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Archive for the 'Green Renovation' Category
May 27th, 2010
Oops! I Forgot The Most Cost Effective Green Measure!
On Tuesday’s Webinar, I relented and gave a “Top 10″ list of Home Performance Measures. As I explained, the danger in this is that not all houses are the same and so they rarely fit perfectly into this type of prescriptive thinking. Even more dangerous is to rely on the list and because everything is checked off, not bother thinking about, “What else could I do?”
Chinese Elm aka Lacebark Elm. Notice that the shade is not complete with some light showing through. This allows growth under the tree instead of a "dead zone" which can happen with full shade.
My challenge was to have everyone think of what they would put on their Top 10. What to add, What to subtract? Even before the end of the webinar, my list had fallen short. The question was asked, “What about shade trees and getting the sun off the Western glass in hot climates?” Bingo! That is one of my favorite recommendations and one that I “always?” promote. But this time I had forgotten, probably because, although very Green, planting a tree seems to fall in a different category in my mind from all the other construction items.
I recently took my own advice and planted one of my favorite trees to shade some western exposure at my own home. I love Chinese Elm because it provides good but not 100% shade. My other favorite for Central California is the Chinese Pistache, Keith Davey variety. Beautiful fall color, a quick grower and hardy in Central CA.
Chinese Pistache showing typical fall color.
Bottom Lines:
1. A list is valuable if it makes you question, “What else?”
2. A list is harmful if you assume it is complete & there is nothing else to think about
3. You can expand your list to the Top 12, or 20, or 27 … or……
Back to the value of Trees and Shade. You can easily calculate the value of shading western glass by recalculating Manual J Load calculations, both with and without the tree. The easy way to do this is just change the orientation of the window from West to North. A window in the shade, acts like one on the North side of a building. Depending on the number and size of the windows, shading can easily reduce a ton of Air Conditioning Load. Trees are definitely a winner and worthy of a place on the Top However Many List!
(Of course if trees just wont work, that sun blasting onto your western windows can be handled with Solar Screens or other shading devices)
April 30th, 2010
Green? Greenwashed? Or Just Miss A Few Details?
A Southern California “Green Renovation Home” just got a lot of press and a Congressional Award…. and then the “rest of the story” came out. The home was called Net Zero but actually turned out to be an Energy Hog. What Happened? Here’s the article (From a British source…. seems to be arm’s length observation)
This "Zero Energy House" got an award from the California Senate, But it turns out that their definition of Zero only referred to the Electricity. Natural Gas still handled the space heating, quite a big chunk. If they had used Heat Pumps and delivered Net Zero.... Now that would be more impressive!
This is exactly the type of press that we dont need in our emerging industry. What can we do to prevent it? See my previous post HERE, agreeing with Henry Gifford that checklist based renovations can miss a few seemingly small pieces of the “House As A System” puzzle and fail miserably. These failures are worse if grandiose claims have been made and awards accepted, like in LEED buildings or this State Senate awarded Net Zero house that isn’t.
There is always something to be learned from any venture, even if it’s what to not do in the future. What can we learn from this Zero Energy House that Isn’t?
1. ”Net Zero” is the new marketing darling. I’ll even be using it myself. But we can expect Marketeers and GreenWashers to twist and abuse the term.
2. We must clarify what we mean by Net Zero. In fairness to the Los Angeles renovator, there are several definitions of the term. They just chose the lowest and easiest to meet standard and grabbed the marketing buzz. (Dont count the natural gas for heating. So only the electricity is Net Zero) This should be called an Electric Net Zero Home.
3. A stronger version of Net Zero is to convert the cost of Therms of Natural Gas to the equivalent number of kilowatts of Electricity. Then Net Zero would really mean Net Zero.
4. To avoid having to convert Therms to Kilowatts, we could build our renovations with Heat Pump technology (both the space heating-cooling and water heating) and eliminate gas altogether, go all electric. Then if we hit Zero… It would really be Zero. This is the type of Net Zero Houses that you will see on these pages from GreenEarthEquities soon.
Challenge & Quiz:
We know that houses must work “As A System” to work correctly and deliver the expected savings. Sometimes the (seemingly) small things spoil the final results. Check out this video from the Register Article.
You’ll see people you know. Lot’s of pieces and parts of Home Performance are there. But there are some missing. What do you think may have been missed that would contribute to such a high heating bill in such a mild climate?
Put your thoughts in the comments section. I’ll add mine in a week.
In the mean time, let’s be clear with our consumers and colleagues what we mean. Net Zero is the hot new marketing buzz word that the public seems to understand. Let’s use it for all its worth toward market transformation but let’s not abuse the public’s trust.
April 23rd, 2010
Deep Energy Renovation: How Deep Can You Go?
How deep can you go in Deep Energy Renovation? Can you cut the utility bill 50%? 75%? 90%? Can you go all the way to Zero? Where the energy bill is Zero? Can you go even further, and become an energy producer? 
Of course with enough renewables such as photovoltaic solar or wind power, we can go all the way to Zero and even become a net energy producer.
Of course it’s possible, especially if you have an unlimited budget. Maybe a research grant or some access to stimulus money or a “demonstration project”….
But on this site the question is always, How much can we do in the plain old free enterprise system? No unlimited budgets here. It’s true, that as an Energy-Wise Investor, I can do whatever I want to the home. That’s the part that makes me feel like a Home Performance Contractor who’s “died and gone to heaven” My only constraint is that the house has to sell at the end of the day. If I “over improve” the project for the market, I’ll be stuck with a break-even or even lose money. Not a good plan for marital peace…
So how low can you go as an Energy-Wise House Flipping Investor? Now that we’ve completed 10 homes, I’ve determined that Zero is possible, even with no stimulus funds or grants. We’ve found that with the improvements that we’ve been making on our typical packages, that our customers’ bills are so low that it wont take too much more to eliminate the remaining electric bill with Solar PV. Actually what we will be shooting for at GreenEarthEquities is “Near Net Zero” or NNZ for our homes. Our Utility Company charges 12 to 48 cents per kilowatt. The cheap kilowatts are called the lifeline allowance. The goal in the NNZ home is to never buy any but the cheapest kilowatts. And actually be at zero many months of the year.
I’m excited about our new goal. We are starting right now on a house that we will finish soon. It isn’t a perfect candidate because we kept some things that aren’t optimal. A 10 year old air conditioner, one ton oversized for our new load, and some metal framed dual pane windows. But we did put cellulose in the walls and sealed the shell so tight that we needed some “On Purpose” ventilation. (Panasonic ERV in this case) We’ll share the results here as we finish up the project, put it on the market, get it sold, and follow the new home owner’s experience and utility bills.
January 4th, 2010
For Real Home Performance… Monitor The Bills
(Reprinted from Nov, 2009)
There’s been a lot of talk about “Really Green” vs “Greenwashing.” The biggest hit has been taken by LEED with Henry Gifford’s blistering presentation in April this year. (Skip to the last paragraph for Henry’s true feelings.) Henry showed how LEED and other points-based rating programs can entice designers to specify gizmos that are currently popular at the expense of tried and true design concepts that dont garner as many points.
First Time Homebuyers, Juan, Corrin & their new son. Although they didn't receive a plaque or certificate or a computer prediction, they are happy about their new home and especially the low utility bills and the comfort of the home.
This results in many LEED buildings costing more to operate than the equivalent non-LEED buildings. Henry suggests that simply monitoring the energy usage (and continuing to monitor it and publish it) is the best way to move us toward energy independence.
What a great idea, Henry! That’s what we do here at GreenEarthEquities. Today I stopped by to pick up the utility bills of one of our buyers participating in our “We Pay Half” program. That’s where we pay half of the Utility Bills for a period of time, usually 2 years. It allows us to put our money where out mouth is and stand behind our claims of energy efficiency… and at the same time keeps the customer motivated toward efficiency because they are paying the other half.
Here are the first 6 months of bills, May thru October. The home is a 40 year old 1200 square foot tract home in Fresno where the summers are really hot. Perhaps even more important is that the homeowner was pregnant with her first child and kept the thermostat at 70 degrees all thru the summer.
Month Gas Electric Total
May 11.06 43.70 55.62
June 5.20 40.36 45.97
July 6.92 109.32 116.88
August 5.09 112.77 118.31
September 6.17 109.97 116.72
October 6.51 71.15 78.24
The home got no certification or plaque. No HERS rating required. No third party testing or computer modeling. The project was designed toward the main thing that counts = the bills. And the bills are about half of what the rest of the neighborhood experiences. Is the homeowner happy? Ecstatic is more like it. Sad that they didn’t get a rating or a plaque? Dont think so. So what’s to not like about that? The deliverable was delivered.
Henry Gifford’s critique was directed at LEED, primarily for commercial buildings. But Residential Programs are not far behind. How much non performance from Home Performance programs will the tax payer allow? Is there political will to demand transparency and performance?
Would the real efficiency of Energy Efficiency Programs improve if the following were implemented:
1. ”We Pay Half” where contractors & developers paid half the utility bill for two years. OR
2. Contractors & Developers wait a year for 50% of their incentive payment and receive it only if the promised deliverable was really delivered.
3. Allow rate payers to see the “Neighborhood Average” along with their bill every month.
Pretty simple stuff really. Please comment in the comments section below. Do you think it’s too simple? Would it work to deliver more energy independence? Or is there too much investment in the testing and modeling and certifying industry that is providing so many of the good new Green Jobs that dont always deliver what the programs promise?
November 14th, 2009
On The Radio Again
It was good to be back on the radio talking about Home Performance again. Last weekend I interviewed with Cyndy Dole on her Home Wizards show on KFWB, the CBS affiliate in Los Angeles.
Click the image to listen to the interview or download the MP3
It reminded me of the show that Gary Richardson and I did in Fresno for about a year on AM 690 talk radio……… until the station was sold and became another sports station….go figure, here we are saving the planet, one house at a time and it’s decided that we need another sports station more! Oh well, maybe it just wasn’t time.
But maybe now’s the time. I’ve discussed resurrecting the show with Joe Kounen, who is also a veteran of Home Performance Talk Radio. He’s ready as soon as we both find the time? and the venue. With the technology, it doesn’t matter that he’s in Arkansas. Actually having the different perspective from the different climate zone would be a benefit so we would take calls from everywhere that we could get on the air.
The format was “Call In” talk radio with an occasional guest speaker. Mainly talking about the challenges of the Home Performance Contractor from the “Live Ammunition” that we had run into that week. What do you think? Should we do it again? Would you tune in? Any topics you’d like to hear? Let me hear from you. Post your comment…. Thanks,
October 16th, 2009
Why Air Conditioning? Different Answers In Different Places
Luelle and I just got back from spending a week grandparenting in Cancun, Mexico. Taking the 3 year old Noah and 18 month old Abigail swimming through the underground river at Xcaret was the highlight along with much sand construction and time in the kiddie pool….
Abigail staying hydrated...
Wow, was it hot. Over 90 on both temperature and humidity. So I got to see first hand the “Other Reason For Air Conditioning” taking moisture out of the air. Water condensed on the Outside of bus windows when air conditioning was turned on in the bus. And the cold tile floors in our room condensed pools of water near the door way. (Sweep or door bottom not existent)
Condensation is a real concern for Energy Wise Renovators, especially for some of you who live in more humid areas than Fresno, where GreenEarthEquities renovates foreclosed homes. But it’s important even here with our tighter homes. I’ll share two examples and the solutions in upcoming posts.
In the mean time, Luelle will be recommending her travel clients schedule Cancun for a December – February vacation.
August 21st, 2009
How To Sell “Green” To People Who Dont Want To Pay For It. (And Have Them Love You For It)
Does it come as a surprise to you that the home buying public is still not ready to open their wallet and pay for Green or Energy Efficiency?
More decisions get made similar to this one than us "Logical" humans want to admit. It's OK... Don't Analyze. Utilize!
Of course this is a generalization but HERE is a recent study that quantifies the public’s interest in Green…
Naturally, in areas of greater affluence and Environmental Awareness there is a higher percentage of people who are willing to pay what it costs for a complete Green and Energy Efficient makeover. My experience in Mid-State California, in a 30 year career selling energy related items was pretty dismal at selling complete packages. I can count on one hand the number of people who said, “OK Dave, let’s do the whole thing, everything you suggested.”
But wait, Hope is not lost! I’ve finally found a way to sell very complete Energy Renovation Packages…. Yes, Every time. You see, as an Energy-Wise Renovating Investor, I have a tremendous advantage in deciding what gets included. I put in everything I want, Everytime. I only have to sell myself, so I have a 100% closing ratio!
So how do I do it since the statistics quoted above and my own experience say that people wont pay for Green or Efficiency?
The “Secret” as far as I’m concerned is to add a nice package of Remodeling and then really complete the job with finishing touches. I call it the Wow! Factor and the Done Factor. It makes a final product that is unique and compelling in the market. That’s why my projects sell quickly, usually before they are done and usually for full price or more.
For more details on The Three Package System of Energy-Wise Renovation and Marketing click HERE.
If you’re interested in helping your community, reducing crime, creating green jobs, making money, having fun, perhaps a new career, reducing energy consumption, and generally saving the planet, one house at a time….. Sign up to receive this blog feed and the Facebook business page at the top right of this page.
You can also join the discussion every Tuesday as we discuss the nuances of ”Energy Wise House Flipping” Click the FREE WEBINAR tab and you’ll be kept updated. PLANETSAVERS UNIVERSITY is where we keep the archives of all those discussions.
July 19th, 2009
Energy-Wise House Flipper Reveals Secrets To Investing In Troubled Economy
Nice Remodeling (The Wow! Package) combines with attention to all details (The Done Package) and the Energy Package to present a compelling final product to the HomeBuyer.
It was the best of times, it was the worst of times. The famous words of Charles Dickens were never more true than now for the real estate professional who is willing to think outside the box. After 33 years in Real Estate and Construction which included stints as a Real Estate Agent, a Broker, but mainly a General Contractor, my wife and I “retired” last year and looked around for new careers to land in.
We both found areas that were a passion for us, that Common Wisdom (and our friends) said, “Oh that’s not a good choice in this Economy.” She has become a top selling Travel Agency and I have become an Energy-Wise House Flipper. And we’re both having more fun than ever before.
About a year ago I realized the “Perfect Storm” of Opportunity for me to jump back into real estate investing. Foreclosures were at an all time high, Interest rates are down, Rents are staying up, Banks are desperate to get rid of REO inventory. It seemed a great time to buy foreclosures and install all the energy saving items and the remodeling that I had sold as a contractor for 3 decades.
My Realtor and Contractor friends said, “But Dave, you wont be able to sell your houses if you put that much into them.” Well, now that the first 5 are sold at a profit, I am convinced that whether it is the best of times or worst of times has little to do with the times and all to do with how we play the cards that life deals us.
Those first 5 Flips helped develop and clarify the “Three Package System” of Renovation that is working well in today’s economy. I realized that I was having so much fun and this was such a great opportunity that I wanted to share what was working for me in the hopes of helping someone who needed a new career or just a boost in what they were already doing. So I started teaching classes on Energy-Wise House Flipping every Tuesday on free conference calls as well as classes for our Utility Company and Trade Association. (PG&E & CBPCA)
Each week I send out a series of Power Point pdf’s by email to all who are interested. Then during the conference call, each person can self navigate through the slides and at the end of the call, keep the slides for reference. Here is a sample of the training on Energy-Wise House Flipping (Click Here). Every Tuesday at 6 PM Pacific I host a free conference call on Energy Wise House Flipping. The Call-In number is 605 475 4800. The Access Code is 795323# If any of this about a new career or an addition to what you are doing, makes sense to you, you are welcome to join us. I hope to see you on the call. Email me first and I will send you the slides ahead of time. (DJR5650@MAC.com)
I am amazed at the people who jump on board this train in these best of times and worst of times. And who doesn’t jump on. One of my best students is a boat canvass seamstress! And many building scientists and real estate professionals haven’t seen their way out of the status quo to grasp this golden opportunity.
We call it PlanetSavers Universtiy because we really are “Saving The Planet, One (foreclosed) House At A Time.” Our teaching at PlanetSavers is unique. It is more than just House Flipping, more than just Wow! Remodeling & more than just smart buying and selling of real estate. It includes all of that and could benefit many if it were better promoted to those who are ready for something different in their business. I am just now starting this Tomato Blog for that purpose but to move to the next level, I need to incorporate the Web 2.0 and social media that will be featured at Inman Connect in San Fransisco August 5-7.
Jim, these are the reasons that you should see me in San Fransisco:
1. The Uniqueness of my message. It is different from anything else on the Vine or even the Guru Seminars for thousands of dollars.
2. My desire to freely share my secrets.
3. My desire to embrace the new technology. (The 50 words exactly for the contest start with “Jim”)
I hope to see you all in San Fransisco
Dave Robinson, Energy-Wise House Flipper
July 6th, 2009
Will Your Buyers Consider More Efficient (Green) Mini Split Air Conditioning?
Mini Split Air Conditioning Systems are typical in all the rest of the world besides the United States. Here’s a Fact and a Question that may be more timely in this economy…
Indoor and Outdoor Units are connected with refrigerant lines only. No Ducts means no Duct Loss.
Fact: Mini Split Systems can be 25 to 50% more energy efficient than conventional forced air systems. This is because of two factors, 1. Inverter Technology which allows higher SEER ratings (Seasonal Energy Efficiency Rating) of up to 21 SEER. 2. Zero energy loss thru duct leakage and duct heat transfer. That’s because there are no ducts in these systems.
Question: Why have American Consumers and HVAC Contractors almost totally rejected the more efficient Mini Split systems? I can think of several answers.
1. Americans don’t know that more efficient systems are available. Their Contractors haven’t told them.
2. We buy into the idea that we must have forced air to every room.
3. The “We’ve always done it that way” syndrome.
But the current economic times and increased awareness of Green and Energy Efficiency issues may make Mini Split Air Conditioning an “Idea Who’s Time Has Come.” With Utility Bills going nowhere but up and with less cash available to just send off to the Utility Company every month, it may be time to take another look at the Mini Split option.
Since I am just now specifying my first Mini Split System for one of my EnergyWise Renovation investment project homes, I’ll share some of the things I’ve found about these systems.
1. It will save quite a bit on Utility Bills. Exactly how much is still to be seen.
2. The initial cost on this particular home is about $1,000 less than a new forced air system.
3. Back bedrooms will be served by small forced air ducts from the Fujitsu “Concealed Unit.” These ducts will be in a lowered hallway cavity so they will be inside the “building envelope” retaining the zero duct loss benefit of the Mini Split system.
4. These systems are available as heat pumps, so they will take care of heating as well as cooling.
This type of system with the small duct system, works well on a full gut remodel, which is what I specialize in. I’ll post photos and results in this blog as the project progresses. If you have any experience in using Mini Splits for whole house air conditioning, please share in the comments. The more that ideas like this are accepted, the less foreign oil we will need to buy. So next time it’s time to upgrade your HVAC system, there really is something you can do to “Save The Planet, One House At A Time.”
Chinese Elm aka Lacebark Elm. Notice that the shade is not complete with some light showing through. This allows growth under the tree instead of a "dead zone" which can happen with full shade.
Chinese Pistache showing typical fall color.
Green? Greenwashed? Or Just Miss A Few Details?
A Southern California “Green Renovation Home” just got a lot of press and a Congressional Award…. and then the “rest of the story” came out. The home was called Net Zero but actually turned out to be an Energy Hog. What Happened? Here’s the article (From a British source…. seems to be arm’s length observation)
This "Zero Energy House" got an award from the California Senate, But it turns out that their definition of Zero only referred to the Electricity. Natural Gas still handled the space heating, quite a big chunk. If they had used Heat Pumps and delivered Net Zero.... Now that would be more impressive!
This is exactly the type of press that we dont need in our emerging industry. What can we do to prevent it? See my previous post HERE, agreeing with Henry Gifford that checklist based renovations can miss a few seemingly small pieces of the “House As A System” puzzle and fail miserably. These failures are worse if grandiose claims have been made and awards accepted, like in LEED buildings or this State Senate awarded Net Zero house that isn’t.
There is always something to be learned from any venture, even if it’s what to not do in the future. What can we learn from this Zero Energy House that Isn’t?
1. ”Net Zero” is the new marketing darling. I’ll even be using it myself. But we can expect Marketeers and GreenWashers to twist and abuse the term.
2. We must clarify what we mean by Net Zero. In fairness to the Los Angeles renovator, there are several definitions of the term. They just chose the lowest and easiest to meet standard and grabbed the marketing buzz. (Dont count the natural gas for heating. So only the electricity is Net Zero) This should be called an Electric Net Zero Home.
3. A stronger version of Net Zero is to convert the cost of Therms of Natural Gas to the equivalent number of kilowatts of Electricity. Then Net Zero would really mean Net Zero.
4. To avoid having to convert Therms to Kilowatts, we could build our renovations with Heat Pump technology (both the space heating-cooling and water heating) and eliminate gas altogether, go all electric. Then if we hit Zero… It would really be Zero. This is the type of Net Zero Houses that you will see on these pages from GreenEarthEquities soon.
Challenge & Quiz:
We know that houses must work “As A System” to work correctly and deliver the expected savings. Sometimes the (seemingly) small things spoil the final results. Check out this video from the Register Article.
You’ll see people you know. Lot’s of pieces and parts of Home Performance are there. But there are some missing. What do you think may have been missed that would contribute to such a high heating bill in such a mild climate?
Put your thoughts in the comments section. I’ll add mine in a week.
In the mean time, let’s be clear with our consumers and colleagues what we mean. Net Zero is the hot new marketing buzz word that the public seems to understand. Let’s use it for all its worth toward market transformation but let’s not abuse the public’s trust.
April 23rd, 2010
Deep Energy Renovation: How Deep Can You Go?
How deep can you go in Deep Energy Renovation? Can you cut the utility bill 50%? 75%? 90%? Can you go all the way to Zero? Where the energy bill is Zero? Can you go even further, and become an energy producer? Of course with enough renewables such as photovoltaic solar or wind power, we can go all the way to Zero and even become a net energy producer.
Of course it’s possible, especially if you have an unlimited budget. Maybe a research grant or some access to stimulus money or a “demonstration project”….
But on this site the question is always, How much can we do in the plain old free enterprise system? No unlimited budgets here. It’s true, that as an Energy-Wise Investor, I can do whatever I want to the home. That’s the part that makes me feel like a Home Performance Contractor who’s “died and gone to heaven” My only constraint is that the house has to sell at the end of the day. If I “over improve” the project for the market, I’ll be stuck with a break-even or even lose money. Not a good plan for marital peace…
So how low can you go as an Energy-Wise House Flipping Investor? Now that we’ve completed 10 homes, I’ve determined that Zero is possible, even with no stimulus funds or grants. We’ve found that with the improvements that we’ve been making on our typical packages, that our customers’ bills are so low that it wont take too much more to eliminate the remaining electric bill with Solar PV. Actually what we will be shooting for at GreenEarthEquities is “Near Net Zero” or NNZ for our homes. Our Utility Company charges 12 to 48 cents per kilowatt. The cheap kilowatts are called the lifeline allowance. The goal in the NNZ home is to never buy any but the cheapest kilowatts. And actually be at zero many months of the year.
I’m excited about our new goal. We are starting right now on a house that we will finish soon. It isn’t a perfect candidate because we kept some things that aren’t optimal. A 10 year old air conditioner, one ton oversized for our new load, and some metal framed dual pane windows. But we did put cellulose in the walls and sealed the shell so tight that we needed some “On Purpose” ventilation. (Panasonic ERV in this case) We’ll share the results here as we finish up the project, put it on the market, get it sold, and follow the new home owner’s experience and utility bills.
January 4th, 2010
For Real Home Performance… Monitor The Bills
(Reprinted from Nov, 2009)
There’s been a lot of talk about “Really Green” vs “Greenwashing.” The biggest hit has been taken by LEED with Henry Gifford’s blistering presentation in April this year. (Skip to the last paragraph for Henry’s true feelings.) Henry showed how LEED and other points-based rating programs can entice designers to specify gizmos that are currently popular at the expense of tried and true design concepts that dont garner as many points.
First Time Homebuyers, Juan, Corrin & their new son. Although they didn't receive a plaque or certificate or a computer prediction, they are happy about their new home and especially the low utility bills and the comfort of the home.
This results in many LEED buildings costing more to operate than the equivalent non-LEED buildings. Henry suggests that simply monitoring the energy usage (and continuing to monitor it and publish it) is the best way to move us toward energy independence.
What a great idea, Henry! That’s what we do here at GreenEarthEquities. Today I stopped by to pick up the utility bills of one of our buyers participating in our “We Pay Half” program. That’s where we pay half of the Utility Bills for a period of time, usually 2 years. It allows us to put our money where out mouth is and stand behind our claims of energy efficiency… and at the same time keeps the customer motivated toward efficiency because they are paying the other half.
Here are the first 6 months of bills, May thru October. The home is a 40 year old 1200 square foot tract home in Fresno where the summers are really hot. Perhaps even more important is that the homeowner was pregnant with her first child and kept the thermostat at 70 degrees all thru the summer.
Month Gas Electric Total
May 11.06 43.70 55.62
June 5.20 40.36 45.97
July 6.92 109.32 116.88
August 5.09 112.77 118.31
September 6.17 109.97 116.72
October 6.51 71.15 78.24
The home got no certification or plaque. No HERS rating required. No third party testing or computer modeling. The project was designed toward the main thing that counts = the bills. And the bills are about half of what the rest of the neighborhood experiences. Is the homeowner happy? Ecstatic is more like it. Sad that they didn’t get a rating or a plaque? Dont think so. So what’s to not like about that? The deliverable was delivered.
Henry Gifford’s critique was directed at LEED, primarily for commercial buildings. But Residential Programs are not far behind. How much non performance from Home Performance programs will the tax payer allow? Is there political will to demand transparency and performance?
Would the real efficiency of Energy Efficiency Programs improve if the following were implemented:
1. ”We Pay Half” where contractors & developers paid half the utility bill for two years. OR
2. Contractors & Developers wait a year for 50% of their incentive payment and receive it only if the promised deliverable was really delivered.
3. Allow rate payers to see the “Neighborhood Average” along with their bill every month.
Pretty simple stuff really. Please comment in the comments section below. Do you think it’s too simple? Would it work to deliver more energy independence? Or is there too much investment in the testing and modeling and certifying industry that is providing so many of the good new Green Jobs that dont always deliver what the programs promise?
November 14th, 2009
On The Radio Again
It was good to be back on the radio talking about Home Performance again. Last weekend I interviewed with Cyndy Dole on her Home Wizards show on KFWB, the CBS affiliate in Los Angeles.
Click the image to listen to the interview or download the MP3
It reminded me of the show that Gary Richardson and I did in Fresno for about a year on AM 690 talk radio……… until the station was sold and became another sports station….go figure, here we are saving the planet, one house at a time and it’s decided that we need another sports station more! Oh well, maybe it just wasn’t time.
But maybe now’s the time. I’ve discussed resurrecting the show with Joe Kounen, who is also a veteran of Home Performance Talk Radio. He’s ready as soon as we both find the time? and the venue. With the technology, it doesn’t matter that he’s in Arkansas. Actually having the different perspective from the different climate zone would be a benefit so we would take calls from everywhere that we could get on the air.
The format was “Call In” talk radio with an occasional guest speaker. Mainly talking about the challenges of the Home Performance Contractor from the “Live Ammunition” that we had run into that week. What do you think? Should we do it again? Would you tune in? Any topics you’d like to hear? Let me hear from you. Post your comment…. Thanks,
October 16th, 2009
Why Air Conditioning? Different Answers In Different Places
Luelle and I just got back from spending a week grandparenting in Cancun, Mexico. Taking the 3 year old Noah and 18 month old Abigail swimming through the underground river at Xcaret was the highlight along with much sand construction and time in the kiddie pool….
Abigail staying hydrated...
Wow, was it hot. Over 90 on both temperature and humidity. So I got to see first hand the “Other Reason For Air Conditioning” taking moisture out of the air. Water condensed on the Outside of bus windows when air conditioning was turned on in the bus. And the cold tile floors in our room condensed pools of water near the door way. (Sweep or door bottom not existent)
Condensation is a real concern for Energy Wise Renovators, especially for some of you who live in more humid areas than Fresno, where GreenEarthEquities renovates foreclosed homes. But it’s important even here with our tighter homes. I’ll share two examples and the solutions in upcoming posts.
In the mean time, Luelle will be recommending her travel clients schedule Cancun for a December – February vacation.
August 21st, 2009
How To Sell “Green” To People Who Dont Want To Pay For It. (And Have Them Love You For It)
Does it come as a surprise to you that the home buying public is still not ready to open their wallet and pay for Green or Energy Efficiency?
More decisions get made similar to this one than us "Logical" humans want to admit. It's OK... Don't Analyze. Utilize!
Of course this is a generalization but HERE is a recent study that quantifies the public’s interest in Green…
Naturally, in areas of greater affluence and Environmental Awareness there is a higher percentage of people who are willing to pay what it costs for a complete Green and Energy Efficient makeover. My experience in Mid-State California, in a 30 year career selling energy related items was pretty dismal at selling complete packages. I can count on one hand the number of people who said, “OK Dave, let’s do the whole thing, everything you suggested.”
But wait, Hope is not lost! I’ve finally found a way to sell very complete Energy Renovation Packages…. Yes, Every time. You see, as an Energy-Wise Renovating Investor, I have a tremendous advantage in deciding what gets included. I put in everything I want, Everytime. I only have to sell myself, so I have a 100% closing ratio!
So how do I do it since the statistics quoted above and my own experience say that people wont pay for Green or Efficiency?
The “Secret” as far as I’m concerned is to add a nice package of Remodeling and then really complete the job with finishing touches. I call it the Wow! Factor and the Done Factor. It makes a final product that is unique and compelling in the market. That’s why my projects sell quickly, usually before they are done and usually for full price or more.
For more details on The Three Package System of Energy-Wise Renovation and Marketing click HERE.
If you’re interested in helping your community, reducing crime, creating green jobs, making money, having fun, perhaps a new career, reducing energy consumption, and generally saving the planet, one house at a time….. Sign up to receive this blog feed and the Facebook business page at the top right of this page.
You can also join the discussion every Tuesday as we discuss the nuances of ”Energy Wise House Flipping” Click the FREE WEBINAR tab and you’ll be kept updated. PLANETSAVERS UNIVERSITY is where we keep the archives of all those discussions.
July 19th, 2009
Energy-Wise House Flipper Reveals Secrets To Investing In Troubled Economy
Nice Remodeling (The Wow! Package) combines with attention to all details (The Done Package) and the Energy Package to present a compelling final product to the HomeBuyer.
It was the best of times, it was the worst of times. The famous words of Charles Dickens were never more true than now for the real estate professional who is willing to think outside the box. After 33 years in Real Estate and Construction which included stints as a Real Estate Agent, a Broker, but mainly a General Contractor, my wife and I “retired” last year and looked around for new careers to land in.
We both found areas that were a passion for us, that Common Wisdom (and our friends) said, “Oh that’s not a good choice in this Economy.” She has become a top selling Travel Agency and I have become an Energy-Wise House Flipper. And we’re both having more fun than ever before.
About a year ago I realized the “Perfect Storm” of Opportunity for me to jump back into real estate investing. Foreclosures were at an all time high, Interest rates are down, Rents are staying up, Banks are desperate to get rid of REO inventory. It seemed a great time to buy foreclosures and install all the energy saving items and the remodeling that I had sold as a contractor for 3 decades.
My Realtor and Contractor friends said, “But Dave, you wont be able to sell your houses if you put that much into them.” Well, now that the first 5 are sold at a profit, I am convinced that whether it is the best of times or worst of times has little to do with the times and all to do with how we play the cards that life deals us.
Those first 5 Flips helped develop and clarify the “Three Package System” of Renovation that is working well in today’s economy. I realized that I was having so much fun and this was such a great opportunity that I wanted to share what was working for me in the hopes of helping someone who needed a new career or just a boost in what they were already doing. So I started teaching classes on Energy-Wise House Flipping every Tuesday on free conference calls as well as classes for our Utility Company and Trade Association. (PG&E & CBPCA)
Each week I send out a series of Power Point pdf’s by email to all who are interested. Then during the conference call, each person can self navigate through the slides and at the end of the call, keep the slides for reference. Here is a sample of the training on Energy-Wise House Flipping (Click Here). Every Tuesday at 6 PM Pacific I host a free conference call on Energy Wise House Flipping. The Call-In number is 605 475 4800. The Access Code is 795323# If any of this about a new career or an addition to what you are doing, makes sense to you, you are welcome to join us. I hope to see you on the call. Email me first and I will send you the slides ahead of time. (DJR5650@MAC.com)
I am amazed at the people who jump on board this train in these best of times and worst of times. And who doesn’t jump on. One of my best students is a boat canvass seamstress! And many building scientists and real estate professionals haven’t seen their way out of the status quo to grasp this golden opportunity.
We call it PlanetSavers Universtiy because we really are “Saving The Planet, One (foreclosed) House At A Time.” Our teaching at PlanetSavers is unique. It is more than just House Flipping, more than just Wow! Remodeling & more than just smart buying and selling of real estate. It includes all of that and could benefit many if it were better promoted to those who are ready for something different in their business. I am just now starting this Tomato Blog for that purpose but to move to the next level, I need to incorporate the Web 2.0 and social media that will be featured at Inman Connect in San Fransisco August 5-7.
Jim, these are the reasons that you should see me in San Fransisco:
1. The Uniqueness of my message. It is different from anything else on the Vine or even the Guru Seminars for thousands of dollars.
2. My desire to freely share my secrets.
3. My desire to embrace the new technology. (The 50 words exactly for the contest start with “Jim”)
I hope to see you all in San Fransisco
Dave Robinson, Energy-Wise House Flipper
July 6th, 2009
Will Your Buyers Consider More Efficient (Green) Mini Split Air Conditioning?
Mini Split Air Conditioning Systems are typical in all the rest of the world besides the United States. Here’s a Fact and a Question that may be more timely in this economy…
Indoor and Outdoor Units are connected with refrigerant lines only. No Ducts means no Duct Loss.
Fact: Mini Split Systems can be 25 to 50% more energy efficient than conventional forced air systems. This is because of two factors, 1. Inverter Technology which allows higher SEER ratings (Seasonal Energy Efficiency Rating) of up to 21 SEER. 2. Zero energy loss thru duct leakage and duct heat transfer. That’s because there are no ducts in these systems.
Question: Why have American Consumers and HVAC Contractors almost totally rejected the more efficient Mini Split systems? I can think of several answers.
1. Americans don’t know that more efficient systems are available. Their Contractors haven’t told them.
2. We buy into the idea that we must have forced air to every room.
3. The “We’ve always done it that way” syndrome.
But the current economic times and increased awareness of Green and Energy Efficiency issues may make Mini Split Air Conditioning an “Idea Who’s Time Has Come.” With Utility Bills going nowhere but up and with less cash available to just send off to the Utility Company every month, it may be time to take another look at the Mini Split option.
Since I am just now specifying my first Mini Split System for one of my EnergyWise Renovation investment project homes, I’ll share some of the things I’ve found about these systems.
1. It will save quite a bit on Utility Bills. Exactly how much is still to be seen.
2. The initial cost on this particular home is about $1,000 less than a new forced air system.
3. Back bedrooms will be served by small forced air ducts from the Fujitsu “Concealed Unit.” These ducts will be in a lowered hallway cavity so they will be inside the “building envelope” retaining the zero duct loss benefit of the Mini Split system.
4. These systems are available as heat pumps, so they will take care of heating as well as cooling.
This type of system with the small duct system, works well on a full gut remodel, which is what I specialize in. I’ll post photos and results in this blog as the project progresses. If you have any experience in using Mini Splits for whole house air conditioning, please share in the comments. The more that ideas like this are accepted, the less foreign oil we will need to buy. So next time it’s time to upgrade your HVAC system, there really is something you can do to “Save The Planet, One House At A Time.”
Of course with enough renewables such as photovoltaic solar or wind power, we can go all the way to Zero and even become a net energy producer.For Real Home Performance… Monitor The Bills
(Reprinted from Nov, 2009)
There’s been a lot of talk about “Really Green” vs “Greenwashing.” The biggest hit has been taken by LEED with Henry Gifford’s blistering presentation in April this year. (Skip to the last paragraph for Henry’s true feelings.) Henry showed how LEED and other points-based rating programs can entice designers to specify gizmos that are currently popular at the expense of tried and true design concepts that dont garner as many points.
First Time Homebuyers, Juan, Corrin & their new son. Although they didn't receive a plaque or certificate or a computer prediction, they are happy about their new home and especially the low utility bills and the comfort of the home.
This results in many LEED buildings costing more to operate than the equivalent non-LEED buildings. Henry suggests that simply monitoring the energy usage (and continuing to monitor it and publish it) is the best way to move us toward energy independence.
What a great idea, Henry! That’s what we do here at GreenEarthEquities. Today I stopped by to pick up the utility bills of one of our buyers participating in our “We Pay Half” program. That’s where we pay half of the Utility Bills for a period of time, usually 2 years. It allows us to put our money where out mouth is and stand behind our claims of energy efficiency… and at the same time keeps the customer motivated toward efficiency because they are paying the other half.
Here are the first 6 months of bills, May thru October. The home is a 40 year old 1200 square foot tract home in Fresno where the summers are really hot. Perhaps even more important is that the homeowner was pregnant with her first child and kept the thermostat at 70 degrees all thru the summer.
Month Gas Electric Total
May 11.06 43.70 55.62
June 5.20 40.36 45.97
July 6.92 109.32 116.88
August 5.09 112.77 118.31
September 6.17 109.97 116.72
October 6.51 71.15 78.24
The home got no certification or plaque. No HERS rating required. No third party testing or computer modeling. The project was designed toward the main thing that counts = the bills. And the bills are about half of what the rest of the neighborhood experiences. Is the homeowner happy? Ecstatic is more like it. Sad that they didn’t get a rating or a plaque? Dont think so. So what’s to not like about that? The deliverable was delivered.
Henry Gifford’s critique was directed at LEED, primarily for commercial buildings. But Residential Programs are not far behind. How much non performance from Home Performance programs will the tax payer allow? Is there political will to demand transparency and performance?
Would the real efficiency of Energy Efficiency Programs improve if the following were implemented:
1. ”We Pay Half” where contractors & developers paid half the utility bill for two years. OR
2. Contractors & Developers wait a year for 50% of their incentive payment and receive it only if the promised deliverable was really delivered.
3. Allow rate payers to see the “Neighborhood Average” along with their bill every month.
Pretty simple stuff really. Please comment in the comments section below. Do you think it’s too simple? Would it work to deliver more energy independence? Or is there too much investment in the testing and modeling and certifying industry that is providing so many of the good new Green Jobs that dont always deliver what the programs promise?
November 14th, 2009
On The Radio Again
It was good to be back on the radio talking about Home Performance again. Last weekend I interviewed with Cyndy Dole on her Home Wizards show on KFWB, the CBS affiliate in Los Angeles.
Click the image to listen to the interview or download the MP3
It reminded me of the show that Gary Richardson and I did in Fresno for about a year on AM 690 talk radio……… until the station was sold and became another sports station….go figure, here we are saving the planet, one house at a time and it’s decided that we need another sports station more! Oh well, maybe it just wasn’t time.
But maybe now’s the time. I’ve discussed resurrecting the show with Joe Kounen, who is also a veteran of Home Performance Talk Radio. He’s ready as soon as we both find the time? and the venue. With the technology, it doesn’t matter that he’s in Arkansas. Actually having the different perspective from the different climate zone would be a benefit so we would take calls from everywhere that we could get on the air.
The format was “Call In” talk radio with an occasional guest speaker. Mainly talking about the challenges of the Home Performance Contractor from the “Live Ammunition” that we had run into that week. What do you think? Should we do it again? Would you tune in? Any topics you’d like to hear? Let me hear from you. Post your comment…. Thanks,
October 16th, 2009
Why Air Conditioning? Different Answers In Different Places
Luelle and I just got back from spending a week grandparenting in Cancun, Mexico. Taking the 3 year old Noah and 18 month old Abigail swimming through the underground river at Xcaret was the highlight along with much sand construction and time in the kiddie pool….
Abigail staying hydrated...
Wow, was it hot. Over 90 on both temperature and humidity. So I got to see first hand the “Other Reason For Air Conditioning” taking moisture out of the air. Water condensed on the Outside of bus windows when air conditioning was turned on in the bus. And the cold tile floors in our room condensed pools of water near the door way. (Sweep or door bottom not existent)
Condensation is a real concern for Energy Wise Renovators, especially for some of you who live in more humid areas than Fresno, where GreenEarthEquities renovates foreclosed homes. But it’s important even here with our tighter homes. I’ll share two examples and the solutions in upcoming posts.
In the mean time, Luelle will be recommending her travel clients schedule Cancun for a December – February vacation.
August 21st, 2009
How To Sell “Green” To People Who Dont Want To Pay For It. (And Have Them Love You For It)
Does it come as a surprise to you that the home buying public is still not ready to open their wallet and pay for Green or Energy Efficiency?
More decisions get made similar to this one than us "Logical" humans want to admit. It's OK... Don't Analyze. Utilize!
Of course this is a generalization but HERE is a recent study that quantifies the public’s interest in Green…
Naturally, in areas of greater affluence and Environmental Awareness there is a higher percentage of people who are willing to pay what it costs for a complete Green and Energy Efficient makeover. My experience in Mid-State California, in a 30 year career selling energy related items was pretty dismal at selling complete packages. I can count on one hand the number of people who said, “OK Dave, let’s do the whole thing, everything you suggested.”
But wait, Hope is not lost! I’ve finally found a way to sell very complete Energy Renovation Packages…. Yes, Every time. You see, as an Energy-Wise Renovating Investor, I have a tremendous advantage in deciding what gets included. I put in everything I want, Everytime. I only have to sell myself, so I have a 100% closing ratio!
So how do I do it since the statistics quoted above and my own experience say that people wont pay for Green or Efficiency?
The “Secret” as far as I’m concerned is to add a nice package of Remodeling and then really complete the job with finishing touches. I call it the Wow! Factor and the Done Factor. It makes a final product that is unique and compelling in the market. That’s why my projects sell quickly, usually before they are done and usually for full price or more.
For more details on The Three Package System of Energy-Wise Renovation and Marketing click HERE.
If you’re interested in helping your community, reducing crime, creating green jobs, making money, having fun, perhaps a new career, reducing energy consumption, and generally saving the planet, one house at a time….. Sign up to receive this blog feed and the Facebook business page at the top right of this page.
You can also join the discussion every Tuesday as we discuss the nuances of ”Energy Wise House Flipping” Click the FREE WEBINAR tab and you’ll be kept updated. PLANETSAVERS UNIVERSITY is where we keep the archives of all those discussions.
July 19th, 2009
Energy-Wise House Flipper Reveals Secrets To Investing In Troubled Economy
Nice Remodeling (The Wow! Package) combines with attention to all details (The Done Package) and the Energy Package to present a compelling final product to the HomeBuyer.
It was the best of times, it was the worst of times. The famous words of Charles Dickens were never more true than now for the real estate professional who is willing to think outside the box. After 33 years in Real Estate and Construction which included stints as a Real Estate Agent, a Broker, but mainly a General Contractor, my wife and I “retired” last year and looked around for new careers to land in.
We both found areas that were a passion for us, that Common Wisdom (and our friends) said, “Oh that’s not a good choice in this Economy.” She has become a top selling Travel Agency and I have become an Energy-Wise House Flipper. And we’re both having more fun than ever before.
About a year ago I realized the “Perfect Storm” of Opportunity for me to jump back into real estate investing. Foreclosures were at an all time high, Interest rates are down, Rents are staying up, Banks are desperate to get rid of REO inventory. It seemed a great time to buy foreclosures and install all the energy saving items and the remodeling that I had sold as a contractor for 3 decades.
My Realtor and Contractor friends said, “But Dave, you wont be able to sell your houses if you put that much into them.” Well, now that the first 5 are sold at a profit, I am convinced that whether it is the best of times or worst of times has little to do with the times and all to do with how we play the cards that life deals us.
Those first 5 Flips helped develop and clarify the “Three Package System” of Renovation that is working well in today’s economy. I realized that I was having so much fun and this was such a great opportunity that I wanted to share what was working for me in the hopes of helping someone who needed a new career or just a boost in what they were already doing. So I started teaching classes on Energy-Wise House Flipping every Tuesday on free conference calls as well as classes for our Utility Company and Trade Association. (PG&E & CBPCA)
Each week I send out a series of Power Point pdf’s by email to all who are interested. Then during the conference call, each person can self navigate through the slides and at the end of the call, keep the slides for reference. Here is a sample of the training on Energy-Wise House Flipping (Click Here). Every Tuesday at 6 PM Pacific I host a free conference call on Energy Wise House Flipping. The Call-In number is 605 475 4800. The Access Code is 795323# If any of this about a new career or an addition to what you are doing, makes sense to you, you are welcome to join us. I hope to see you on the call. Email me first and I will send you the slides ahead of time. (DJR5650@MAC.com)
I am amazed at the people who jump on board this train in these best of times and worst of times. And who doesn’t jump on. One of my best students is a boat canvass seamstress! And many building scientists and real estate professionals haven’t seen their way out of the status quo to grasp this golden opportunity.
We call it PlanetSavers Universtiy because we really are “Saving The Planet, One (foreclosed) House At A Time.” Our teaching at PlanetSavers is unique. It is more than just House Flipping, more than just Wow! Remodeling & more than just smart buying and selling of real estate. It includes all of that and could benefit many if it were better promoted to those who are ready for something different in their business. I am just now starting this Tomato Blog for that purpose but to move to the next level, I need to incorporate the Web 2.0 and social media that will be featured at Inman Connect in San Fransisco August 5-7.
Jim, these are the reasons that you should see me in San Fransisco:
1. The Uniqueness of my message. It is different from anything else on the Vine or even the Guru Seminars for thousands of dollars.
2. My desire to freely share my secrets.
3. My desire to embrace the new technology. (The 50 words exactly for the contest start with “Jim”)
I hope to see you all in San Fransisco
Dave Robinson, Energy-Wise House Flipper
July 6th, 2009
Will Your Buyers Consider More Efficient (Green) Mini Split Air Conditioning?
Mini Split Air Conditioning Systems are typical in all the rest of the world besides the United States. Here’s a Fact and a Question that may be more timely in this economy…
Indoor and Outdoor Units are connected with refrigerant lines only. No Ducts means no Duct Loss.
Fact: Mini Split Systems can be 25 to 50% more energy efficient than conventional forced air systems. This is because of two factors, 1. Inverter Technology which allows higher SEER ratings (Seasonal Energy Efficiency Rating) of up to 21 SEER. 2. Zero energy loss thru duct leakage and duct heat transfer. That’s because there are no ducts in these systems.
Question: Why have American Consumers and HVAC Contractors almost totally rejected the more efficient Mini Split systems? I can think of several answers.
1. Americans don’t know that more efficient systems are available. Their Contractors haven’t told them.
2. We buy into the idea that we must have forced air to every room.
3. The “We’ve always done it that way” syndrome.
But the current economic times and increased awareness of Green and Energy Efficiency issues may make Mini Split Air Conditioning an “Idea Who’s Time Has Come.” With Utility Bills going nowhere but up and with less cash available to just send off to the Utility Company every month, it may be time to take another look at the Mini Split option.
Since I am just now specifying my first Mini Split System for one of my EnergyWise Renovation investment project homes, I’ll share some of the things I’ve found about these systems.
1. It will save quite a bit on Utility Bills. Exactly how much is still to be seen.
2. The initial cost on this particular home is about $1,000 less than a new forced air system.
3. Back bedrooms will be served by small forced air ducts from the Fujitsu “Concealed Unit.” These ducts will be in a lowered hallway cavity so they will be inside the “building envelope” retaining the zero duct loss benefit of the Mini Split system.
4. These systems are available as heat pumps, so they will take care of heating as well as cooling.
This type of system with the small duct system, works well on a full gut remodel, which is what I specialize in. I’ll post photos and results in this blog as the project progresses. If you have any experience in using Mini Splits for whole house air conditioning, please share in the comments. The more that ideas like this are accepted, the less foreign oil we will need to buy. So next time it’s time to upgrade your HVAC system, there really is something you can do to “Save The Planet, One House At A Time.”
Click the image to listen to the interview or download the MP3
Why Air Conditioning? Different Answers In Different Places
Luelle and I just got back from spending a week grandparenting in Cancun, Mexico. Taking the 3 year old Noah and 18 month old Abigail swimming through the underground river at Xcaret was the highlight along with much sand construction and time in the kiddie pool….
Abigail staying hydrated...
Wow, was it hot. Over 90 on both temperature and humidity. So I got to see first hand the “Other Reason For Air Conditioning” taking moisture out of the air. Water condensed on the Outside of bus windows when air conditioning was turned on in the bus. And the cold tile floors in our room condensed pools of water near the door way. (Sweep or door bottom not existent)
Condensation is a real concern for Energy Wise Renovators, especially for some of you who live in more humid areas than Fresno, where GreenEarthEquities renovates foreclosed homes. But it’s important even here with our tighter homes. I’ll share two examples and the solutions in upcoming posts.
In the mean time, Luelle will be recommending her travel clients schedule Cancun for a December – February vacation.
August 21st, 2009
How To Sell “Green” To People Who Dont Want To Pay For It. (And Have Them Love You For It)
Does it come as a surprise to you that the home buying public is still not ready to open their wallet and pay for Green or Energy Efficiency?
More decisions get made similar to this one than us "Logical" humans want to admit. It's OK... Don't Analyze. Utilize!
Of course this is a generalization but HERE is a recent study that quantifies the public’s interest in Green…
Naturally, in areas of greater affluence and Environmental Awareness there is a higher percentage of people who are willing to pay what it costs for a complete Green and Energy Efficient makeover. My experience in Mid-State California, in a 30 year career selling energy related items was pretty dismal at selling complete packages. I can count on one hand the number of people who said, “OK Dave, let’s do the whole thing, everything you suggested.”
But wait, Hope is not lost! I’ve finally found a way to sell very complete Energy Renovation Packages…. Yes, Every time. You see, as an Energy-Wise Renovating Investor, I have a tremendous advantage in deciding what gets included. I put in everything I want, Everytime. I only have to sell myself, so I have a 100% closing ratio!
So how do I do it since the statistics quoted above and my own experience say that people wont pay for Green or Efficiency?
The “Secret” as far as I’m concerned is to add a nice package of Remodeling and then really complete the job with finishing touches. I call it the Wow! Factor and the Done Factor. It makes a final product that is unique and compelling in the market. That’s why my projects sell quickly, usually before they are done and usually for full price or more.
For more details on The Three Package System of Energy-Wise Renovation and Marketing click HERE.
If you’re interested in helping your community, reducing crime, creating green jobs, making money, having fun, perhaps a new career, reducing energy consumption, and generally saving the planet, one house at a time….. Sign up to receive this blog feed and the Facebook business page at the top right of this page.
You can also join the discussion every Tuesday as we discuss the nuances of ”Energy Wise House Flipping” Click the FREE WEBINAR tab and you’ll be kept updated. PLANETSAVERS UNIVERSITY is where we keep the archives of all those discussions.
July 19th, 2009
Energy-Wise House Flipper Reveals Secrets To Investing In Troubled Economy
Nice Remodeling (The Wow! Package) combines with attention to all details (The Done Package) and the Energy Package to present a compelling final product to the HomeBuyer.
It was the best of times, it was the worst of times. The famous words of Charles Dickens were never more true than now for the real estate professional who is willing to think outside the box. After 33 years in Real Estate and Construction which included stints as a Real Estate Agent, a Broker, but mainly a General Contractor, my wife and I “retired” last year and looked around for new careers to land in.
We both found areas that were a passion for us, that Common Wisdom (and our friends) said, “Oh that’s not a good choice in this Economy.” She has become a top selling Travel Agency and I have become an Energy-Wise House Flipper. And we’re both having more fun than ever before.
About a year ago I realized the “Perfect Storm” of Opportunity for me to jump back into real estate investing. Foreclosures were at an all time high, Interest rates are down, Rents are staying up, Banks are desperate to get rid of REO inventory. It seemed a great time to buy foreclosures and install all the energy saving items and the remodeling that I had sold as a contractor for 3 decades.
My Realtor and Contractor friends said, “But Dave, you wont be able to sell your houses if you put that much into them.” Well, now that the first 5 are sold at a profit, I am convinced that whether it is the best of times or worst of times has little to do with the times and all to do with how we play the cards that life deals us.
Those first 5 Flips helped develop and clarify the “Three Package System” of Renovation that is working well in today’s economy. I realized that I was having so much fun and this was such a great opportunity that I wanted to share what was working for me in the hopes of helping someone who needed a new career or just a boost in what they were already doing. So I started teaching classes on Energy-Wise House Flipping every Tuesday on free conference calls as well as classes for our Utility Company and Trade Association. (PG&E & CBPCA)
Each week I send out a series of Power Point pdf’s by email to all who are interested. Then during the conference call, each person can self navigate through the slides and at the end of the call, keep the slides for reference. Here is a sample of the training on Energy-Wise House Flipping (Click Here). Every Tuesday at 6 PM Pacific I host a free conference call on Energy Wise House Flipping. The Call-In number is 605 475 4800. The Access Code is 795323# If any of this about a new career or an addition to what you are doing, makes sense to you, you are welcome to join us. I hope to see you on the call. Email me first and I will send you the slides ahead of time. (DJR5650@MAC.com)
I am amazed at the people who jump on board this train in these best of times and worst of times. And who doesn’t jump on. One of my best students is a boat canvass seamstress! And many building scientists and real estate professionals haven’t seen their way out of the status quo to grasp this golden opportunity.
We call it PlanetSavers Universtiy because we really are “Saving The Planet, One (foreclosed) House At A Time.” Our teaching at PlanetSavers is unique. It is more than just House Flipping, more than just Wow! Remodeling & more than just smart buying and selling of real estate. It includes all of that and could benefit many if it were better promoted to those who are ready for something different in their business. I am just now starting this Tomato Blog for that purpose but to move to the next level, I need to incorporate the Web 2.0 and social media that will be featured at Inman Connect in San Fransisco August 5-7.
Jim, these are the reasons that you should see me in San Fransisco:
1. The Uniqueness of my message. It is different from anything else on the Vine or even the Guru Seminars for thousands of dollars.
2. My desire to freely share my secrets.
3. My desire to embrace the new technology. (The 50 words exactly for the contest start with “Jim”)
I hope to see you all in San Fransisco
Dave Robinson, Energy-Wise House Flipper
July 6th, 2009
Will Your Buyers Consider More Efficient (Green) Mini Split Air Conditioning?
Mini Split Air Conditioning Systems are typical in all the rest of the world besides the United States. Here’s a Fact and a Question that may be more timely in this economy…
Indoor and Outdoor Units are connected with refrigerant lines only. No Ducts means no Duct Loss.
Fact: Mini Split Systems can be 25 to 50% more energy efficient than conventional forced air systems. This is because of two factors, 1. Inverter Technology which allows higher SEER ratings (Seasonal Energy Efficiency Rating) of up to 21 SEER. 2. Zero energy loss thru duct leakage and duct heat transfer. That’s because there are no ducts in these systems.
Question: Why have American Consumers and HVAC Contractors almost totally rejected the more efficient Mini Split systems? I can think of several answers.
1. Americans don’t know that more efficient systems are available. Their Contractors haven’t told them.
2. We buy into the idea that we must have forced air to every room.
3. The “We’ve always done it that way” syndrome.
But the current economic times and increased awareness of Green and Energy Efficiency issues may make Mini Split Air Conditioning an “Idea Who’s Time Has Come.” With Utility Bills going nowhere but up and with less cash available to just send off to the Utility Company every month, it may be time to take another look at the Mini Split option.
Since I am just now specifying my first Mini Split System for one of my EnergyWise Renovation investment project homes, I’ll share some of the things I’ve found about these systems.
1. It will save quite a bit on Utility Bills. Exactly how much is still to be seen.
2. The initial cost on this particular home is about $1,000 less than a new forced air system.
3. Back bedrooms will be served by small forced air ducts from the Fujitsu “Concealed Unit.” These ducts will be in a lowered hallway cavity so they will be inside the “building envelope” retaining the zero duct loss benefit of the Mini Split system.
4. These systems are available as heat pumps, so they will take care of heating as well as cooling.
This type of system with the small duct system, works well on a full gut remodel, which is what I specialize in. I’ll post photos and results in this blog as the project progresses. If you have any experience in using Mini Splits for whole house air conditioning, please share in the comments. The more that ideas like this are accepted, the less foreign oil we will need to buy. So next time it’s time to upgrade your HVAC system, there really is something you can do to “Save The Planet, One House At A Time.”
More decisions get made similar to this one than us "Logical" humans want to admit. It's OK... Don't Analyze. Utilize!
Energy-Wise House Flipper Reveals Secrets To Investing In Troubled Economy
Nice Remodeling (The Wow! Package) combines with attention to all details (The Done Package) and the Energy Package to present a compelling final product to the HomeBuyer.
It was the best of times, it was the worst of times. The famous words of Charles Dickens were never more true than now for the real estate professional who is willing to think outside the box. After 33 years in Real Estate and Construction which included stints as a Real Estate Agent, a Broker, but mainly a General Contractor, my wife and I “retired” last year and looked around for new careers to land in.
We both found areas that were a passion for us, that Common Wisdom (and our friends) said, “Oh that’s not a good choice in this Economy.” She has become a top selling Travel Agency and I have become an Energy-Wise House Flipper. And we’re both having more fun than ever before.
About a year ago I realized the “Perfect Storm” of Opportunity for me to jump back into real estate investing. Foreclosures were at an all time high, Interest rates are down, Rents are staying up, Banks are desperate to get rid of REO inventory. It seemed a great time to buy foreclosures and install all the energy saving items and the remodeling that I had sold as a contractor for 3 decades.
My Realtor and Contractor friends said, “But Dave, you wont be able to sell your houses if you put that much into them.” Well, now that the first 5 are sold at a profit, I am convinced that whether it is the best of times or worst of times has little to do with the times and all to do with how we play the cards that life deals us.
Those first 5 Flips helped develop and clarify the “Three Package System” of Renovation that is working well in today’s economy. I realized that I was having so much fun and this was such a great opportunity that I wanted to share what was working for me in the hopes of helping someone who needed a new career or just a boost in what they were already doing. So I started teaching classes on Energy-Wise House Flipping every Tuesday on free conference calls as well as classes for our Utility Company and Trade Association. (PG&E & CBPCA)
Each week I send out a series of Power Point pdf’s by email to all who are interested. Then during the conference call, each person can self navigate through the slides and at the end of the call, keep the slides for reference. Here is a sample of the training on Energy-Wise House Flipping (Click Here). Every Tuesday at 6 PM Pacific I host a free conference call on Energy Wise House Flipping. The Call-In number is 605 475 4800. The Access Code is 795323# If any of this about a new career or an addition to what you are doing, makes sense to you, you are welcome to join us. I hope to see you on the call. Email me first and I will send you the slides ahead of time. (DJR5650@MAC.com)
I am amazed at the people who jump on board this train in these best of times and worst of times. And who doesn’t jump on. One of my best students is a boat canvass seamstress! And many building scientists and real estate professionals haven’t seen their way out of the status quo to grasp this golden opportunity.
We call it PlanetSavers Universtiy because we really are “Saving The Planet, One (foreclosed) House At A Time.” Our teaching at PlanetSavers is unique. It is more than just House Flipping, more than just Wow! Remodeling & more than just smart buying and selling of real estate. It includes all of that and could benefit many if it were better promoted to those who are ready for something different in their business. I am just now starting this Tomato Blog for that purpose but to move to the next level, I need to incorporate the Web 2.0 and social media that will be featured at Inman Connect in San Fransisco August 5-7.
Jim, these are the reasons that you should see me in San Fransisco:
1. The Uniqueness of my message. It is different from anything else on the Vine or even the Guru Seminars for thousands of dollars.
2. My desire to freely share my secrets.
3. My desire to embrace the new technology. (The 50 words exactly for the contest start with “Jim”)
I hope to see you all in San Fransisco
Dave Robinson, Energy-Wise House Flipper
July 6th, 2009
Will Your Buyers Consider More Efficient (Green) Mini Split Air Conditioning?
Mini Split Air Conditioning Systems are typical in all the rest of the world besides the United States. Here’s a Fact and a Question that may be more timely in this economy…
Indoor and Outdoor Units are connected with refrigerant lines only. No Ducts means no Duct Loss.
Fact: Mini Split Systems can be 25 to 50% more energy efficient than conventional forced air systems. This is because of two factors, 1. Inverter Technology which allows higher SEER ratings (Seasonal Energy Efficiency Rating) of up to 21 SEER. 2. Zero energy loss thru duct leakage and duct heat transfer. That’s because there are no ducts in these systems.
Question: Why have American Consumers and HVAC Contractors almost totally rejected the more efficient Mini Split systems? I can think of several answers.
1. Americans don’t know that more efficient systems are available. Their Contractors haven’t told them.
2. We buy into the idea that we must have forced air to every room.
3. The “We’ve always done it that way” syndrome.
But the current economic times and increased awareness of Green and Energy Efficiency issues may make Mini Split Air Conditioning an “Idea Who’s Time Has Come.” With Utility Bills going nowhere but up and with less cash available to just send off to the Utility Company every month, it may be time to take another look at the Mini Split option.
Since I am just now specifying my first Mini Split System for one of my EnergyWise Renovation investment project homes, I’ll share some of the things I’ve found about these systems.
1. It will save quite a bit on Utility Bills. Exactly how much is still to be seen.
2. The initial cost on this particular home is about $1,000 less than a new forced air system.
3. Back bedrooms will be served by small forced air ducts from the Fujitsu “Concealed Unit.” These ducts will be in a lowered hallway cavity so they will be inside the “building envelope” retaining the zero duct loss benefit of the Mini Split system.
4. These systems are available as heat pumps, so they will take care of heating as well as cooling.
This type of system with the small duct system, works well on a full gut remodel, which is what I specialize in. I’ll post photos and results in this blog as the project progresses. If you have any experience in using Mini Splits for whole house air conditioning, please share in the comments. The more that ideas like this are accepted, the less foreign oil we will need to buy. So next time it’s time to upgrade your HVAC system, there really is something you can do to “Save The Planet, One House At A Time.”
Indoor and Outdoor Units are connected with refrigerant lines only. No Ducts means no Duct Loss.
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