of San Francisco’s beautiful baroque City Hall, was a marvel of green building. The contemporary design of the 700 square-foot residence includes solar power, a gray-water system that recirculates water collected from sinks and shower to the toilet, and a rainwater cachement system to irrigate the drought-tolerant landscape, capped by a green roof with plants that insulate. FSC-certified wood was used for cabinetry and flooring, counters were polished concrete made with fly ash and rice hulls, recycled glass tiles were used in the shower, and recycled porcelain was pulverized and reshaped into the bathroom sink. A living room rug was made of wool (12%) and paper (88%), wrap-around decking was constructed with composite wood, and all windows were all double-pane, low-e glass.

Inspiration and Innovation

I was inspired by Van Jones, director of the Ella Baker Center for Human Rights, who talked about training at risk kids to work in green industries. “These are the skills for a new century,” he said. “With this knowledge, these kids will make good and do well in the world.”

More than 150 exceptional speakers led participants along a dozen tracks including Purpose, Passion & Profit, Government Policy, Design & Architecture, Energy & Power, Water & Landscaping, Houses and Our Health, and Living the Change.

Speakers included architects, builders, manufacturers, realtors and lenders, publishers, visionaries, and such luminaries as progressive San Francisco mayor Gavin Newsom, Apple Computer’s Steve Wozniak, muckraker Erin Brockovich, HGTV host and longtime actor/activist Ed Begley, and Natural Capitalism’s Hunter Lovins.

Hundreds of exhibitors demonstrated thousands of recycled, reused, efficient and nontoxic building products, including beautiful light fixtures, earth plasters, non-toxic hot tub maintenance solutions, blueprints, reclaimed timber furniture and cabinets, a variety of flooring options, low-VOC paints, drought-tolerant and native plants, naturally-dyed rugs and fabrics… on and on, aisle after aisle throughout several buildings and outdoor areas.

The bright message of West Coast Green is this: green building and green living have arrived! The evidence is in – we know that green methods and materials are better for our health and the health and sustainability of the environment. The solutions are here now – thousands of them! The methods and materials word – and they are worth the investment. When you renovate or build, do it green, and you will harvest the dividends every single day.

Allyson Nakasone is a Realtor® and EcoBroker® with Coldwell Banker Premier Real Estate in San Luis Obispo. She welcomes your questions at 805-234-0809, and your comments at http://slo-green-real-estate.blogspot.com.

West Coast Green

Allyson Nakasone

Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401
(800) 549-7884 tollfree
anakasone@charter.net

REAL ESTATE TRENDS: 10 years of home sales in San Luis Obispo County

CLOSED SALES figures are an important part of the real estate picture because they show the reality. Overpriced homes and other properties that didn't sell for whatever reason don't show up in this data.

First American Title Company in San Luis Obispo prepared this chart showing closed sales of homes, condos and planned unit developments (PUDs) in San Luis Obispo County over the past 10 years. Click on the chart to see it better.

How does population affect home sales?

Lots of factors affect homes sales, but let's look at population in San Luis Obispo County, which has increased by about 10,000 people in the past decade. In 2001 alone there was a net increase of almost 3000 people, after which the numbers plunge to about 300 in 2002 and only 59 in 2006. County population is now about 260,000 people living in a land area of 3,304 acres, which is bigger than either Rhode Island or Delaware.

You can see on the chart that closed sales don't follow population figures. The number of homes available for sale actually grew more than 13% over the last decade. This is partly because people moving into the county tend to be older and wealthier, and the people moving out of the county tend to be younger families who can't afford to buy here. That means fewer people per household.

How much have home prices and sales increased over the past 10 years?

In 1997 the median home price in San Luis Obispo County was $167,000. After an amazing 250% increase, prices peaked in June 2006 at $585,000 (up 7% from $510,000 in 2005).

The extraordinatry rate of home prices in 2004 and 2005 were driven by speculators, new home construction, and first-time buyers who felt they had better get into a home before prices got completely out of reach. Then, home sales fell 34% between 2005 and 2006, making 2006 the slowest year since 1997. The median price did not decline during that period because there were so many new homes for sale.

You can see on the chart that the number of homes sold in 2007 has declined further. At the same time, as more homes are foreclosed and builders cut prices to sell, the number of homes for sale has increased.

What's the future of home sales in San Luis Obispo County?

Foreclosure rates this year have jumped more than five times over last year's rate. "Creative financing" is part of the reason, where people were given low- or no-interest loans with balloon payments, which are now exploding on people who bought homes with those terms in 2004 and 2005. This is expected to continue into 2009, although lenders are more willing than ever to re-negotiate terms to keep people in their homes.

The future is hard to predict because of all the factors that impact home values. According to Andrew Lepage from real estate research firm DataQuick, “With so many unknowns out there right now — including the direction of the economy, inflation and interest rates — you might as well throw darts at a dartboard when trying to predict the housing market for the next year or more.”

What does this all mean?

Currently, the real estate market in San Luis Obispo County is still quite warm. There is plenty of buying and selling going on, but the crazy lending that helped push the market so high over the past three years has stopped. Lending rates are going up while home prices are coming down. But the Central Coast is such a desirable place to live and, compared to other areas in the state, real estate prices are still relatively affordable.

We can't predict the future, but the data indicate that the current market is good for both sellers and buyers. For buyers there is a lot of choice, and people who have to sell are more willing to reduce their prices or offer incentives to buy. For sellers, prices right now are very good and sales are still going strong. It's likely the market could become less favorable as more houses become available and fewer buyers are able to get loans.

Call me for a free home evaluation, or for help buying a home!

If you've been thinking about selling your home or buying a home, call me at (805) 234-0809. I can target the information to a specific property and to your particular interests, and make sure you get the very best possible deal. There's so much information and misinformation around real estate that it really does help to have the support of a full-time real estate professional who pays attention to the data and data projections, new laws and contract requirements, and who works on your behalf and for your best interest.

2007 San Luis Obispo County Economic Outlook, UCSB
Census Bureau Quick Facts for San Luis Obispo County

Allyson Nakasone Realtor® EcoBroker™ CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER 1288 Morro Street, Suite 100 San Luis Obispo, CA 93401 (800) 549-7884 tollfree anakasone@charter.net

Renovate Green, Demolish and Reuse/Recycle

!!!
Lloyd Alter of Toronto, in article on TreeHugger.com, has some great ideas for getting the most out of existing buildings, whether they are re-built green or demolished and the materials are sorted for reuse or recycling.

Buildings consume 76% of electricity generated. They create 48% of our greenhouse gases. And a quarter of our waste in landfills comes from construction. The life cycle of a building, from construction and occupancy to destruction – has a huge impact on the environment.

Building, retrofitting, renovating, remodeling, repainting, reflooring, reroofing – and living – green is clearly the most sensible direction. But what do we do with all the old materials? Here are some ideas:


Old buildings are part of the texture of our communities. They were built in a style and a height for a time before air conditioning and ubiquitous elevators, and have strong bones that are easily adapted to modern green ideas.

Attorney Mark Denhez suggests a Code of Best Urban Practice to preserve them:

• Official plans must recognize that rehab is important urban development.
• Local and national tax systems should encourage rehab and remove penalties in its path
• building codes must permit “equivalents”- safe rehab technologies, even if those technologies are different from those in new construction.
• City Halls have to talk to the rehab industry to learn about its concerns and how to increase investment.
• Public sector leasing policies must be at least even-handed toward rehabilitated buildings.

More...

A fully renovated home is not as energy efficient as a newly built green home with all the best energy efficient, non-toxic methods and materials. You can still gain green advantages by going green whenever buildings are retrofitted for earthquakes, or when you renovate your kitchen or any part of an existing building.

When buildings are demolished, every effort should be made to reuse and recycle the parts. This is commonly done with bricks and copper pipes, which have a good resale value. But currently there's no easy way or place to dispose of sorted glass, old wood or drywall. This idea is a big step, one that needs to be supported by government until reclamation of these materials supports entrepreneurship. Dealing with all this waste is very expensive, so I think we're not too far from this reality.

Architecture2030
TreeHugger

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell
anakasone@charter.net

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401
(800) 549-7884 tollfree

My SLO Home Show - THIS SATURDAY!

Greetings!

Please join us this weekend at the SLO HOME SHOW, which is highlighting green living for the first time. Entry is FREE from 10am to 5pm, this Saturday and Sunday at the Madonna Expo Center in San Luis Obispo, California.

SLO Green Build will be there with a message about sustainable building methods and materials, resource conservation and energy efficiency.

During my presentation on Saturday at 4pm I'll discuss the local green market, where it stands now and where it's going. I'll also talk about West Coast Green, which I attended last weekend in San Francisco -- an exciting few days at the largest green building conference in California.

I'll show you the mkLotus house, an elegant and thoroughly green pre-fab building, and I will share the most up-to-date resources and tips for getting greener at home and work.

I hope to see you at the SLO HOME SHOW this weekend! Please call me at (805) 234-0809 if you would like more information.

Sincerely,
Allyson Nakasone
Realtor / EcoBroker
Coldwell Banker Premier Real Estate
San Luis Obispo

PS: Energy used in the home accounts for almost half of a typical family's total greenhouse gas output. This topic is huge, deep and wide -- your planet, your home, your life. Come see how green building saves YOU money, improves YOUR family's health, and benefits OUR local and global environment.

Here’s a link to the home show, where you can see who’s speaking and exhibiting.

SLO HOME SHOW

Allyson Nakasone
Realtor/ECOBroker/SRES
Coldwell Banker Premier Real Estate
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401
Office (805) 596-4473
Cellular (805) 234-0809

Minimize the McMansion

Houses in the 1950s averaged less than 1000 square feet, but now bulge out at over 2300 square feet, with an equivalent gain in materials and energy requirements.

As population increases and available land for building homes decreases, we are beginning to see smaller, smarter homes. Designed right, they can be just as comfortable as bigger homes, with a lot less vacuuming.


Change Codes: Relative to Absolute

For at least 3700 years, since the code of Hammurabi, builders of houses have had building codes, a government minimum standard intended to protect the health and safety of its citizens. Possibly in all that time, the majority of builders have considered it the maximum as well- don't do any more or build any better than you have to. Through the energy crises of the 70's to today, energy efficiency standards kept going up, but the amount of energy used in a house went up faster because they just keep getting larger.The average post-war 1950's house was 983 square feet; by 1970 it was 1500 SF; last year it was 2350. If we want to change our houses energy load, we have to change our building codes. ::More


Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
anakasone@charter.net

GreenBuild Technology: WINDOWS

See the Light Through
Energy-Efficient Windows


Energy-Efficient Windows Bring In Big Benefits

Significant savings can come from modern windows. Unless you’ve upgraded your windows recently, they are likely a major source of heat transfer – in and out. Old windows lose heat in winter and allow heat into a building in summer, forcing heating and cooling systems to work overtime.

This is a big deal, considering that energy costs are almost half the total cost of owning a home. The recent energy shortages in southern California during September’s heat waves were due to excessive use of cooling systems, which is made much worse by poor window insulation.

Technology Snapshot: E-glass

Typical walls in homes are insulated to values between R-11 and R-19. A single pane of standard glass has an insulating value of about R-1. In other words, heat can leak in or out of a building about 11 to 19 times more easily through glass than through the wall.

If you’ve lived in a cold climate, storm windows would have boosted the insulation value to R-2, or perhaps R-3 with a good seal and tightly trapped air between the panes. Closed drapes, metallic-backed shades and reflective sticky paper might have provided various levels of insulation as well.

Modern windows made from E-glass are much more effective at keeping heat and cold where you want them. Most progressive window manufacturers offer several lines of energy efficient glass with R values in excess of R-4. New designs being developed promise R-values of 10 or more.

Selection of glass depends on your climate, so someone in Paso Robles would use a different glass than a homeowner in Los Osos. Manufacturers can tune windows for southern or northern exposures and for different climates. Be sure that you get the right glass for you.

Estimated Cost Savings of Energy-Efficient Windows

Using energy efficient windows can save 30-40% of annual heating costs. With a monthly heating bill of $200 dollars, for example, this equates to an estimated savings of about $70 per month. Larger homes may cost $600 per month to heat, with savings that exceed $240 per month. Every month. For years.

Work With Your Old Glass or Replace It?

For new homes, getting efficient glass is a matter of working with the builder to specify performance glass. With older homes, the choice to replace glass can be more problematic. Replacing windows can cost $5,000 to $10,000 or more. It is unlikely that the glass in your house will suddenly reach the end of its useful life like an old furnace.

One choice is to leave the old glass and install sun shields such as trees and awnings. Another is to switch out older glass for energy-efficient panes. This second option is only beneficial in the big view if it’s done without wasting the old glass. The old glass should be carefully removed and made available for reuse.

Habitat for Humanity’s ReStore in Templeton (California) is a “new and recycled building materials thrift store”. ReStore South is scheduled to open this month in San Luis Obispo, and a new location in Atascadero is being developed. Call 805-434-0486, or go online to www.hfhsloco.org and get a coupon for $5 off.

Another Option

Performance windows can be installed outside and sometimes inside your existing glass. Particularly if your house has period architecture, this option allows you to retain the original glazing and sash while enjoying economic savings and the enhanced comfort of performance windows.

Allyson Nakasone is a Realtor® and Ecobroker® with Coldwell Banker Premier in San Luis Obispo, and a member of SLO Green Build and the ECOSLO board of directors. Call Allyson at (805) 234-0809 for a list of local green building resources and properties, or to discuss your interest in buying or selling property.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell
anakasone@charter.net

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401
(800) 549-7884 tollfree

My SLOw Home

Ten steps to better housing, from our favorite TreeHugger.com:

1. GO INDEPENDENT for design and construction

2. GO LOCAL for personal service and handcrafted solutions

3. GO GREEN for health of home and planet

4. GO NEAR to reduce your commute

5. GO SMALL to reduce your footprint

6. GO OPEN floorplan for flexibility

7. GO SIMPLE (simple enough!)

8. GO MODERN for least-toxic and most sustainable

9. GO HEALTHY for a healthy home and planet

10. GO FOR IT!

"Suburban sprawl is like fast food; cheap and easy but also unsatisfying and boring." says the intro for Slow Home, that "takes its name from the slow food movement which arose as a reaction to the processed food industry.

In the same ways that slow food helps people learn how to become more familiar and involved with the food they eat, Slow Home provides design focused information to empower individuals to step beyond the too fast world of cookie cutter housing. " The ten steps to better housing (which we list in the linked post) are an excellent guide to sustainable living.

The Folio includes a lovely collection of houses that meet founder John Brown's criteria, all with pictures and documentation. More...

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
anakasone@charter.net

All walls are not created equal

When renovating or building, there is more to consider than just the economical.

When I heard from treehugger.com about a great alternative to drywall that uses 90% less energy in its manufacture I had to include it on the SLO Green Real Estate blog.

Drywall is boring, but it the stuff that houses are made of; 50 billion square feet of it gets produced each year. Its production consumes almost one percent of all US energy, creating 51 million tons of greenhouse gases in the process. Green materials startup Serious Materials wants to change that; CEO Kevin Surace says "Drywall is the third largest producer of greenhouse gases among building materials. It's behind cement and steel." Kevin's new EcoRock board is produced without heat, saving 90% of the embodied energy. EcoRock costs less to make than regular drywall, but the raw materials cost more. A sheet is expected to $20 initially, but become cheaper with mass production.

more...

With each new product like this we get one step closer to an overall sustainable lifestyle. As consumers we still need to do our part by making the choice to buy more sustainable, Earth-friendly products like this, dropping prices with demand and leaving a smaller footprint as we go.

Allyson Nakasone Realtor® EcoBroker™ CALL (805) 234-0809 cell COLDWELL BANKER PREMIER 1288 Morro Street, Suite 100 San Luis Obispo, CA 93401 (800) 549-7884 tollfree anakasone @ charter.net

Investing in Green Building Materials

Curious about sustainable building materials and how they compare to the conventional? Do you wonder if the eventual savings justify the often higher cost of sustainable materials?

Here are some answers, adapted from a Life Cycle Analysis chart published last year in Dwell magazine and written by Chris Hammer, who used the Minnesota Building Materials Database.

PERVIOUS CONCRETE replaces impervious concrete
Used: Driveways, sidewalks.
Why it's better: Pervious concrete allows water to seep through rather than run off. This filters impurities and prevents runoff from carrying trash and chemical or oil residue into drains, many of which pour directly into creeks, harming wildlife.
Cost: 15-20% more for pervious concrete.

FLY ASH CONCRETE replaces concrete
Used: Foundations, driveways, retaining walls, plinth walls (exterior and interior).
Why it's better: Fly ash, a by-produce of coal-burning plants, can be added to reduce the amount of Portland cement required (15%). This reduces greenhouse gas emissions from production, and the amount of material that goes to the landfill.
Cost: No significant different in price.

FSC CERTIFIED LUMBER replaces standard lumber
Used: First floor framing, paper.
Why it's better: Forest Stewardship Council (FSC) certification shows that a products comes from sustainably managed forests. Check out the Forest Stewardship Council website.
Cost: 15% more for FSC-certified lumber, which can be found at Home Depot, Lowe's, and others (ask for it). Note that more and more printers carry FSC-certified paper, or ask if your printer can order it for your next project.

BIOFIBER PANEL replaces plywood
Used: Cabinetry, paneling, underflooring.
Why it's better: Biofiber is made from renewable agricultural waste such as wheat, rice and sunflower chaff. This material is often just burned, creating air quality problems. VOC-free, bio-based resin binds the fibers together.
Cost: 0 to 15% more than plywood.

GREEN ROOF replaces built-up roof
Used: roof garden, waterproofing
Why it's better: Green roofs conserve energy by reducing the urban heat-island effect. Green roofs also improve insulation, absorb sound, and retain rainwater that would otherwise run off. Some green roofs are made into aerial parks that attract birds as well as people.
Cost: Installation costs two to five times more for a green roof, offset by longer life span and fewer repairs.

ADVANCED ONSITE SEPTIC SYSTEM replaces convention septic tank
Used: wastewater reuse for irrigation
Why it's better: Advanced septic systems use biological processes to break down waste and create purified water. The filtration allows reuse of the water for flushing toilets and landscape irrigation.
Cost: 50%-80% increase for the whole system, offset by significiantly decreased water bills.

SOLAR WATER HEATING replaces electric boiler
Used: hot water.
Why it's better: Clean, renewable energy from the sun eliminates pollution from the generation of electricity from coal and nuclear sources.
Cost: Up to four times to install solar, but the operating cost is vastly reduced. For example, an 80-gallon electric boiler costs between $350 and $500 a year for a 3-4 person household, whereas a solar hot water system can range between $15 and $170 a year.

HIGH THERMAL PERFORMANCE GLAZING replaces standard double-pane glazing
Used: windows.
Why it's better: High thermal performance glazing saves energy through reduced transfer between interior and exterior spaces.
Cost: Up to 50% more for high thermal performance glazing, which is offset by decreased heating and cooling bills.

It's really great to see green materials like these become evermore available as people become evermore aware of the benefits to our health, wealth and world. Go ahead and ask for it! Retailers are open to environmental solutions more than ever, and the more of us who ask for it the more it will be available and the lower the price.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
anakasone@charter.net

Why become an EcoBroker?

I was asked recently why I became an EcoBroker.

I've been active with environmental education and policy for a long time. I love nature and want to protect it, simple as that. When I became a Realtor, some of my friends asked why I would do such a thing. I guess they wondered, has she sold out? Is she now clubbing baby seals, clearcutting forests, filling in wetlands?!?

Well, no.

Twenty years of volunteering and working for low wages at little nonprofits makes it hard to pay a mortgage. Keeping tabs on local fruit trees and berry bushes within reach of a sidewalk to supplement my groceries is OK when you're younger, but it gets old when you're older. I live in a beautiful part of California, the Central Coast, halfway between San Francisco and Los Angeles. Property values are high - partly because of the greenbelt and open spaces I helped to create - and real estate is a good business. Especially for me because I really enjoy helping people. And everyone needs a home.

Here's what I wrote to the lady who asked,
why did you become an EcoBroker?

I became a certified EcoBroker on July of 2007. The reason I pursued this designation is my passion for the environment. I found the EcoBroker program to be quite thorough and rigorous, even for someone with my experience. Their ongoing support of EcoBrokers is terrific, with a range of resources, templates, and networking opportunities.

My experience as an environmental educator includes several years working for the Environmental Center of San Luis Obispo, where I founded the gardens in the schools program, managed the books and coordinated outreach. I currently serve on the Board of Directors for both ECOSLO and the Earth Day Alliance. I'm also a former Board member (currently serving on the Outreach Committee) of SLO Green Build, which has gained resolutions from the County and every City in San Luis Obispo County to enact sustainable building requirements for development permits. I have a degree in Soil Science with a focus on organic and sustainable agriculture, and am a consultant with Urban Soil Solutions to provide composting, water harvesting and soil building workshops to the public. I'm also a member of the UC Cooperative Extension Master Gardener program, though currently not very active.

I co-own a design studio called Gaia Graphics and Associates with my partner and fellow treehugger, Terre Dunivant. We have created a press release for local media, fliers, and informational ads running in two local progressive magazines. I'm also writing a monthly column for one of these magazines about various aspects of green building, which we upload to my blog, http://slo-green-real-estate.blogspot.com. I also offer a free list of local green businesses and resources, such as architects and suppliers. Next up is a postcard that will go out to my list of friends, acquaintances and neighbors in the areas of San Luis Obispo that I farm.

I recently spoke with Chris Bartle, owner of Green Key Real Estate in San Francisco, who has been an EcoBroker for about a year and a half. He was very informative and we've agreed to refer clients to one another. Chris is working on a plan to franchise his well-developed website, tools and articles. I'm considering licensing his materials so I can move ahead quickly in my area.

My 25 colleagues at Coldwell Banker Premier Real Estate in San Luis Obispo, California now have access to an agent who is happy to help them with clients who are interested in buying and selling green properties. Just before I received EcoBroker certification, a coworker asked me to help with a client who is planning to start a small organic farm.

People who are aware that energy efficient, sustainable building standards offer superior health and financial advantages will seek out a certified EcoBroker who can help them understand the market for green properties. People who are not so savvy will become more aware of these issues in time, because we are experiencing a major attitude adjustment across the board:
individuals, businesses, government. People get it: taking care of the environment is taking care of ourselves.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
anakasone@charter.net

Technorati Profile

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
anakasone@charter.net

Green Buildings – More Livable, More Marketable

HOME, GREEN HOME

Why buildings that are built or renovated with environmental features are more livable – and more marketable.


By Allyson Nakasone, Realtor® Ecobroker™

Rising energy costs and heightened awareness about the toxins in regular carpeting, paint and other building materials have inspired growing interest in “green” properties. It’s a wise choice: nontoxic building materials and energy efficiency directly benefit the residents’ health and wealth. Greening your property is smart because it pays off while you occupy a place and when you sell it.

Did you know?

Buildings are a major contributor to our environmental problems. A typical 1700 square foot wood-frame home requires the equivalent of clear-cutting an acre of forest, and that’s just the beginning. In the United States, buildings account for:

• 36% of total energy use
• 65% of electricity consumption
• 30% of greenhouse gas emissions
• 30% of raw materials use
• 30% of waste output (equal to 136 million tons annually)
• 12% of potable water consumption

The key is to replace the old methods and materials with better ones. Until green is the norm it might cost more up front, but greening your property or buying a green property pays dividends immediately and over the long-term. For example, green properties are often easier and less expensive to maintain. Energy Star appliances, solar panels, sun shades, and water-wise landscaping usually lower utility bills significantly. People who live and work in green buildings experience increased comfort as well, as these properties tend to have fewer drafts, less noise, natural lighting and improved indoor air quality.

A survey commissioned by Consumer Reports revealed that ninety percent of buyers consider environmental and health factors as part of purchasing decisions. In a 2000-2001 Cahners Residential Group survey, almost seventy percent reported that they would pay an additional $2,500 to $5,000 for green features, and twenty percent of those people would pay as much as $10,000 more.

Clearly, most people realize that environmental issues are personal issues. Almost everyone understands now that human industry has taken a heavy toll on the environment. Extreme weather patterns and increased cancer incidence are just two examples of how people are directly affected by unwise practices, whether industrial or personal. When we remember that every bite and breath we take comes directly from the environment, it is obvious that a healthy environment means a healthy me and my loved ones.

Conventional building methods and materials are changing because they have to. There is a better way – lots of better ways. In this column over the next several months, we’ll look at several green building methods and materials, from flooring to walls to windows to landscaping. It’s an exciting time, because we now have access to a whole range of smart, green options for renovating and building that are better for the environment and ourselves.

Allyson Nakasone is a Realtor® and Ecobroker™ with Coldwell Banker Premier in San Luis Obispo, and a member of SLO Green Build and the ECOSLO board of directors. Please contact Allyson at (805) 234-0809 for a list of local green building resources and properties California's Central Coast, or to discuss your interest in buying or selling property.

Allyson Nakasone
Realtor® EcoBroker™
CALL (805) 234-0809 cell

COLDWELL BANKER PREMIER
1288 Morro Street, Suite 100
San Luis Obispo, CA 93401

(800) 549-7884 tollfree
anakasone@charter.net