Get On Board
Building Green in a Red Economy
by Jordan R. Rose and William R. Knowlton
Wayne Gretzky famously said, "I skate to where the puck is going, not to where the puck has been." While we are all feeling the pangs of the current economic downturn, Mr. Gretzky's strategy can help in repositioning for the next homebuilding boom.
Arizona is projected to continue as one of the fastest-growing states over the next two decades, and all of those people will need a place to live. So, what types of homes are going to be in demand during the next boom? Industry experts estimate that 10 percent of all new-home construction in 2010 will be "green" homes, equating to a $20 billion market share.
Something in the Air
With the ever-increasing costs of fuel, energy efficiency remains the top reason consumers choose green homes. But buyers are going green for other reasons as well. One incentive is that a green building improves indoor air quality. Commonly used interior paints, stains and glues can emit irritating chemicals into the air for years after they dry. Many of these chemicals have been proven to aggravate allergies and asthma as well as cause headaches and nausea.
And while health and energy savings are certainly considerations, some buyers will choose a green home simply because they view it as the right thing to do. They believe global climate change to be a reality and want to do what they can to help alleviate the problem.
This group of consumers, once considered a small part of the political spectrum, now make up a significant portion of the buying public. While some have committed to a green lifestyle, others select environmentally sensitive products when they are convenient. Regardless, the overall base of consumers looking for green options is growing at an enormous rate.
Many local, state and federal government programs offer homebuilders incentives to build green homes, including tax credits, rebates, expedited plan approvals and builder recognition on government websites. But one of the main criticisms of going green is the added cost. Even the U.S. Green Building Council concedes that an 8 to 10 percent cost increase is necessary to build a truly green home-and most critics estimate the premium is closer to 15 percent.
Green for Less
In today's market, recouping such costs may not seem feasible, but compromises are available for builders wanting to attract green-minded buyers. Rather than having the very latest argon-filled, triple-paned, polymer-coated windows added to your homes, you can create an environmentally friendly home through minor changes to site plans and home design.
For example, site plans that allow for homes to face a north-south alignment can greatly reduce energy waste. Landscaping with native Arizona fauna looks great but doesn't require a lot of water and doesn't cost a fortune. Offering Energy Star appliances and using interior paints that are low VOC paints with a sealer are other cost-effective green measures.
As a rule of thumb, a green home uses less energy, water and natural resources, creates less waste and is healthier for the people living inside. It's as simple as that, and there are inexpensive ways to accomplish these goals. By differentiating your housing product with affordable green elements, you will attract a growing segment of the market and be poised to capitalize on the next building boom.
Jordan R. Rose is a land use and zoning attorney at Rose Law Group, a real estate and business law firm. She is also the firm's managing partner. William R. Knowlton, a fourth-generation real estate professional, devotes the majority of his practice at Rose Law Group to real estate development, zoning and real estate finance.
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Green Building Tips
1. Keep the outdoors outside
Up to two-thirds of dust and particulates in houses is tracked in on shoes. The dust contains everything from soil and pesticides to abrasive sand, mold, road grime and bacteria. Once these particulates are inside the home, they can be difficult to get rid of.
Benefit: By minimizing the amount of contaminants tracked inside, occupants will have a cleaner home with fewer pollutants, less dirt and less exposure to potential health hazards.
Application: Provide permanent walk-off mats and shoe storage at home entrances. For entryways, avoid carpet, and specify easily cleaned flooring with a hard surface. Provide features near entryways for removal and storage of outerwear and shoes, such as tiled surfaces or a mudroom.
2. Use low VOCs
Most paint, wood finishes, oil-based adhesives and caulks "offgas," release volatile organic compounds (VOCs)-major air pollutants and respiratory irritants. The offgassing can continue for months.
Benefit: Low- and zero-VOC products reduce pollution and the potential for harmful health impacts, while providing performance similar to traditional products.
Application: Paint with low- or zero-VOCs is available from most major manufacturers. Use low-VOC products in place of standard adhesives and caulks for all interior applications. Water-based, low-VOC wood finishes can be used in most applications where oil-based finishes are typically used.
3. Use outside-vented range hoods
Kitchens produce a lot of moisture that can cause mold growth if not properly ventilated. Gas ovens and cooktops produce carbon monoxide, nitrogen dioxide and other pollutants. Additionally, cooking food produces odors and particulates.
Benefit: Excessive moisture resulting from poor ventilation is one of the main causes of mold in buildings. Venting range hoods to the exterior reduces the amount of moisture inside the home, and helps prevent adverse health effects from combustion gases and cooking emissions.
Application: Exhaust kitchen hoods to the outside. Use range hoods that are quiet (less than four to five sones) so that home occupants will be more likely to use them. Make sure to purchase hoods that are not overpowered, which could lead to depressurization and potentially dangerous backdrafting of fireplaces.
4. Install lighting controls
Lighting controls use sensors and timers to turn lights off in unused areas or during times when lighting is not needed. The traditional on/off switch has long been the lighting control of choice in homes. For rooms with two entrances, three-way switches make it more convenient to turn off lights when leaving the room. However, even with convenient light switch locations, lights are often left on when rooms are unoccupied.
Benefit: Lighting controls reduce energy use by having the lights on for shorter periods of time. The options for lighting control include technologies that sense movement, temperature or time of day to switch lights on or off.
Application: Install lighting controls either at specific locations or as a whole house system. Lighting controls are especially applicable for exterior uses and are not recommended for use in bathrooms with showers unless the exhaust fan remains active for at least 20 minutes to remove moisture.
5. Use renewable flooring materials
Bamboo, cork and natural linoleum flooring are appealing green alternatives to hardwood flooring. Bamboo is a fast-growing grass that can be harvested in three to five years. Cork is harvested from the outer bark of the cork oak tree; the tree regenerates its bark within about 10 years. Natural linoleum is manufactured primarily from renewable materials such as cork, wood flour and linseed oil
Benefit: Rapidly renewable flooring materials are attractive, durable, and low-toxic; they perform well and reduce pressure to harvest old-growth forests. Bamboo is as durable as most hardwoods; cork and linoleum are naturally fire and moisture resistant as well as sound absorbent.
Application: Use these rapidly renewable flooring materials in place of conventional hardwood, carpet or vinyl flooring. Cork can also be used as underlayment for hard-surfaced flooring to reduce impact noise between rooms.
6. Use cellulose insulation
Cellulose is a highly effective insulation made from 100 percent newspaper. It does not contain formaldehyde, which is common in many fiberglass insulations. Spray cellulose wall insulation is mixed with low-toxic binders to adhere to stud and joist cavity surfaces. Dry-blown or loose-fill cellulose is treated with borates, natural materials that enhance fire and insect resistance.
Benefit: Spray insulation completely fills cavities and penetrations, thus reducing air infiltration. The binder in the insulation also reduces air movement within wall cavities, reducing moisture intrusion and flame spread. Used correctly, cellulose insulation makes a home quieter, more comfortable and more energy efficient.
Application: Cellulose installation is primarily intended for new construction or total "gut" renovation where existing wall surfaces have been removed to the studs. It can also be used for retrofitting walls that have no insulation. For ceilings, spread loose cellulose over ceiling joists or blow into tight cavities to increase ceiling R-value.
Source: Marin County Community Development Agency, Home Remodeling and Green Building Guidelines.
