Housewatch: Building Green Without Losing Greenbacks

 washingtonpost.com

By Katherine Salant

Although home builders have the opportunity to make a huge impact on reducing the greenhouse gas emissions that are causing global warming, very few mention it in their sales pitches.

To make a difference, home builders do not have to reinvent the house; they simply have to build ones that use less energy. Their challenges are minor compared with those faced by automakers shifting to plug-in hybrids, electric, and hydrogen-fuel-cell-powered cars. Builders can achieve significantly higher rates of energy efficiency with only a few minor changes: plugging air leaks in the building envelope so that the owner will not be heating or cooling the great outdoors; sealing the ducts that deliver heating and air conditioning with mastic glue instead of tape, which can disintegrate; installing better windows with a low-emissivity coating; and adding more insulation to basements, crawl spaces, walls and attics.

Other changes will help, such as increasing roof overhangs to shade windows in summer; building houses to minimize western exposures to the hot summer sun; and planting fast-growing shade trees after houses are built.

How much would such modest changes add to the cost of a house? During the recent boom years, they might have added as much as 4 percent. In today's market, the added cost probably would be closer to 1 percent because a builder can get good work from subcontractors at very competitive prices, said Ron Jones, president of GreenBuilder Media and a builder for more than 30 years.

This added cost might discourage some builders. But the main reason that most are not pushing energy efficiency is their desire to avoid debate about a subject that they sense the buying public rejects -- and one that could affect their sales, said Jones, who is also a director of the National Association of Home Builders and is in frequent contact with builders all over the country. He was instrumental in establishing NAHB's green building certification program.

"Home builders tend to be stubborn and absorb change slowly, but above all," Jones emphasized, "home builders are business people who want to sell houses, and they approach most things pragmatically.

"They are not going to focus on global warming because they have observed the public's skepticism, and they don't want to scare off potential customers," he said. "Instead, builders are promoting energy savings as a way to save money. They'll wait for the client to talk about improved energy savings and climate change."

Kevin Morrow, NAHB's green building senior program manager, said most builders think the best way to sell energy efficiency to "today's value-conscious consumers" is to show the money saved on utility bills. But, he said, "the end point is still the same." Energy-efficient houses reduce the emissions that are causing climate change.

Sam Rashkin, program manager for the federal government's Energy Star for Homes program, said he also takes a neutral, "bipartisan approach" in offering reasons to save energy. "If I bring up climate change, I will offend 50 percent of my audience -- I will see a body language change," Rashkin said. His solution has been to tailor the message to the audience.

For builders, Rashkin promotes energy savings as a way to compete against foreclosed houses. For homeowners, he emphasizes energy savings as a way to lower utility bills. With both groups, Rashkin shows that home energy efficiency benefits everyone, homeowner or not, because it reduces the overall dependence on foreign sources for oil and natural gas used at home.

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Garage Door Maintenance Can be Reduced with Green Garage Doors

Though they look relatively simple in construction, garage doors actually have many components, especially if they’re hooked up to an electric opener.Because of this level of complexity—and the fact that a garage door must stand up against harsh weather—a garage door may suffer from any of several problems.

The most common problem is that the door becomes difficult to lift and lower. This may be something that can be resolved with a few simple adjustments and basic maintenance, or it may be more serious. If the door is connected to an electric opener, the first clue is to disconnect opener mechanism from the door by pulling the release cord or lever. If the door works fine manually, the problem is with the electric opener; in this case, consult your owner’s manual or call a garage door opener repair pro.

Wooden Garage Doors Require More Maintenance

If you have a wood door, be sure to keep it properly painted or stained, both outside and inside. If you finish only the outside of a garage door, the door may warp and the moisture will subvert the paint, causing it to peel. Manufacturers of wood doors recommend you initially paint both the inside and outside and repaint the exterior surface every year or two.

A door that seems unusually heavy to lift may have a problem with spring tension. Garage door springs are under extreme tension because of the loads they must lift, and this makes them dangerous to adjust. If your door’s springs are out of adjustment, do not attempt to work on them yourself. Call a qualified garage door company.

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