Pipe Dreams: The Basics of Graywater Systems

Pipe Dreams: The Basics of Graywater Systems:

Use nutrient-rich graywater to irrigate your yard and take advantage of nature's ready-made wastewater filtration system.
By Carol Venolia
March/April 2011

A gray water system reuses water from sinks, showers, tubs, dishwashers and washing machines to water gardens and landscaping.

"Though 70 percent of the earth’s surface is covered with water, only about 1 percent of that is suitable for human use—and we are gulping this precious resource at ever-expanding rates. As world population grows steadily, our water use doubles every 20 years. Water tables are falling and pollution renders more water unusable."

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Dual agency disclosures fail homebuyers

Dual agency disclosure fail homebuyers

"A look at some of the worst-offending states"

By Steve Bergsman
Inman News™

Although some states ban the practice, called dual agency, in which the same real estate broker represents the buyer and seller in a real estate transaction, most states have settled for a kind of disclosure Band-Aid that doesn't work well for consumers.
It's a little like the warnings on cigarette packets about the dangers of tobacco that really don't make much difference to those who really want to smoke.
I'm told that more states used to ban dual agency, but real estate associations lobbied hard for the passage of regulations that permit this 'double-ending' as it is also referred to, in some form. So what we have ended up with is a kind of cigarette packet of regulations: 'Yes, you can have dual agency (or some variation of it), but here's your warning' -- which is most often ignored." READ MORE

Green on the Greens: Sustainable Suburban Living in the Texas Hill Country

Green on the Greens: Sustainable Suburban Living in the Texas Hill Country

Through my weekly readings, I wanted to share this article simply because in my local market there are some agents that consider sustainable homes to be comparable to bare minimum code homes. This only shows the lack of knowledge these agents have. This article proofs that a homeowner that implements high performance features into their homes would ultimately determine their home selling price. I believe for a real estate agent to blur out the words" overpriced" without analyzing why the difference in price is mind boggling to me.  Everybody loves a bargain but consumers have to question themselves with this: What such a bargain in comparison to other homes on the market that actually tell you what the difference is. Remember this "If it sounds to good to be true guess what it is not" there is always a hidden because. Food for knowledge.


Local limestone and reclaimed wood beams helped the home earn points for LEED Platinum certification.
Photo By Paul Bardagjy


Natural Home's Show House in Boerne, Texas, is a shining example of just how sustainable suburban housing can be.


By Kim Wallace
July/August 2010

Karen and Griz Adams’ Craftsman-inspired stucco and limestone home fits right into its golf-course community outside San Antonio—with a few exceptions. Designed by Boerne, Texas, architect Ben Adam, the 3,526-square-foot home takes full advantage of its site, with natural ventilation and south-facing windows overlooking long Hill Country views.


The roof sports a solar hot water heater, and a detached three-car garage is equipped for future photovoltaic panels. Hidden underground, a vertical, closed-loop geothermal system quietly heats and cools the home, while two buried 20,000-gallon rainwater harvesting tanks keep it completely off the water grid.

The home’s many forward-thinking features have it on track to earn the U.S. Green Building Council’s Leadership in Energy and Environmental Design Platinum certification, the highest award given—a first for this Texas town. “It’s not the place where you would look for something like this,” Adam says of the home’s very traditional surroundings. “But we thought, ‘Wouldn’t it be neat if we did this another way?’”


Putting the pieces together


Living in a small town made finding talented local contractors easy. “There is a great cabinet maker, a standout concrete guy, and many local craftspeople,” Karen says. Once they assembled their team, Adam and the Adamses conducted a pre-construction charrette—an intense period of design collaboration—to devise an efficient homebuilding plan that considered every discipline involved. “The most important lesson we learned was that collaborating with other professionals during the planning phase is essential,” Karen says.


The Adamses’ builders used advanced-framing techniques, such as two-stud corners and wider spacing for studs and rafters, which saved wood and allowed for additional insulation. Instead of traditional plywood, the Adamses chose commercial-grade exterior gypsum and fiberglass sheathing. “It’s a wood-sparing approach and is used extensively in commercial buildings,” Griz says. They chose native reclaimed limestone from a nearby quarry for the house’s façade, backyard retaining walls and indoor fireplace.


When their budget allows, the Adamses plan to install photovoltaic panels over the pre-wired garage. For now, their solar water heater and ground source heat pump, which warms and cools the house efficiently, keep their utility bills low. “The electric bill here consistently runs around $200 per month, so it’s significantly cheaper to operate,” says Griz, who was paying $450 per month for utilities at a much smaller rental before he and his family moved in. “It’s one of the huge advantages of green construction.”
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SAVING MONEY ON HOME UTILITY BILLS.

Homebuyers across the country as well as homeowners are becoming more concern on finding ways in saving money on their utilities bills as well as making their homes more comfortable and healthier to live in.

Yes, many real estate agents are not aware of the financial incentives now available at the federal, state or local levels for homeowners contemplating on upgrading their properties or buyers looking into buying a green qualified home for that matter. Many agents misrepresent their listing without even knowing exactly if the features they are calling as green (energy efficient) really makes a difference. They only do this because of the vast demand by buyers wanting these features on the homes they are looking to buy. These real estate agents just want to jump on the bandwagon without having the education to make them knowledgeable in this fast growing home market.

An Ecobroker Certified agent would be able to assist these consumers wanting to incorporate green features in their homes or point out false features advertised on property listings that they are interested in buying in hopes to keep more green in their pockets.

The economic stimulus bill is the most generous credit for investment in alternative energy systems for houses, already extend through 2016 and likely to play key roles in homeowners' housing choices in upcoming years. Energy guzzling houses just like clunker cars will command lower prices and less attention from buyers than those minimize energy expenses.

Most retailers and manufacturers should be able to certify for homeowners whether the product or systems are considered to meet or exceed federal requirements to qualify for a tax credit.

Homeowners' claiming and homebuyers' looking to buy homes with such features should be able to verify the claims through manufacture documentations. For example: how do you know that you are buying an appliance that is Energy Star? This is the simplest thing to do. The Energy Star seal is embedded on the appliance. Well if anybody is claiming green (energy efficiency) in a home their should be documentation for the product being advertised as doing so. If the homeowner or real estate agent is unable to produce this documentation you can pretty much assume advertising gimmick. Word of caution.

Energy Efficient Improvements

Even though in certain part of the country green houses are more popular than others does not mean that the homeowners can not make the improvements. Eventually, homeowners' that have made their homes more energy efficient will acquire the return in their investments. Simple energy efficient upgrades are upgrading exterior windows, doors, including sliding glass doors and skylights. These upgrades must conform to 2 key energy-efficient standards and product must be certified by the National Fenestration Rating Council (NFRC). Homeowners, homebuyers and real estate professionals do not need to be energy experts to figure this out. Energy Star states that the NFRC is the only Federal recognized organization for determining the energy performance of windows, doors, and skylights.

So, when a claim is made of energy efficiency in a home and you have not hired an Ecobroker Certified agent to assist you just request the manufacturer or retailers documentation of the upgrades and see the rating given by the NFRC.

Look for the Energy Star blue seal

U-factor usually ranges between .20 and 1.20 and SHGC of .30 or below you will pay a good penny to obtain the lowest end of the scale. This will not come cheap. So, when you see a home that has these features do not expect to buy them at a rock bottom price because a seller will not pay top dollar to put in these high-end products to just turnaround and sell it at a discount price.


Roofing- asphalt and metal are eligible for credits of up to 30% of the cost of the materials, but not of the installation cost to a maximum of 1,500. Materials must be Energy Star certified and rated for a useful life of at least 5 years or come with a 2 yr warranty from the manufacturer.

Insulation carriers a maximum credit for installation of 30% of the material cost up to $1,500. Labor & installation expenses are not eligible. To be able to qualify for the credit the material must meet efficiency standards set by the International Energy Conservation Code and be expected to have a 5 year useful life or come with a 2 year warranty from the manufacturer.

You should also check with your state for tax credits available for energy efficiency home construction or for retrofitting s home.

Just remember to get the proper documentation to rightfully claim a home with the energy efficient improvements and avoid GREENWASHING or legal ramifications. This is why it is so important when a home for sale advertises energy efficiency there must be documentations to the claim. If the property is advertised by a Realtor it is their responsibility to verify the claims.

If you find yourself overwhelmed with what energy efficiency home improvement to begin with contact your local Ecobroker Certified Agent to provide you the guidance for your improvements.

What to expect when selling home at a loss | Inman News

Thomasville,GA communite here is a confirmation that I am not that way off from my previous post. So, when reading other articles within our communite about how our real estate market is doing and you read something that sounds to good to be true think again. Come and read from my blogs and get the true picture of real estate and less of the fairy tales.

What to expect when selling home at a loss | Inman News

Green MLS (Multiple Listing Service) Gaining Popularity

Through my weekly readings on Real Estate trends and marketing strategies gaining popularity changing the way Realtors list properties. I found the following link Home listings note green quotient interesting to read how the GREEN real estate market is gaining popularity in ways properties are being listed on MLS's around the country. This is something that I have been advocating in my local market and ignored by committee's in charge of these advertising venues.

This only proves more my campaign against properties being misrepresented by real estate agents. The residential construction is gearing to provide buyers with verifiable claims of energy efficient features that buyers can enjoy in their homes on a monthly basis while at the same time being eco-friendly. MLS's around the country are making a stand in order to provide documentation backing properties claiming to be green. By MLS's taking responsibility on a database that should provide the utmost accuracy in its information in respect to each property being uploaded claiming to have some sort of green feature. We must always remember that paper holds a lot of meaningless words if they are not backed up with qualifications.

Not only is the MLS (Multuple Listing Service) providing the options for Realtors to pre-select properties that have some type of verifiable green features but also allows real estate agents with a better property selection incorporating the green features that a buyer maybe looking for. With an MLS that maintains their green features verified also allows lenders and appraisers with the necessary data to provide a correct evaluation of value for the energy efficiency enhancements.

I find this article very relevant to my local real estate industry simply because I see so many listings on our MLS being misrepresented by their listing agents, our MLS has a green initiative at a certain level, but denied by many agents and boards until a need to list a property that may or may not have a green feature that an agent wants to highlight. The use is merely a marketing gimmick for the agent and creating the greenwashing effect.

Although, I have addressed this issue with the appropriate individuals over seeing the MLS and even provide guidelines issued by our own organization being NAR (National Association of Realtors) nothing seems to change in the way real estate properties are listed but yet many agents as well as brokerages flood the web with articles about how GREEN conscious they are and even provide some sort of ways on how to become energy efficient but neglect to be responsible enough to take a stand and follow the green MLS guidelines . This only proves that this green initiative is used only to deceive the consumer.


My professional advice to buyers&Sellers is to be an informed consumer. Want to know more about Thomasville real estate without the fairy tales? contact me. I am an Ecobroker Certified agent @ Rose City Realty, Inc. Green homes is my forte. Call Rose City Realty, Inc. at 229-225-9225 or email me at Info@EcoHomesGA.com for more green real estate information.


Thomasville, GA does have the first and only TRUE Energy Star Qualified built home listed by Rose City Realty, Inc. and listing agent is an Ecobroker Certified Agent trained in the benefits of owning a verifiable green home. MLS# 902243 It just does not get any GREENER than this.


I ask this question to all of you in the real estate industry. What green initiative does your MLS implements?

Little GREEN Thomasville Home

As sellers continue to lower their home prices in order to attract buyer interest, sellers will put on hold all upgrades due to the lack of return in their investments especially with green features. It is safe to say that a logical person cannot think a seller will pour money into upgrading their homes with green features and not increase their home prices. Buyers as well as some real estate representatives do not have the knowledge or training to distinguish between a standard upgrade to a green upgrade. That's were an Ecobroker Certified agent like me comes in to explain to both the seller and the buyer what the differences are. As I say, you get what you pay for; buyers cannot expect to buy TRUE energy efficient upgraded homes at rock bottom prices. Buyers will find homes that are misrepresented as green homes that merely mention one or two green features that may or may not save them money but yet are quickly listed as green features with no validity to them leaving the consumer with the burden of researching the features for what they are buying into.

I disagree with statements that tell sellers to upgrade one or two things in their homes in order to list their properties as green properties. This is called GREENWASHING and unethical and simply jumping on the bandwagon and bad advice. My beef is not with the green upgrades it's the fact that one component alone does not make an entire home green. Unfortunately, the real estate industry in Thomasville has not change much what sells is not the features and characteristics of each home on the market but how big and cheap a home is. Here is a link on how a home buyer should approach a home they are buying http://massrealestatenews.com/price-per-square-foot-is-misleading-for-real-estate-values/

So, it is interesting to read articles where supposedly sellers are pouring money into green features and green material upgrades to their homes without any price increase and how our local industry is so geared towards green homes is just mind bugling, funny and just insane and far from the truth I just cannot help it in setting the record straight.

I know, I know I will be hated by others in the industry for being so forth coming and talking negatively and some will even try to hush me but am just calling it as I see it and consumers need to know the truth and not be filled with fairy tales about the real estate market. Do not get me wrong, sellers can make green upgrades and I encourage it because the seller will enjoy the savings while the house sits on the market and contributing towards the environment until the energy hogs of big homes are sold out but there is a procedure in doing these upgrades and when done right the value will be there.

People……… adding energy efficient features and green materials to a home will increase the building cost and to retrofit a home you will pay for those upgrades it will not come at a cheap price. In a new construction energy efficient windows come standard in itself it is not an upgrade unless you go into a triple pane window or a lower U-Factor window. I can tell you that you will pay a price for these upgrades that will ultimately reflect on your selling price. Who in their right mind thinks that these upgrades do not affect the home price? A seller will think twice before investing in energy efficient upgrades if they are not able to get a return from their investment.

I read so many articles advising sellers to incorporate one or two green features in order for sellers to misrepresent their homes and attract buyers to their listings. Sellers are mislead with the wrong advise and are used as another marketing gimmick and buyers are smarter than that. I can tell you this as a seller myself of the first and only true ENERGY STAR QUALIFIED home in Thomasville that incorporates not only one or two features but many verifiable energy efficient features providing me with an amazing energy&water savings (my pot of gold) and to tell you it does not get any greener then this and yet this home sits like every other home seller. You may ask why? And I will tell you the God honest truth. Large spec homes built to the bare minimum code standards at rock bottom prices is the order of the day.

My professional advice to buyers be an informed consumer and Sellers am one of you and understand your position. Want to know more about Thomasville real estate without the fairy tales contact me. I am an Ecobroker Certified agent @ Rose City Realty, Inc. Green homes is my specialty. Call Rose City Realty, Inc. at 229-225-9225 or email me at Info@EcoHomesGA.com for more green real estate information.