Austin Real Estate Blog

solar panel qualifying for a solar incentive

Will Austin be giving away free solar arrays? No, of course not, but a new program which allows home owners to obtain low interest loans to install solar arrays has begun. The program will allow people to cut their electric bills while paying the loan on their property taxes. This is aimed at making the transition to green living easier on the Austin home owner.

The expected amount added to one’s property tax bill would be about equal to the amount saved on energy from the grid; meaning no impact to the typical home budget.  Since Austin exempts most renewable home improvements, including solar, from a home’s property tax valuation, the homeowner also adds value to the property, without increasing the taxable value of the home.  A green step forward is fiscally available for any Austin home owner interested in the upgrade.

With a large enough roof system, you could effectively remove yourself from the electrical grid. Or you could sell your extra power back to the utility. You’ll still want a back-up system, just in case of another hurricane like Katrina. Would this affect the electricity supplier in the area? It might. Too many people cutting back at once could strain the local utility. In the long run such a strain would be minor compared to the benefits that will come from the shift.

The largest obstacles to success might be keeping up with the rebates. $4 million was allocated for the fiscal year starting Oct 1, 2009. At this time more than $3 million has already been allocated.

In keeping with the goal of becoming a green state, Texas has strived forward, establishing itself as a leader in green energy. Recently there have been several alternative energy resources that people are watching closely, among them is wind energy. To some the results are astonishing; however to Texans it is nothing new.

When a person thinks about wind-generated electricity, he sees those huge windmills, the long blades whirling in the breeze. And the state that leads the way in wind-generated power is Texas. The increase of 436 megawatts in the 3rd quarter brings her total wind-power capacity to nearly 8800 Megawatts, or approximately 28% of the total U.S. wind-generated power. California, by Comparison, generates less than 3000 megawatts by wind.

The Texas wind generation plants produce enough to power 2.5 million homes. Compare that to the total U.S. of 9 million. Texas is a true leader in this field.

The production of wind turbines is down because of the recession, but Texas still pushes ahead. And it has nearly three times the turbine-power megawatts of Iowa. Taking the steps to move forward with clean energy it will not be long before the country turns to Texas once again to see what to do correctly.

The American Wind Energy Association credits the stimulus bill for helping complete energy projects and for starting new ones.

Many small businesses find that sharing a facility with other companies, while receiving the same benefits available to many large corporations, to be an economical and reasonable solution for their business needs. Which benefits are used here? The option to share copy costs, energy pricing and in some cases, phone or secretarial services as well. This offers the cost cutting over head choices and still allows for the prestige of having an office for your business.

Business Office Centers can be used by start-ups and small businesses, or organizations. Historically speaking, when a larger corporation has used them, it has been as a remote office for sales teams or investment holding. Now they are the alternative to their real estate holdings. This means that this design of office building is becoming more in need. For Austinites this equals the most efficient use of green resources for large corporations. There is no need for new building construction or major upgrades. There is also the opportunity for the Virtual Office bundle, which often includes a bill for the office and covers all the major services required to present the major corporation image.

The Office Centers are both cost effective and green, making them an ideal commercial location for many businesses. It enables a company to know they are creating the basis for a successful growth while helping the environment, and bettering Austin along the way.

Ok. So I know that lawmakers need to feel important and thus create tons of rules, lingo, processes, etc so that no layman can figure out what the hell is going on without actually getting elected, but I was trying to figure this out today and thought maybe someone out there could enlighten me.

I’ll run it in sort of a time-line style.

1) Austin passes Mandatory Energy Audit Ordinance
Austin Ordinance

2) Texas Legislature inserts a statement into SB 546 making it illegal for a municipality to impose a criminal penalty (fine in the case of Austin’s Energy Rule) on the seller of a piece of real property (real estate) for failure to perform an energy audit.
Bill Info

3) SB 546 passes both houses by 5/18/09
SB 546 Bill progress

4) The Texas Governor is next up on the SB 546 path to resolution
Governor’s Action

5) The 81st Legislative session ends June 1, 2009 and the Governor has until June 21, 2009 to veto or approve the bill
Important Dates

So as I read it…

Outcome 1: Governor approves SB 546 and the bill becomes law. I assume that this would then become law immediately, but not sure.

Outcome 2: Governor vetoes SB 546. In this case, the bill goes back to the legislature and needs 2/3rds to override the veto.

Outcome 3: Governor does nothing. Then on June 22nd, 2009 the bill becomes law. Of course that is if the bill could not become law immediately for some reason (read some of those crazy rules the government makes to keep itself feeling important and noted above) then it would become law 91 days after the session ended on September 1, 2009.

Man, I’m confused. Can anyone add some lucidity to this whole deal for me?
Joe

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.

Like many cities in the nation, Austin is facing some serious issues that need to be handled by a new Mayor beginning in May. There are several candidates to choose from this election, including two that currently sit on the Austin City Council. McCracken has been an intense supporter of Austin’s ever growing technology sector. He chairs the council’s Emerging Technologies Committee and the Land Use-Transportation Committee. A Corpus Christi native and graduate of Princeton and the University of Texas School of Law, McCracken has served as a prosecutor for Harris County in Texas. McCracken has also been a staunch supporter of all things green in Austin, helping to make Austin Energy the first utility nationwide to open its grid for clean energy companies to test their technologies.

The major issues faced by Austinites during this election include the city’s budget, transportation and infrastructure, and the environment. McCracken’s way to a better economy entails the embrace of emerging technologies within clean energy, biotech, film and digital media. McCracken hopes to commit to puting solar power onto 100,000 homes in the next ten years, again by investing in emerging technologies. He plans to create an endowment to ensure that Austinites have every opportunity to learn green collar jobs and healthcare professions, citing “we want everyone to be included…including the less fortunate.”

With so many issues facing the candidates, it is important to know where each one stands on the matters that are important to Austin. Remember, early voting begins April 27th, with Election Day on Saturday, May 9th. For more information about Brewster McCracken, visit his website www.brewstermccracken.com

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.

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.

The Leadership in Energy and Environmental Design, or LEED, was created to set up guidelines for green building. The program offers certification based on how energy efficient a home is, both during construction, and after a family moves in. In the last year, LEED has begun to include large retail buildings on its list, and several developers have received certification. The trend toward green building with a goal of certification has many retail developers wondering if it is necessary.

The recent trend toward going green has been ongoing for the last several years, though only recently have retailers begun receiving LEED certification. Perhaps the first thing that retail developers look for are ways to save money. This can lead to a more environmentally friendly construction site and more energy efficient technologies being used after completion. More retailers are choosing solar power and changing to newer fluorescent bulbs that use much less energy. Since the LEED requirements for retailers is still in the works, there are no specific guidelines as of yet to follow for certification. At this time, there is no date when established protocol will be available. Stores can be considered based on a cleaner construction zone, the use of more sustainable or recycled materials, and energy efficiency upon completion.

The major retailers currently topping the list of LEED certifications got there mostly through good financial planning. Since more energy efficient usage generally means less money spent in the long run, most new developments are including green options for this reason. Whether or not the retailer is recognized with an LEED certification, the benefits of greener retail developments far outweigh any additional upfront costs.