For once, I manage a FRIST … even though we have a big back story about the mess of my trying to get a post posted for today …

A FRIST? Whatever makes you happy. OF course Bush opposes it, he is stupid.

The monitary values are staggering, but this is the era of the Bush dollar.

What a timely post, A Siegel! This is likely to become a HUGE issue in Alaska over the remainder of this election cycle. I’m pushing real hard for these kind of tax credit-tax incentive goals, in a series of ten essays, during May at my place. Thanks for posting the Maryland info.

Matt … a dumb transferal from a couple other communities (such as Dkos), where stepping on toes for “tip jars” gets nicknamed as a FRIST comment.

Also, my other posts have gone up when I wasn’t able to be there at the start, so I wasn’t a participant for the beginning of the discussion. I’m just happy to be around …

Finally, this is ‘beneath’ Bush. Dick … on the other hand …

An excellent post, A Siegel, very timely.

Our homes are a major source of energy wastage AND pollution, a huge portion of our personal carbon ‘footprint’.

I don’t know your background, but I appreciate the underlying need to come to grips with reality as regards the inefficiency of our homes.

That Bu$h Co. doesn’t see thingbs that way is a huge surprise, I’m still trying to recover …

What kind of House would Jesus build? What kind of house wastes energy and puts more oil dollars in Osama’s pocket?

ET — There are quite a few impressive things going on in local communities. There are those signing up for Architecture 2030’s building codes, public-private partnerships, figuring out ways to use city bonds to pay for renewable systems that are paid back through real-estate taxes, etc …

So, depending on your “ten” and what you are trying to do, there are a lot of models out there to learn from and build on.

Excuse me, but just WHAT does this have to do with the all-important topic of Reverend Wright?

I love market solutions. Look at how well they worked for those killed by the tainted Heparin. Unregulated pig farms in China? Who could have guessed? http://firedoglake.com/2008/04.....eliberate/

Quite roughly, buildings represent 40% of global carbon load. At least post construction, we have everything at hand to make them basically carbon neutral in operations today. (PassivHaus as standard, for example, rather than LEED …) I’ll keep promoting them here, Architecture 2030 really impresses me on multiple levels. And, their vision is not just sensible, it is highly achievable and they are taking sound steps to help make it reality.

Hey Albatross, aren’t you supposed to be hanging around someplace else? (Obama’s neck, according to Jane.) /s

I’m in and out - giving university final exams today through Thursday, and trying to keep up on crazy batshit happening in Alaska/Anchorage politics. I’ll look back here when I get home 11 hours from now.

Thanks, A Siegel….

Individuals need to be taxed on the size of new construction. Humans need to be educated about space conservation as well as energy conservation.

Mary. To a certain extent, this is already the case. Sadly, “Energy Star” houses will have a higher “quality of construction” and thus will be liable for higher property taxes.

And, $800k? How big a house do we think that is? 3500 square feet and more?

But, space has a high correlation with energy and other resource use.

Will look forward to your posts.

This has been an area of concern to me, as a wood-butcher, for many years. Having been involved with aspects of green-building for years, it has consistently amazed me that the benefits to be realized from directly facing the ‘problems’ with the construction of our domicles, which you have broadley indentified, are as yet not topics of everyday conversation among builders, owners and all who dwell in homes (or apartment buildings, condos etc).

And, $800k? How big a house do we think that is? 3500 square feet and more?

There’s no simple answer to that. It depends on the location.

Badwater … My comment was rhetorical. There are probably small apartments (in downtown Bethesda, near the Metro) that are in this price range and, I would expect, that there are some McMansions at distance from DC for the price. (Especially as the fuel prices seem to be driving down the value of these distant homes as people calculate what it will me to commute from the McMansion to DC in their McSUV.)

Mary, I cannot go that far. A family of 2 has different needs than a family of 6. A family that has 2 people who work at home has different needs than one where one or both work outside the home. It isn’t just the size of the home, it’s the quality of its construction and its energy-saving features. Many very small homes are sieves, and larger homes much more efficient. You’d be surprised.

Surely you could not conceive of a Galaxy of lobbyists opposed to Energy Stars, could you? Builders would actually have to build quality homes using higher quality materials and such. Yeah, quality is expensive, but in the long run everyone wins.

Except the lobbyists paid to “keep’er cheaper”.

My basic belief about why no attention is multifaceted:

* Energy has been cheap, why worry?

* We don’t think holistically about energy: we think about source of power, rather than controlling use.

* We don’t think holistically about costs. A $0.99 Cost to Buy price tag is the attraction without focus on/understanding of the Cost to Own what we buy. (Whether a lamp or battery-operated toy or a home.)

* A home is a complicated systems-of-systems and most people don’t think about all the interactions, about how elements interact.

* Kicking the tires: people notice the color of the paint but don’t have a sense of what is behind the walls. (For example, simply for sales value, I would bet $5k into a solar water system would add much more to the sales value than a similiar amount, with twice the effectiveness at reducing energy perhaps, being put into insulation/such.) ‘Out of sight, out of mind.’

Etc …

Now, a few years ago, I certainly fell into this category. When we bought our family home in 1998, I ‘cared’ about energy but didn’t have the sense of how to ‘read’ the house, to examine to understand it. Since then I’ve learned … (By the way, here is a book review of the one book that I give to any friend/good acquaintance when they buy their first home: http://energysmart.wordpress.c.....on-a-diet/ )

I would also say the lobbyist didn’t do her homework–on purpose, of course. There are several good examples of market-based programs that work very well. Wisconsin’s statewide energy efficiency program has a market-based program for builders that has shown great success in encouraging the state’s residential home builders (even manufactured home builders) to build to Energy Star standards.

http://www.focusonenergy.com/Residential/New-Home/

Let’s have a few more of those sensible market-based solutions.

We don’t need wider emergency stairwells in tall buildings. Or mandatory earthquake resistant foundations in California. Or minimum strengths for concrete or for steel used in bridges. Or for lead-free paint or asbestos-free insulation. We certainly don’t need to spend taxpayer dollars on inspectors to verify that those standards are being met. Oh, yea, I’ve got a few truckloads of toothpaste and toys from China that you can have for an unbelievable price.

Note to ET when you return tonight:

Research the approach that states such as Vermont (Efficiency Vermont), Wisconsin (Focus on Energy), and Oregon (Oregon Energy Trust)have taken–they’ve instituted statewide energy efficiency programs. Basically taken them out of the hands of the local utilities. This removes the inherent conflict that exists when the utility is supposed to promote a program that encourages reduced use of its product…

Martha,

Thank you for that link. The question to ask, perhaps, is when should the “energy star” simply become the new building code with the next generation of design/systems setting the standard for the new ‘Energy Star’? What is the speed of turnover that we should pursue in terms of strengthening building codes? Writ large, my feel is that we are far too slow across the nation in driving ever greater efficiency.

By the way, some industry groups are leading edge on this, such as ASHRAE. (see A Climate Hero, well worth the read.)

Of course, these things are self evident. Perhaps a certain free allotment of square footage per person.

I am also convinced that two children per couple (or less) is the first defense against global warming. I hope my two children adopt.

OT, but there’s a headline at Yahoo! News about a boy with half a brain playing tennis and solving the quadratic formula.

Did anyone here think Bush was actually capable of solving the quadratic formula?!

Martha — believe you are referring to profit decoupling programs, no? That is something that I would definitely like to see go nationwide but this will be a major battle even though there are many in the electrical/utility industries who favor it. Other states are headed this way. For example, Maryland is going this route.

Come on, Juno, that is an unfair question.

More appropriately:

Do you think he could spell the word “quadratic”?

Do you think he could pronounce it?

Do you think Bush knows what it means?

An excellent synopsis.

I do believe you are on a roll.

Keep rolling, please.

I think Energy Star might be a good “default” standard and then states can choose. I know that many states rely on ASHRAE standards (which Energy Star incorporates as appropriate)…at least it’s a consistent standard nationwide!!!

I completely agree we’re too slow to upgrade building codes. I’d vote for every 3 years, but that would send the engineers and state regulators into hyperventilation, I daresay.

I think last time the 2700-sf house sold that my parents bought in the mid-60s, it went for that price, or close to it. Low for that neighborhood, but it’s an odd house. Also, my father put insulation in a lot of the outside walls, and a fan in the attic. (No built-in AC, but it had (drumroll, please) steam heating, in San Jose!)

The house (stick-built offsite and trucked in) they had in West Texas was framed with 2-by-6 lumber and triple-glazed windows (double plus storm). It was able to hold a comfortable temperature for 8 to 10 hours, with no power to the HVAC, in winter and in summer. The air went through a couple hundred feet of 8″ PVC buried at the level of the cellar floor, before it got inside the building, cooling it in summer and heating it in winter.

Actually, no, that’s a separate issue, but a new one on the horizon.

These three states require the utilities to pass the money they collect from customers (per regulatory requirements) for energy efficiency to independent organizations/entities (basically non-profits), who then implement the energy efficiency programs.

I think the profit decoupling thingy is also a solution whose time has come–lots of states (oops, I mean utilities) would never agree to the “statewide program” approach, so the profit decoupling strategy might work for them.

Ah, it’s a question of making some good use of the brains one does have.

I think wee Georgie’s mind, such as it is, got rather blown by the frogs.

But, probably someone toad you that already.

Wart’s up?

Isn’t there a saying … “A little hyperventilation is a good thing”? :-)

Three years is probably too aggressive for total overhauls, but for moving forward on energy efficiency? Maybe not.

A big part of the capacity problem for doing this is educational and knowledge. One of Amory Lovins’ examples of hidden values: increasing by one size the width of copper cable in homes would have a less than one-year payback due to reduced energy losses in moving the electricity around the house. I wonder how many electricians know this … And, even with that, I wonder if there is even 1 percent of American homes with thicker wiring put in to improve the home’s energy efficiency.

Ahh … got it. The demand reduction programs are run by the state, with the resources being from utility fees. … Check ..

You’d be surprised how little people know about the houses they buy. I am an architect and teach classes for various design professionals from time to time. My residential construction classes are always mind blowers for my students. The most common comment is “why didn’t I take this class before I bought?”

The new home market is about maximizing square footage and minimizing price. The “Not So Big House” concept has caught on really well, but only in a small part of the home buying population. There are good builders out there who do care about building a good product, but there is also a lot of schlock.

Actually, quite a few electricians know this and have used exactly the reasoning, in terms of payback which you cited, to convince owners to make that small investment. Thgough, of late, copper wiring costs have climbed considerably, as I’m certain you are aware.

Actually, the codes are updated every three years. It is up to the municipality or other governing body to adapt them every three years.

I own a 1964 ranch style home in Sacramento. No insulation we found after the purchase. We are saving for insulation now. I keep wanting to put straw bales on the west side of the house. I figure this would be cheap and effective but I can’t convince anyone else to help.

Sadly, I would not be surprised. I do think that the ‘kick the tires’ when buying a used car is a reasonable analogy to what goes on with the average home buyer.

Re my concerns/world, which really is energy/global warming, I think that energy audits make as much (or more) sense as part of a home purchase as a home inspection. I am sure that they exist, but I have yet to see a home inspection company offer a ‘home energy audit upgrade’ for a fee (”buy both the inspection and the audit and save $150 off the price of getting them seperately”). I ended up learning, years later, things that a decent auditor could have told me with 30 minutes of work. Would have gotten me to do a bunch of DIY that would have saved $1000s and reduced my carbon footprint by 10,000s of pounds over a number of years.

And, re size: McSUV, McMansion, SuperSize US.

Building to ‘code’ is the ‘mininmum’, most builders who care about the quality of their work recognize this, as do most inspectors …

Just finished meeting with the electrician who is going to install my solar panel array..The dealer for the equipment is raising his prices- so the damned thing is likely to be quite a bit more expensive—cites shrinking dollar….We’ll see.

Saw a builder over the weekend who is including 3kw of solar power generating and tankless hot water systems for new houses- that’s the way the thing OUGHT to be done- lots cheaper and better fitting.

We’re making progress- but it’s SLOW.

Cool. I am glad to be corrected of this, but I’ve yet to encounter one who made this argument. (Although, I’ve helped people with additions/renovations and had work done in house, never built a new home.) Again, glad to know that this is part of the ‘trade knowledge’.

Code is about safety. I think what you are referring to is different - aesthetics, space, functionality, comfort, etc.

Admittedly, I’ve been fortunate to have encountered some of the best, not all reach that standard, of course, but the best builders surround themselves with others of like mind.

America is behind;(no doubt, a BIG surprise) the Canadians and Europeans are somewhat ahead of us …but the word is getting out … slowly, as you suggest, and again, a huge factor is ‘location’. Some areas, historically, are in the forefront.

By the by, the best ‘restoration and renovation’ experts are also quite concerned about these ‘issues’.

Actually, I think there is more involved. The International Code Council (which has had its family of building codes adopted by most states to replace the patchwork of local and model codes like BOCA, SBCCI and UBC) is pushing very hard to incorporate green and carbon-neutral construction and design regulations in the building codes themselves. Professional organizations like ASHRAE (heating and cooling engineers) who write guidelines incorporated by reference in these codes are also active.

These codes( and the process by which they are created, modified and adopted) are “national” codes in a way distinct from the past. Since 2000, they have been widely accepted. They are also criticized in some quarters as being too friendly to industry–i.e., building materials and systems manufacturers–because they are viewed as stake-holders in code development alongide municipalities, county governments, fire officials, and professional design organizations. You’d think the “free market” boys in the White House would appreciate this and support it.

Of course, any jurisdiction can amend the model code for local consumption and many do. But the we have arrived at an historic place in 2000 where all stake-holders would at least start on the same page with the ICC model codes.

The ICC is pushing hard right now to concentrate on environmentally friendly and sound construction practices within its codes. There is a lot of jockeying going on, but the efforts appear to me to be sincere and strong. I would encourage everyone to have a look at this organization and what it is doing. I think it won’t be too far from Montgomery County’s goals.

One of the things that it is very hard to get people to think about when buying a home is operating costs. They look at the purchase price and figure that into their budget, but unless they ask, or it is provided by local law, buys never know what their utility costs are going to be until it is too late. The high efficiency home costs more initially, sometimes a lot more if they it using geothermal or a system like PJEvans’ parents’ house. Depending on where the house is located, those systems can pay themselves back in as few as five years.

OK, now I have to run take a look at a horrible newish home built by a notorious national builder. Later folks.

No, I’m talking about safety, primarily, the NEC (National Electtrical Code) being a prime example. It took some time for the code to catch up with such things as GFI’s and Main-entrance circuit protections. Engineers and eletricians were aware years before code requirements reflected the knowledge base.

Mongomery County?

Where?

Excellent comment, by the way.

The ICC is a topic of serious interest to the best builders I know.

Most everyone is hopefull that coherence may be at hand or at least broadly attainable …

Yep, it’s not just buying a home. It’s buying an appliance or a light bulb. We still love to buy cheap stuff and forget about the fact that this equipment sucks electricity or gas silently for years and even decades.

Allow me to add:

1. Politicians at city, county, and state levels aren’t really made accountable for the infrastructure costs of regulations and ordinances they pass along to the tax base; no one ever really totals: ‘costs over 5 years of subdivision A’ (roads, schools, sidewalks, parks, distance to a gallon of gas or a bus stop’… and as a result, people make decisions based on crap info that’s driven by election cycles (4 years, as a general rule).

2. Politicians are often gutless. Any elected official who spends a lot of time with builders caves to their whining about ‘costs’ and ‘the market’. To support implementing green programs and insisting on long term solutions requires (ahem) ’statesmanship’. The solution is more political courage, and that’s in short supply.

3. Car dealers, auto parts, and related services are a big part of the tax base of many cities and counties; electeds tend to weigh things in favor of autos. Roads are a **huge** part of most local government budgets, yet often sidewalks are viewed as ‘too expensive’. If sidewalks are not legally required, they don’t get built.

4. Better energy design is a huge factor in addressing carbon problems, but as long as sprawl suburban development is allowed promoted by tax and agency policies, we’re pretty much still re-arranging deck chairs on the Titanic. We need better urban design, starting with transportation. (See “New Urbanism”).

5. Believe it or not, a fair number of people (mostly men, often middle aged) in the building trades have trouble reading. Although top tier developers are smart, and can read plenty well, I’ve encountered ‘more than a handful’ of people in that industry with severe learning disabilities. They can build beautiful things, they can look at a piece of land and imagine spectacular things — but ask them to read a passage in a book, or a building code ordinance, and they are often very threatened. This is the ‘dirty little secret’, IMHO, behind why some of these guys **hate** change. Trying to explain anything to them in writing is beyond stupid — which is why model homes, day-long bus tours, and ‘experiential learning’ is absolutely critical to change their mindset.

I could go on, but have already said too much…
Splendid post; thank you very much.

Montgomery Cty Maryland.

I failed to connect some dots. ICC family of Codes includes commercial and residential building codes, but also energy and electrical and fire protection codes. Not all are adopted at once by any given jurisdiction and it will be a while before that occurs if at all. National Fire Protection Association (NFPA and its subset the NEC–electric code) are also very influential and competitive. But all these organizations have codified what where merely “good recommendations” beforehand, and gradually they become standard legal practice in construction. Energy is not merely a function of the light bill you get or the gas bill. The energy conservation goes all the way back to who fashioned your lumber into 2 x 4’s and recycled your plastic into insulation. ICC is working to codify a system of credits into building law to encourage builders and owners to “go green” and save energy. The construction industry as a whole has been doing more over time on a consistent basis to reduce energy consumption and encourage energy conservation than any other major sector of the economy (IMHO) and they should. Construction consumes a huge proportion of the national energy input.

Mary,

Unless the straw bales have been treated with a fire retardant, you might be creating a greater problem … and I’ve no idea what your local codes would say, not to mention your insurer. Please check around, first.

On the other foot, straw-bale construction has quite a following in regions where it makes sense. Several of my fellow wood-butchers are staunch advocates, where such construction is possible. Some regions still require a ‘non-compliance’ permit.

Another great comment, thanks, dude.

You are ’splainin’ it about as well as I have seen it done.

Much appreciatiion.

Thanks DWBartoo. We seldom get on topics here I know anything about. This one is up my alley.

Yeah, I hear copper is way up; all metals are (scary portent).

I am in contact with several very smart, successful realtors who tell me that they think the problems you discuss here could be dealt with in 12 - 18 months if mortgage conditions were altered so that GENUINELY ‘green’ housing features lowered hte mortgage rates a percent or more.

I think they make an excellent point… but I doubt they’re on Sen. Dodd’s radar screen.

FWIW, a former MD governor (Glendenning) was one of the first Americans to really promote the concept of building cities differently. If you ever get a chance to hear him speak, I highly recommend it — it’s not surprising that this is coming out of MD, although Glendenning is no longer in office.

When it was built in the early 70s, my house had aluminum wiring. It probably also had “popcorn” ceilings. My house burnt down about 5 months after I bought it due to that aluminum wiring. I learned in real estate school that popcorn ceilings are a real problem if you decide to take them down as a do it yourself project because the “popcorn” part is likely (70%-80%) to be asbestos. Time changes things!

David has a new post up about what Americans don’t like to talk about.

Actually, aluminum wiring remains perfectly legal. The problem is usually that the installing electricians install it like copper–use the wrong fittings and connection procedures which do not allow for the greater thermal expansion of aluminum versus copper. As a result, wiring comes overheated and undone and flame ensues. It can be installed right, but it has a huge black eye now and nobody wants to. It died in the marketplace like butylene piping. People should know that service to your panels from the light pole can still be and often is aluminum–its normal and seldom fails. Installers have learned to deal properly with it after 40 yrs of trying!

Yes the ‘corrosion’ reality of aluminum wiring means that those whose homes are so wired, should tear it all out or expect just what happened to you.

I hope no one was injured and that you didn’t lose too much of everything, Ann.

Very frightening, Aluminium wiring …

Indeed most Mains wiring to the ‘box’is aluminum, but many who have aluminum wiring IN their homes are unaware of its dangers.

Properly installed and MAINTAINED, it theoretically is safe, but in practice it leaves something to be desired.

As copper becomes more expensive, aluminum will regain favor, but it must be dealt with on a higher level of competency than heretofore has been the case.

I agree. Maintenance is also important. Many houses still have it in my area, not just the service connections. It is still used pretty regularly in industrial wiring too. Maintenance on aluminum wiring mostly consists of taking off switchplates and receptacle covers and seeing if connections are still sound—and I guess some panel inspection. Big problems occur with do-it-yourself-ers. At least that is my observation.

My experience as well, dude.

It’s them with a little knowledge what don’t get the connections right.

Such as sticking the wires in the back of a ‘device’ rather than using the screws and tightening them sufficiently.

All too common an occurrance …

Yes, and the contractors who do work by habit. Habit can be a good thing for consistent results and often lower prices; but if a copper guy is given the task of wiring aluminum, I sure hope he does a little homework before he goes to the job site!

Amen!!!

In response to questions from the building industry, EPA’s Energy Star residential branch chief, David Lee, said in a letter that the agency does not advocate putting its standards into law…,

Umm…what? So what the fuck are the standards for?

I was able to get the utility rates for my condo for the year prior to my purchase. The rates were good, and fit within my budget.

A year or two after the purchase, the homeowners association cut down the tree shading the southeast side of my home. After that travesty, my home cooling bills went through the roof, from 80-100 per month in the summer to over 300 per month that August. The first summer was so bad that the upstairs AC unit (over 20 years old) gave up the ghost from the additional load. Even the new AC unit can’t keep up, the ducting can’t move enough air to maintain a reasonable temperature.

Scaring me … but I am aware of threat.

A neighbor chopped through the roots of two pines that were to the SE of my home. Definitely lost shade over vehicles. And, lost some shading over portion of the roof. Sigh …

Now, I’ve got radiant barrier paint that I’ll be putting on the inside of the roof in the next few weeks. That should do a good part of what is required to keep roof / attic from heating up. Won’t do anything about sun coming in windows. (Thus, shades … )