Energy Auditing
Blower Door, Thermographics…
Among the variety of efficiency tests, a handful provide a relatively easy and inexpensive way of ensuring the quality of your energy envelope.
Blower Door, Duct Blaster, Gas Sniffer, Combustion Analyzer and Infrared Thermography are excellent test in and out choices. This information can be analyzed simply or entered into various software programs like EnergyPro for in-depth analysis.
All The Testing & Certi?cation You Need….And None That You Don’t
Disclaimer: The Ideas presented here are for a noble experiment: Delivering Excellent Home Performance Projects using only our own properties, purchased right and renovated with the concepts developed on this site and implemented purely in the American Free Enterprise System. They may not be appropriate for “Home Performance Contracting” as normally practiced.
Contractor, Rater or Energy-Wise Investor? The “Rules” and Best Practices for these disciplines are different. An assumption that is true in one discipline can be false or irrelevant in another area. Most of the assumptions that you’ve heard are designed for contractors and their symbiotic cousins, the raters, contracting with homeowners in incentive driven programs (and they are mostly true in that context).
The Differences
- Testing
- Certi?cation
- Third Party Inspection
- Computer Modeling
- Energy Guarantees
- Marketing and Sales Expense
- Buyers Knowledge
- Buyers Expectations
These are common in Home Performance Contracting but not in Energy-Wise Renovation of Investor Owned Foreclosures.
Quick Review Of G.E.E. Principles
- Work only on our own properties
- Select an area and stay in it
- Sell to ?rst time home buyers
- Complete 3 package system: Energy, WOW! & Done
- Sub-Contract Everything
- Systemize Everything
- Negotiate Hard @purchase
- Control the Comps, see#2
- In?uence the appraisal, see #2
- Demand Wholesale Pricing
- In & Out Quickly
- Do everything short of Renewables, almost everytime.
13. $100K spread 20-20-20-20-20
Testing. The value of Testing is either:
- If you dont know what to do –
- Test, then convince the customer that you know what to do
- The Program requires testing. This is appropriate on complicated & one of a kind houses. We work in very simple houses that are all the same & do “everything” & have no customers to convince. So we perform tests essential to good Home Performance (blower door, duct blast, CO) but none to help make the sale or ?t into a incentive program.
Other Factors On When To Test:
1. Everything that would be tested for air tightness usually goes away in the dumpster. (HVAC, Ducts, Registers, Doors, Weatherstrip, Windows, etc) This renders a complete Test In useless. Instead speci?c testing is done with the speci?c work.
2. Looking at previous bills for modeling purposes is impractical in foreclosed homes because they have been empty for 6 to 18 months or saving more and the previous owner is not available.
Certification is valuable in the Contracting Business. It gives you something to sell. Something to differentiate you from the competition. Of course it costs money. Time, training, equipment, etc. You hope that it generates more additional than it costs. The First Time Home Buyer
A. Doesn’t care very much about Energy or Green
B. We double their knowledge on Efficiency and Green in the Sales Process
InsThird Party Inspection is valuable when there is a universe of “bad actors” who would do bad work and need policing. This is even more essential with sophisticated buyers shopping for contracting services. We do good work, police ourselves, do our own essential testing and skip the cost of preparation in Third Party programs. This savings is part of the reason that we can squeeze all of the value into our projects to make them compelling offers that sell quickly without aid or cost of “Programs”
Computer Modeling: is good in one of a kind, custom construction where I might not know what to do. It also helps convince a customer that they are dealing with the right contractor. Homebuyers are not that interested. I have not been asked once about Certification. My buyers are happy to hear about all the energy saving items, but it’s me telling them more things than they were expecting.
Energy Guarantees: Because of Base Load and Lifestyle issues that we dont control, these can turn a happy customer into an unhappy customer. We choose to stay away. Instead we offer to pay 1/2 of the Utility Bills for 2 years. This is enough to leave all the competition behind and there is nothing to argue about. They turn in the bills. I write a check. It’s a good way to stay involved with my customer. And collect referrals etc.
Marketing and Sales: When Contracting with Homeowners a huge amount of effort goes into marketing and sales. I was reminded of this at a recent Home Show. Entry Fees, Set-up,Staffing,giveaways, literature, and sore feet. It adds up. As an Energy Wise Investor, I skip all of that. This is just more savings that we can pass on in making the compelling package for the buyer. We do a little marketing for buyers, This brochure is superior to the typical realtor one page brochure and helps us control our comps and appraisals.
Additional Energy Auditing Information
Click a link below to review posts
Maine Green Investment Property
Maine Investment Property Cold Wet Climate Considerations This week we'll be taking a look at a 3 Bedroom 1 Bath investment property in Bridgton Maine identified by Tom Smith, a frequent attendee and fellow Green Hearted investor. A diamond in the rough, 3 Bedroom's are in great demand, particularly when located in outlying bedroom communities with an hour or less commute from hubs like Portland ME. While 74 N High St, Bridgton ME may or may not be on the market by Tuesday's WebEx meeting, we feel there's lot to learn by taking a renovator - investor's look at what's available in a part...Continue Reading!
ACI Denver Post Conference Review
ACI 2013 Denver Post Conference Review Greetings PlanetSavers, Back from the Affordable Comfort Institute's 2013 Denver Conference I wanted to apologize for the live broadcast technical problems two weeks ago. In the past we've had success with similar on the spot interviews but the logistics this last time proved difficult. Even so, the conference was worth discussing so I hope any fellow attendees or those interested in the latest developments or future attendance will join me tonight at 6PM PDT. Click here to watch a streaming version of this webinar. (Recommended because of large file size) To download this Webex presentation click here. To watch this...Continue Reading!
Buy and Hold: Running the Numbers
Buy and Hold Running the Numbers Tonight I'll be reviewing the process of locating and assessing 2 different and affordable properties each with some perks. We'll run the numbers from walk through repair estimates for a Phase 1 Buy and Hold remodel to likely return on investment (ROI). 4877 East McKenzie Ave Fresno, CA 93727 List $125,000, 4 days on market, built 1977 5 bedroom 2 bath, 1,684 sqft, lot 8,580 sqft 2 car garage, large pool RentoMeter.com rent estimate: $1,400 plus 4944 East Illinois Ave Fresno CA 93727 4944 East Illinois Ave Fresno CA 93727 List $128,500, 15 days on market, built 1956 3 bedroom 1.5 bath, 1,700 sqft, lot...Continue Reading!
Tightening or Slashing Remodel Budgets
1060 C St. Orange Cove Tightening or Slashing Remodel Budgets A constantly reoccurring question in Green Renovation is how to get the most out of a remodel budget. Some considerations include: What can I afford to cut? What can't I afford to cut? What flipping costs are recoverable? What buy and hold costs are recoverable? How much of an Energy Package can I afford to include? What's the best loading order for a Phase 1 and Phase 2 energy wise retrofit? We'll be addressing these and other questions as we take another look at the budget for 1060 C. Street Orange Cove CA recently purchased by Larry Weingarten via...Continue Reading!
Energy Decisions and Contractor Conversations
Pacific Palisades CA Energy Decisions and Contractor Conversations This Tuesday we'll be checking in on a property in Valencia CA featured in past webinars. Working on a 1,000 sqft energy efficient addition, the owner's working with a tight budget and an experienced General Contractor without special training in green building. After shopping some options HVAC, insulation and plumbing decisions must be made that won't brake the budget while providing maximum comfort, health and energy savings. With tens of thousands of homeowners facing similar situations we'll be addressing the following questions in particular: What's the biggest bang for the buck in energy efficiency? How best to communicate...Continue Reading!
Tax Deed Auction: Orange Cove DEAL OR LEMON
Tax Deed Auction Orange Cove DEAL OR LEMON As some may recall we recently featured a Bid4Assets.com Fresno County Tax Deed Auction on several webinars. While we were significantly outbid on the properties we identified, Larry Weingarten our resident auction expert had the winning bid for 2 "outside the box" kind of properties. Tuesday night we'll get a look inside one, a 3 bedroom 1 bath about an hour southeast of Fresno. We'll review photos from our inspection and estimate what it's going to take to get this house rent or retail flip ready with at least a Phase 1 Energy Package. Zillow says...Continue Reading!
Remodel Budget Loading Order
Budget Loading Order DOE Test House Rent Remodel As many of you know in 2011 we partnered with the Department of Energy through IBACOS on a dry and hot climate test house located at 440 N. Homsy Fresno, CA. Click here for project overview After 18 months of testing IBACOS recently did a results webinar and having removed their equipment they've turned the keys back to us to finish the remodel and get the property ready for rent or sale. The owner-investor has obtained and placed multiple homes with us to manage all aspects of each project. He's in the process of refinancing a...Continue Reading!
Online Tax Deed Auction Results
Online Tax Deeds Fresno County CA Auction Results Two weeks ago we reviewed Bid4Assets.com with an in depth look at Fresno County CA's Online Tax Deed Auction. Larry Weingarten, our resident tax deed expert, joined us fresh from participating in several other similar county sales. Tonight we'll be discussing the particulars of the bidding process, with screen shots of each step along the way, from viewing the properties in question to placing and tracking bids. Tune in at 6PM Pacific as we share our interesting experience with this kind of property acquisition. We'll talk about our bidding strategy and how we did, as well...Continue Reading!
BPI Trainer Remodels Home – EnergyPro Modeling
EnergyPro Modeling BPI Trainer Remodels Home This week I'll be interviewing Aaron Husak, our resident Certified HERS Rater and BPI Trainer regarding his plans for an energy wise remodel of his newly purchased home in the Fig Garden area of Fresno CA. Built in 1951, his 2 Bedroom 1 Bath 900 sqft home recently closed escrow. Aaron's already started his before and after calculations using EnergyPro modeling but is anxious to hear what we think about the project. Join us Tuesday 6PM PT as Aaron walks us through his green remodeling strategy and EnergyPro reports. As always your questions and comments are appreciated. FYI: Just...Continue Reading!
Online Tax Lien Sales: Fresno CA
Online Tax Liens Sales Bid4Assets Auction Fresno County estate, on site and online tax lien sales are one way shrewd investors are picking up properties to flip or hold as long term investments. With this in mind this week I'll be interviewing Larry Weingarten, our resident online tax sales expert. We'll be discussing his history with this type of acquisition including price, location and what kind of surprises to look out for along the way. We'll be taking an in depth look at properties available at Bid4Assets.com and how best to participate in local county on-line auctions. Click here to review properties available in...Continue Reading!
By Dave Robinson
By Jack Frost
By Andrew Martinez