An amendment attached to a solar bill that’s steaming through the Legislature could torpedo a City of Austin energy efficiency program.
The Austin rule taking effect June 1 requires Austin homes receiving electricity from Austin Energy to have an energy audit before being sold. (Homes can be exempted for a number of reasons, such as if they’re less than 10 years old at time of sale or have received energy-efficiency improvements through Austin energy.) The goal of the plan is to make old building stock more efficient, by encouraging buyers and sellers to learn ways they can cut energy use by doing things like adding insulation.
Violating the ordinance is a Class C misdemeanor, and violators can be fined up to $500.
Read the rest at Latest on Austin’s Energy Audit Ordinance
My comment…
If you want to get an energy audit, no one is stopping you. Go and upgrade your home as you see fit. Be ready when the buyer decides to give you exactly what you’d get for a home without the audit or upgrades, but do it because it’s right and you can afford it. If you want to keep your house at 60 degrees, go ahead, but be ready for the bill.
Many people struggle to pay their mortgage and don’t make a ton of money when they sell so the audits can amount to a monthly payment to them. There is no way anyone should face criminal charges and fines for failure to comply with an unfair law anyway.
If you want to list with a real estate agent who charges $500, do it. If you want full service, pay for it. That’s the beauty of choice and freedom.
Why people think it’s ok to turn Austin from a group of laid back folks who want to coexist with others of differing viewpoints to psycho, militant, legislate everything ya do nut-balls, I’ll never know. But it isn’t cool. It isn’t Austin. At least not the Austin I love and enjoy calling home.
Joe
As an aside, I do feel sorry for all the people who rushed out to corner the mandatory energy audit market and are now potentially sitting on a goose egg. That’s kinda rough.
June first is just days away, are you ready for the energy efficiency ordinance? The city of Austin’s Energy Efficiency Ordinance requires energy audits are conducted and disclosed for a vast majority of properties listed with in Austin City Limits. If you are wondering about your home, or the ordinance, you can review the details here: Energy Efficiency Ordinance and homes not effected fall into this exemption list.
Building green homes, and green construction overall is changing how people purchase homes and make renovations. Energy efficiency is one of the primary ways consumers measure a green factor to home or construction. For many it is a vital aspect of planning a home’s affordability. By developing a solid energy efficient home, a new home owner will better be able to maintain payments and keep their home.
As people become more aware of energy and its effect on the environment and their wallet, green building continues to grow. Many homeowners have taken the time to review and evaluate their home based on energy efficiency, and many Austin area companies are offering resources to improve. If you take a moment you will find many resources and suggestions on this and other websites that focus on Austin. It is well worth it to reach for and achieve the ordinance goals for every home.
Austin has been a front runner for green living almost since the topic became a mainstream ideal. The city has created many incentives for homeowners to select a more energy efficient way of life.
As a way of continuing this venture, Austin has recently signed into law an ordinance that requires homeowners to have their homes inspected for energy usage before they are able to put it on the market. This new law will go into effect this year. The ordinance is just another way that Austin is truly trying to go green.
Homeowners who are planning to place their homes on the market may need to do a few upgrades to be sure they are prepared for the energy audit. In Austin, energy is mostly used to heat and cool the home; therefore it is important to learn about any leaks in the duct work, cracks in doors and windows, and updating insulation within attics. While the energy audit is required before placing a home for sale, the upgrades are not currently required prior to purchase. Any potential buyer must be made aware of the energy audit results.
These upgrades may not be the most noticeable when looking at buying a home, but can save money in the long run. The bottom line is, the less energy you use to heat and cool your home, the more you will save on utility bills throughout your life there. Austin has recognized the importance of these small, but important, parts of a home. The new law enables buyers and sellers to be on the same page at the time of sale.
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.
Many people purchase manufactured homes (mobile homes) over traditionally constructed homes but either don’t consider having the home inspected, don’t think one is necessary or don’t think the inspection process is available for a manufactured home, but an inspection by a professional inspector is critical part of purchasing any home. Whether it is a brand new or pre-owned manufactured home, many important safety, and structural and mechanical factors should evaluated before moving in. Some of these are:
- Is the home properly secured to the ground such as with tie down straps? Are the straps and anchors correctly installed?
- What type of foundation/support is being used under the home and is it proper e.g. concrete block, steel jacks, type of pad used under the piers, etc?
- If multi-wide, are the two sides (double wide) mated and secured properly?
- Has the roof been joined/installed properly in this area?
- Are proper connections made to utilities such as electricity, gas, sewer and water?
- Do items such as appliances, outlets, fixtures, heat and air, sinks, toilets etc. work inside the home?
- Are there leaks in HVAC duct work, or plumbing underneath the home?
- Is the underside floor insulation still in tact?
These and many other safety, functionality and livability factors should be evaluated for a manufactured home. Make sure that you have a professional inspector who is familiar with manufactured homes evaluate your home before you move in. This will help you be more knowledgeable and have peace of mind about the home you are purchasing.
Photos of things we see on manufactured home inspections are shown below.
Exposed, hanging electrical wiring under the home.
Overheating circuit breaker panel. Note charring of bus and burned labels on breaker. Bus temp. measured over 350°.
Improperly installed chimney flashing – missing collar – allowing water to come into the house.
Termite tunnels on wood skirting in contact with the ground under the home.
Disconnected HVAC ductwork and missing under floor insulation and moisture barrier.
For more information contact:
Jerry Schmidt
Professional Building Consultant
Inspections, Home and Termite Inspections
512-501-3560 (Austin), 512-942-6071 , 254-421-0612 (Bell County)
888-871-5740 (toll free)
sunviewinspections.com, customer_care@sunviewinspections.com
TREC 9102, 9437, TPCL 13863
Most home buyers are well aware of the importance of hiring a qualified home inspector. But is it fair to hire an appraiser to inspect a home, then blame the appraiser when structural problems are missed? This case, brought to court in Washington state in the mid 1990s, has become a precedent by which similar cases are judged.
There is a difference between the duties of an appraiser and those of a home inspector. An appraiser considers the quality of the features and amenities of a house, compares it with other homes in the neighborhood, and produces an estimate of market value of the house.
A home inspector’s responsibilities go far beyond those of the appraiser. An accredited inspector should be knowledgeable in maintenance and repair and is more qualified to make judgments on the integrity of such structural elements as roofs, siding, and foundation, as well as the utility systems of the house – plumbing, electrical, and the like. It would therefore seem to be unreasonable to expect an appraiser to catch problems like a leaky roof.
The trial court apparently agreed, as it found the appraiser “owes no duty to a prospective purchaser”, especially when that purchaser was already fairly certain he would need to replace the 16 year old roof. An appeals court did find, however, that the appraiser has a “duty of care” responsibility toward the buyer but, in this particular case, didn’t hold the appraiser liable because, it turns out, the buyer didn’t rely on the appraisal to purchase the house.
The courts seem to be saying that an appraiser is not an inspector and should not be held liable for missing problems that an inspector would have discovered. It’s incumbent upon the buyer to hire the proper professional.
Potential home buyers might be inclined to run screaming from two small words: “As Is”. This phrase can signal anything from a house that’s falling apart to one where the seller is just not in a position to make disclosure on an otherwise perfectly good property. An article by Dian Hymer attempts to take some of the fear out of this tiny phrase.
“As is” can have several different meanings. It could be the property was inherited and the heir is unable to inspect and make disclosure on the house. The label on an inherited property is put there to protect the heirs from liability.
A bank foreclosure is usually sold “as is”, as the bank is not in a position to inspect the house. However, a homeowner who has not been able to make mortgage payments, may not have had the funds to keep up with maintenance either.
It could also be subject to regional regulations. California, for instance, advertises most homes in “as is” condition. This only means the seller won’t warrant the condition of the property and it’s strongly suggested that the buyer retain a professional inspector.
It could also pertain to a property that needs major repair. In the current buyers’ market, the purchaser is not as willing to accept the “as is” condition without a significant drop in price.
The bottom line is a potential buyer could get a good deal on an “as is” home, but he or she should conduct a thorough, professional inspection of the property and be prepared to make what could be major repairs. Buyers are also encouraged to make sure they have the option to withdrawal from a sale without loss of deposit should the property need more attention than they’re willing to give.
