Austin Real Estate Blog

As the green movement has taken hold of the nation, Austin has endeavored to stand before the trends. Years ago Austin took the stand to become the most green oriented city in the country, and as a whole a greener Austin is surfacing. To help this along, the local government has created avenues to make it easier for families to achieve a green home goal.

Among the options is an unsecured loan intended to update a home’s energy efficiency. the Power Saver^TM Program. The goal of this program is to make it easy for a home owner to update air conditioning, duct work and other area’s of energy concerns. As these improvements are made a home becomes more affordable, and develops better value. The loans hold no sway against the home or the improvements made. The interest rate is kept low, especially in this market, which keeps the payments low.

If you desire more information you can find it:
Home Performance with ENERGY STAR®-Loan

Application for Energy Star Loan

The Pedernals Electric Coop has implemented several measure to help their members save on energy costs and improve home value. The first of these is the PEC Home Energy Center, an online tool to help members conserve electricity, save on monthly bills, and reduce carbon emissions. Using the tool can create a clear understanding what improvements need to be made. They also have a rebate program for HVAC improvements.

“…our HVAC Rebate Program. HVAC systems can account for more than 50 percent of a member’s energy consumption, so we provide rebates to those who install energy-efficient units. In 2007, PEC paid more than $548,000 in rebates to members who upgraded their HVAC systems…”

Don’t forget AustinEnergy’s Rebate program.

Austin companies and city have really taken the time to create the resources home owners need.

Starting this June, those who wish to sell a home in Austin will be required to have their home inspected for energy efficiency. This new ordinance does not require the seller to upgrade any leaks or other problems that may be found, but it does state that the buyer be made aware of the outcome of the audit via disclosure. Of course, given the current market and economy, anything that may decrease the value of a home should be repaired prior to sale. Buyers don’t want to think of what needs to be fixed when looking at a home, so it will be better to make any necessary upgrades before putting the house on the market.

The energy audit will be looking into four areas of energy efficiency. There will be a duct pressure check on the air conditioning unit to check for leaks. Weather stripping around doors will be inspected. Shades and screens, especially on the east, west, and south sides of a home will be looked at, as will the type of insulation found in an attic. Energy Raters can be found online at Austin Energy’s Website, and will generally run about $300 for every 2,000 square feet. If you decide to go ahead with the upgrades, the home will need to be inspected again when complete.

There is another option considered in compliance with the new ordinance. Homeowners can participate in the Home Performance with Energy Star Certificate program. Homes that have already done so within the last ten years are exempt from the ordinance. In this case, a home performance contractor will inspect the home, sometimes for free with a bid for work. The same areas will be reviewed as with the energy audit, and then the information will be sent to Austin Energy for review. To receive a certificate of completion, three of the requirements must be met or the homeowner must have received a rebate of $500 or more from Austin Energy.
In either case, Austin Energy must approve the upgrades for energy efficiency. The information must be contained within the Seller’s Disclosure and is good for ten years.

These days, it has become very important to keep the environment in mind with pretty much every aspect of our lives. With so much emphasis on green living, it can sometimes be difficult to know if the choices that you make are actually eco-friendly. Of course, there are the obvious, like recycling and reducing energy output. What about when you are building a home, or just remodeling? Again, there are the obvious green choices like sustainable materials and energy efficient appliances. Beyond that, what is considered green living?

First of all, you will want to look at the site. For new construction, green living starts from the ground up. Take a look at the location itself. An eco-friendly builder will want to find a spot that reduces the need for car travel. Austin is becoming a hot spot for mixed use properties, making it an excellent place to be eco friendly. Smaller sites are also more environmentally sound, as they will require not only fewer materials, but less energy when complete. Older areas are also more eco-friendly in that they may have originally been designed with a walking commute in mind. While most of Austin is not necessarily convenient to the local grocery store, the newer designs are definitely taking it into account.

Austin is a city at the forefront of green living. There are several incentives offered by the city that encourage homeowners to make better energy decisions. The Austin Green Building Program has a rating system that can assist in making more environmentally friendly choices not just in building, but in day to day living as well. A little research can bring you to the proper choices in green living.

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From Green Building Talk

Getting Into Hot Water: Solar Water Heating Pays For Itself Five Times Over
An analysis of the engineering and economics for a solar water-heating system shows it to have a payback period of just two years, according to researchers in India. They report, in the International Journal of Global Energy Issues, on the success of the 1000-liter system operating at a university hostel.

The current focus in the developed world is on advanced technological approaches to alternative energy sources, such as photovoltaic cells for solar power and harnessing wind and wave with elaborate systems to generate electricity. However, the cost of such systems may be prohibitive for some applications in the developing world. They also often ignore the fact that a mundane process such as heating water might best be carried out using direct heat from the sun rather than including a waste energy-conversion step.

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Read the rest at GreenBuildingTalk.com

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From Associated Construction Publications

Construction Jobs Decrease by 104,000 in February

Construction employment fell by 104,000 in February with losses throughout the sector. This industry has shed 904,000 jobs since the recession began, with about half of the decline occurring in the past 4 months, according to testimony by Keith Hall, commissioner, Bureau of Labor Statistics, before the Joint Congressional Economic Committee today.

Although the stimulus package is expected to positively affect construction employment through “shovel-ready” projects, none of that has started yet.

The decline in construction employment mirrors declines in the rest of the labor market as the sharp and widespread contraction continued in February.

Nonfarm payroll employment fell by 651,000, following declines of 681,000 in December and 655,000 in January. Since the recession began in December 2007, job losses have totaled 4.4 million, well more than half of which occurred in the past 4 months. In February, the unemployment rate climbed from 7.6 to 8.1 percent, the highest rate in over 25 years.

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Read the rest at Associated Construction Publications

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Austin has been at the forefront of the green movement since it began. Many local builders have taken the time to learn green building techniques and guidelines. Some even offer green remodeling now to older homes. A green home is one that uses less energy and water, but that doesn’t mean the homeowner is missing out on anything. Just take a look at the 4,080 square foot home that is currently on the market sitting near Dripping Springs. The home offers majestic Texas hillside views, and is completely eco-friendly. There is an open floor design inside, a pool, hot tub, and over four acres to play on. What is really extraordinary is what the house is made of.

The house was designed by Gayle Borst and Elliot Johnson. As executive director of Design/Build/Live, Borst consistently strives for green living. The first floor of this beautiful home is no different; it is made of a naturally sustainable material: straw. Bales are placed within a framework of red iron steel for strength. Since the home sits atop a hill, it can be quite windy, and red iron steel is used in the construction of high rises. The interior walls are made of adobe plaster, and the exterior is concrete stucco. A huge benefit of the straw-bale construction is the material’s ability to hold temperatures. When the house is cooled on a hot day, it stays cool. This lowers not only the energy usage of the home, but the heating and cooling costs as well. The home also includes a 21,500 gallon rainwater collection system that provides all the drinking, bathing, and cooking water. Windows and doors are placed in such a way to optimize both the natural air flow and sunlight the location has. This home proves that living green can be lavish and environmentally friendly.

Austin is a city that has done well throughout the mortgage crisis. Builders here are still in demand, and many have chosen green methods to build a home. One of the highest energy uses after a home is complete is the air conditioning unit. Since Austin has mild temperatures year round, some residents use their cooling systems often. It is important to make sure the unit fits the property and is maintained well. Another way to reduce usage is to build the home with the idea of cross ventilation in mind.

By using cross ventilation, humid air can be removed by the placement of widows throughout the house. First, determine which way the house can be built so that less heat will enter. Keep the attic cool by using lighter color shingles and reflective heat barriers. Place windows in such a way that the natural wind will come through on one side of the building. Since heat rises and looks for cooler air, it will naturally go across to another open window and back outside. Ceiling fans can also help to move the air along, using much less energy than running an AC unit. With cross ventilation, it is possible to remove the humidity from the air, making it more comfortable.

The main goal for any green home is to reduce the amount of energy used for everyday activities. The less usage there is the more money will be saved. Of course, the hottest days will still require the help of an air conditioner, but imagine how many days in Austin when a little breeze can make all the difference.

Two new homes on Riley Road in Rollingwood have received kudos from Austin’s Green Energy Building Program. The first home was rated a five-star example of an eco-friendly home, while the second should meet the same requirements, once construction is completed over the next several weeks. Those involved with the project have worked to include many home features that will allow the home’s occupants to have as little contact with dangerous chemicals as necessary, protecting both their own health, as well as that of the environment.

Included in the features of these homes are efficient fixtures and appliances, such as toilets, washing machines, dishwashers and numerous windows, all of which cut the need for excess water and electricity. Both homes have private pools with special filtration systems that remove impurities from the water, without the need for chlorine or other chemicals.

They also feature induction stoves, rather than gas or electric models, further reducing the carbon footprint of the homeowner. The paint used within the models is as chemical free as is available, making the home safe for those who have problems with allergies or those who are sensitive to chemicals. The floors are made from sealed concrete that does not require the use of chemical cleaners and can be washed with pure water.

When shopping for a new home, buyers that employ the services of a Realtor can assure that their purchase has the “green” features that they want, without overpaying. A Realtor will work with the builder and buyer to develop a suitable agreement about what materials are used and what features are added to the home, preventing misunderstandings and unethical practices. A Realtor can help a buyer to make the right choices when selecting their home that will meet both their budget and their needs, leaving everyone satisfied, once the deal is complete.

When it comes to the single factor responsible for heat loss or gain in any building, one needs only to look out, or at, the windows.

While many windows allow for much daylight, which is essential to human health and lowers lighting costs, it can also lead to increased heat transfer – whether out in cooler weather or in during hot summer days – which is an energy drain either way. Today’s window glazing methods attempt to reduce this energy loss.

A low-e window is coated with a low emissive glazing. It reflects more long wave radiant heat, keeping the sun from heating a room or preventing a warm room from radiating heat to the outside. The lower the emissivity number, the better the heat loss protection.

Sunlight not only heats a room, but can damage furniture and carpeting. Visible transmittance is the percentage of visible light rays that get thought the glass. Windows can be tinted or have film applied to block out the damaging end of the spectrum, or to reduce the radiant heat waves.

Double- or multi-glazed windows are perhaps the most economical means of preventing heat transfer. These windows integrate two or more panes of glass in one sash with an inert gas injected between them to provide insulation against heat loss or gain. This type of window prevents heat transfer while still allowing healthy sunlight into the room.

The type of glaze or tinting for a room’s windows depends on the application: one may wish to reduce heat transfer while another’s main concern is light damage to delicate furnishings. Either way, technology is available to fill these needs.

As people become more aware of impending climate change and near-future energy crunches, land developers are finding innovative ways to create communities with more sustainability and less impact on the environment. An article in the magazine, Natural Home, highlights a new community in Austin, Texas, as one of these green-built innovations.Renovated from the old municipal airport, Mueller Airport Project mixed-use urban village utilizes the latest in environmentally friendly design. The community has its own power-generating plant, recreation, entertainment and shopping, as well as transit and employment.

Self-sustainability is just one aspect of this village. Recycling and reusing is prevalent: old runway materials are converted to street construction, old hangars are disassembled and reused in new building, historic buildings are converted into public spaces. Homes are built with non-toxic and recyclable materials, and plenty of open green spaces and waterways have been incorporated into the plan.

The residential buildings of the Mueller Project include a wide variety of living arrangements. From single-family dwellings to condominiums, the village offers an option for nearly every lifestyle. For-sale home prices range from $100K to the $600Ks for attached and detached homes. An apartment complex is scheduled for completion in the fall of 2008 and will feature 10-foot ceilings, two swimming pools and a fitness center.

Catellus, the developer of the Mueller project, has 20 years of land redevelopment experience and has transformed old airports, industrial complexes, and abandoned military bases into such communities – self-contained, sustainable, and environmentally friendly villages. Termed New Urbanism, the designs are actually based on traditional old European villages, where retail, living, and recreation space was located within walking distance.

Mueller Airport Project stands as a model for the urban development of the future and points toward one solution to increasing energy crises.