TurningHoustonGreen

Hi Shawn,

For an extensive green remodel like yours we use the ReGreen Guidelines of the USGBC & ASID.  They sound perfect for your home.  You can visit www.regreenprogram.org for more information.  The new NAHB Green Building and Remodeling Standards are also brand new to the market but you likely will not find a contractor familiar with them on the Houston area.

Michael Strong, CGP, CGR

NAHB 2008 Green Remodeling Advocate of the Year

Vice President, Brothers Strong, Inc.

michael@BrothersStrong.com

This is just Part I of a series aimed at helping Home Buyers around Houston stay up to date on homes available.

The Green Building Movement is moving forward like crazy in Houston right now.  For the moment, it sometimes seems that the consumer demand is by far outpacing the construction from Developers and Builders. For this reason, it can be tough to tell people exactly where to find a ‘Green Home’ and at the same time, there is a home out there for everyone.

One item that makes it difficult is because ‘Green’ means something different to everyone.  Some believe that it is the materials being used to construct the home, others mean a High Performing and Energy Efficient home while some want Organic Gardens and Rain Water Capture.  All of which are phenomenal Green Features.

Let’s go over some price ranges to know what you are looking at right now, today, when it comes to buying Green.  This is not a reflection on what I believe Green is, this is what I am actively seeing in Houston’s Green Home market.

Homes under $175,000-  This price range happens to be an extremely active one.  The Green Features that are easiest to find at this price point are Energy Efficiency.  Based on the Year Built some will be more efficient than others.  Other items such as Indoor Air Quality, Rain Water Capture, Gardens, Materials Used, etc. can be difficult to find still.  However, when I search through homes for clients and potential clients this is something that I keep in mind.  These are also items that are easier to change after you purchase the home.  Keep in mind, the ‘bones’ of the house are hard to change…along with being expensive.  The ability for the home to be Energy Efficient is the beginning and possibly most important anyhow.  What makes Energy Efficiency Green is that the CO2 released is considerably less than that of a home built not Energy Efficient PLUS, it saves you money on Utility Bills.

Homes from $175,000 to $400,000- Now we can get in to some ‘Greener Features’.  At this price point you can find Higher Efficiency Air Conditioning Units, Solar Panels on New Construction, Healthier Products used inside the home, larger yards for Organic Gardens and so on.  There are many builders out there staying ahead in this price point in most areas of town.

Above $350,000- At this price point a Home Buyer could consider building to a LEED level depending on the features that you desire.  This is where it helps to know the inventory, builders, developers that are actively looking to Green up their product.  Many of the new construction homes available at an extremely high performing and Green level have just recently broken ground or are about to.  I will get in to retrofitting homes in another part of the series.  There are also existing homes with some’ ‘Green Features’.   Again, it depends on what you are looking for.

As homes become available and more builders begin new projects, I keep my list of homes updated.  However, it is important to find out what features are most important to you, the home buyer, when looking at what is available.  It is also important to know what options you have when looking and that is where efforts are being placed when viewing with buyers.  This could mean that remodeling or retrofitting a home is the best thing and most cost effective approach to take.  It all depends on your needs as everyone is different.

As we move through this series I will touch on different options available for homeowners while wanting to go Green.  In the mean time, to stay up to date with new and upcoming developments you can subscribe by text on the right side of the page, or send me an email with details on what you are looking for through the Contact Us link at the top.  I would be more than happy to help with what options may be available for you.

Regardless of price range, it is possible to go Green with your home in Houston right now.  Any shade of Green is a positive one.

When a Builder or Developer is considering taking a project Green, especially to a LEED level, there are so many possibilities that can come to mind.  Often times the shade of green that you choose to go is directly related to the amount of money one would want to spend.  Unfortunately.

However, one opportunity that I would like to see Builders and Developers take more advantage of is that of Brownfields.  Brownfields are parcels of land that one either knows for a fact has contaminated soil or has reason to believe that there may be contamination there.  For example, a mysterious black sludge creeping out of ground.

Ok, that is usually not the case, but let’s take for example something that may be a little more realistic in Houston, close to Downtown.  How about a seemingly abandoned warehouse or building.  Great location and you can picture either a phenomenal Commercial Building on it, or maybe a Multi-Family Sustainable Development.  But there is a little concern.  There are barrels dumped on the property, looks like maybe some underground storage tanks.

Sometimes this would push away a Developer or Builder.  Dreams shattered.  Let’s move on, find another property.  Testing and Clean Up can be costly.

Well, Redeveloping property as an Urban Infill is a great GREEN thing to do.  As a matter of fact, Brownfields development can get you up to 3 LEED Points.  That could be the difference between LEED Silver or Gold.  If cost is the only deterrent, the City Of Houston wants to help you.  Actually, they not only want to help you, they want to pay you.

The City of Houston is willing to PAY for the Phase 1 and Phase 2 testing, and cough up up to $100,000 in clean up.  What a phenomenal opportunity!

Are you afraid that people will not want anything to do with the property afterwards?  Not true.  In fact, I have been in one of Houston’s largest Brownfields countless numbers of times.  It’s a place I go to have fun, take the kids, spend the day.  The times I have been there, so have Thousands of others.

I’m referring to Minute Maid Park-Home of our Houston Astros!

This is just part one of a series.  Soon to follow is an interview with the City on how they are looking for partners to Green up Houston, Brownfields success stories in town and potential opportunities for anyone that feels this may be something of interest.  Stick around, subscribe…this will be a fun series.

Welcome as one of the First to view the NEW TurningHoustonGreen.com!

I am excited to announce the changes here and I hope that everyone enjoys it.  I would like to take a minute to go over some of the additions to the site!

Probably the biggest change is that I have invited several Experts from around the City to join me to share their expertise you.

• I personally work with Home Buyers and Sellers to buy and sell homes.  The advantage of a Certified EcoBroker is that I can help to guide you to noticing the ‘greener’ features in your home to get ready to sell, and I work with Buyers that are wanting various shades of green.  Knowing the inventory around town, it helps to make that happen.  I will be writing about the Trials, Tribulations and Joys of buying and selling Green.
• Michael Strong with GreenHaus Builders and Brothers Strong is joining the site for the expertise on Building, Remodeling and other True Green Aspects of homes, as well LEED Cerification information.
• Ralph Parrott with Alternative Power Solutions is joining the site as our Renewable Energy Guru!  He will write and tell us about up to date information and trends on Solar Products and how to prepare your for optimum efficiency.
• Angelique Grado with Green Builders Source has joined us to keep us up to date on Products that go in to Green Homes or Products that can be used to Retrofit homes to be Green.
• Kathleen Reardon with RD Architecture will be writing on how to Design a Home to Build or Remodel as Green.  It really does start on the Paper that it is drawn on with the whole systems approach.

I am so happy to have all of these Professionals here.

Another change that you will notice across the Top is Ask The Expert.  It was suggested that there be an opportunity for Readers to be able to email questions that they may have regarding anything Green.  I have a team of Experts around town that have agreed to share their Knowledge with YOU.  Have a Question?  Just submit it through the Ask The Expert section.  Literally, anything green related.

Green Service Providers-  If you are a regular visitor to the site, you know that the list has grown to tremendous lengths over the past year.  The new link above has sorted it out by section to make it easier to find what you are looking for.  Just update your Bookmark to the Page and you are good to go.

Local Green Events-  This page has a Calendar on it to keep you posted on Green Events in or around Houston.  Check it often.  My green home tours will be on there, open houses, expo’s, Home Shows, you name it.

Subscribe- To the right you now have options to subscribe to the site by Text, Email, or RSS Feed if you need to feed your reader.  If you were a subscriber on the old site, you will need to update it.  Sorry for any inconvenience.

Search-  The search bar has been moved to the Top Right corner for convenience if you are in a Hurry.

Items that are still coming- Although I do have some surprises lurking around behind the scenes, you can look forward to hearing about Special Offers for Turning Houston Green Readers and my clients, Green Homes-this page is under construction but will have Featured Green Homes on it, and more!

Subscribe for updates so you don’t miss anything.

Last but not least.  The Contact Us button at the top has made it easier to send us an email.  Just fill out the form the best you can and we will get back to you promptly.  Make sure you put in there who you are contacting and information on how to contact you.  Looking to buy, sell, build, install solar, design..you name it.  That is what we are here for.  Feel free to call or email anytime.

And as always, Thanks for stopping by!

Solar pool heating is clearly the most cost effective use of solar energy on earth. These systems save home owners hundreds of dollars monthly by replacing up to 80% of pool heating cost.

Solar pool heating systems can be designed for both indoor and outdoor applications and typically use low cost polymer “unglazed” collectors. These collectors are typically mounted on the roof of a home or a nearby support structure.

The basic components of a solar pool heater are the solar collectors, an automatic control system, diverter valve, and associated piping. These components are simply added to the existing pool pump, timer and filter.  A conventional back-up heater can be added or the existing pool heater can be used to back-up the solar system on cloudy days or evenings.

During summer months the solar pool heating system can be used to cool outdoor pools with the simple flip of a switch.

______________________________________________

I am so excited that Green Building is Red Hot right now in Houston! This video was sent to me today by a friend and I thought I would share it with my readers.

The video was put out by Chron.com (The Houston Chronicle) and it is Kathleen Carrier Reardon of RD Architecture, LLC which is one of Houston’s phenomenal Green Architecture Firms. She discusses her Green Home, what makes a home green, how a passive solar design would work in the area and a little about her massive Solar Array that she has on her roof which is quite fascinating.

So, from the words of Kathleen, here is a video for all of you!  How would you like to have a home like this?

Let’s pretend that the picture to the right is a snapshot of the homes for sale in your Community.  There are a handful of homes available, but there are only 5 Buyers lurking around.  It is a race for curb appeal, staging, and upgrades.  A battle of advertising wits to get the most showings with Photos on MLS, Videos on YouTube and Virtual Tours online.

But most of these all have Granite Countertops, Stainless Steel Appliances and Plasma TV’s staying with the home.  There are some with upgraded carpet, extra crown moulding and pools or heavenly back yards.

Ok, back to the picture.  Is there one that catches your eye, one that stands out more than the others? Why does green make it different?

I really am getting somewhere, just bear with me another minute.  Here are a few things that I have NEVER heard from a client while showing homes:

• “I am buying a home 45 miles from work and it would make me SO happy to find the home in this Community with the highest electric bill.”
• “Living in Houston for a long time, I have bad allergies/asthma and I enjoy it. Find me the home that will aggravate my allergies/asthma the most.”

and last but not least:

• “I absolutely LOVE home maintenance.  I want a home with rotted wood, lots of single pane windows that radiate heat as I read the newspaper and appliances that will need to be changed out next year.”

I personally believe that these items are overlooked in separating homes while they are For Sale.  All of the three points above are getting in to what Green Homes are about. Yes, what most would consider ‘Environmentally Friendly Homes’.  It is all over the News, every magazine, Reality TV Shows, it doesn’t end.  Even if your home is NOT Green, let’s look at what really could make it the Green one in the middle that sticks out.

Energy Efficiency-

So, you have always been ahead of the curve in making a comfortable home with LOW Utility Bills.  You chose Radiant Barrier when you replaced your roof, changed out your Windows to Double Pane to keep your Living Room or Master Bedroom cooler, upgraded to Energy Star Appliances AND put in a brand spankin’ new 15 SEER A/C System last year.  All of that made your bill 40-50% less than the Blue homes around you.  Let’s Frame it!  Take that last Electric Bill and show it to the world!  Loud and Proud!

Water Efficiency-

Do you live in an area with high Water Bills or a Water Shortage?  What changes have you or can you make to your home that would appeal to a Potential Homebuyer?  How about Sprinkler System with Rain Gauge, Low Flow faucets or toilets, or a landscaped yard that requires minimal watering and/or maintenance.

Indoor Air Quality-

This topic would appeal to that large group of homebuyers that need less dust or allergens in a home, a group that is growing by leaps and bounds every year.  Did you opt for the Whole House HEPA Filter in your A/C System?  How about very little or NO carpet, Low or No VOC Paints and adhesives when you put in Hardwood floors and remodeled?  Home Buyers looking for these options REALLY do know that it will benefit them.

Home Maintenance-

Ahhh, the one item that really hits home.  The Cost vs. Value report is put out once a year to show what upgrades and changes recuperate the most money within 12 months. Did you know that Double Pane windows in Houston on this report show that you can get over 80% of your money back within one year?  New siding on the home is OVER 90%!!  This also goes back to move in condition and Convenience, two topics that Potential Homebuyers LOVE to hear about.

These four topics can really draw a crowd and statistics show that Home Buyers are willing to pay a Premium.  Whether your home already has these items or you just know that changes are needed to sell, these are items to consider.  What is IN your home can help your Listing Agent make it the one that Stands Out From The Crowd!  Which Home Is Yours?

What is GREEN? What EXACTLY makes up a GREEN Home?

This is a Question that is asked all of the time, but is not easily answered.  We could ask 100 people what GREEN means to them and likely get at least 80 different answers.

To me, GREEN is a very emotional word.  Depending on what you are passionate about is how you would answer the question.

Is a GREEN Home ONLY Energy Efficient?  Does a GREEN Home only have a healthier Indoor Air Quality?  Is a GREEN Home made of ALL Recycled Products?  Does a GREEN Home have to look like it is from another planet?

Not at all.  There are now a few different Green Building Programs out there. NAHB, US Green Building Council, and now Environments for Living at a Platinum level has been considered GREEN by some people.

The one thing that they all have in common is Energy Efficiency, Water Conservation and some sort of Indoor Air Quality concept.

Is one better than the other? Well, again that goes back to what you really want in your home.  Regardless, GREEN should start before the floorplan is made.  Or at the very least be made with GREEN in mind.

This is the start of a new series that I am starting on my Blog, ‘What Is Green?’

I will go over different concepts of both Building and Remodeling, items that you can keep in mind to give your home Greener Features or even All Out Green.    I will be starting with ‘Green is a Whole House Approach To Building.’

For now, I will leave you with a Blog Post that I wrote a while back…I will also be updating the definition of what High Performance means in my series.

The Difference Between a High Performance and Green Home.

These terms are being used more and more to differentiate homes in Advertising as Green and High Performance should not be lumped together. See you soon with the Whole House Approach!

You will be hearing the buzz about Green Life Homes in Houston!

Green Life Homes has officially announced that they will be building in Discovery at Spring Trails!  Even though they originated in Michigan, I have tried to keep track of what they do because of their amazing way to bring GREEN aspects in to everything they build.  With their new division in the Houston area I have no doubt that they will do well here.

I had the opportunity to sit down the Chris Hall, Josh Rupp and Mary Bigelow of Green Life last week to hear about their approach to GREEN in general.  GREEN is not just a word to them, it is something they actively live and practice every day.  Josh even uses Vegetable Oil to fuel his Diesel truck back home that he gets from Local Restaurants to clean up and give a new life to.  GREEN aspects go deep with them.

When I asked them about their business model they spoke of how passionate they are about not only helping the Environment, but the Homeowner and Surrounding Community as well by contirbuting the best product possible and offering a Darker Shade of Green.  How do they do this was one of the first questions I asked and they responded with being able to customize their homes to keep up with the latest trends in construction techniques as well as features such as Countertops, Cabinets and other Sustainable and Healthier building materials.

I also wanted to know why they chose to make a big move down to the Houston area.  Chris replied with “The Community fits in with our Ethics and Standards.  When we heard about the Development we absolutely loved the idea and wanted to do everything possible to be part of it.”

Are you wanting to know what they have to offer? Here is just a small portion.  It is basically Semi-Custom:

• Use ‘Green Architects’ whom are Nationally Acclaimed and Award Winning to design their floorplans since GREEN starts with the paper it is drawn on
• The ability to use Alternative Materials
• Other Solar Options such as Solar Hot Water Heating
• ‘Clean Air’ in every room
• Ability to make changes and move walls if desired in homes
• They will pay for LEED Certification if you decide you would like to go that route!
• Will build on your Lot if you want to be inner loop or out on acreage

Green Life will be starting with 75 Ft. Lots in Discovery at a price range of $275,000 and up.  Heck of a deal for what you get.

To end the conversation with Chris and the Gang he said “We Love this stuff.  We Love to talk, read about and Build GREEN Homes.  We are here to offer what ever shade of green a homeowner wants or even just to talk.  Call us up and just visit about how it works.  This isn’t just something we do, it’s our passion.”

You can visit their website at www.greenlife-homes.com

Discovery at Spring Trails is coming along quickly now!

For an update, The Discovery Center is near completion and I now have pricing AND floorplans for one builders and floorplans for several others.  If any of you have been following, I now have those available to share.  One builder can now actively write contracts to build and others are taking first choice on lots.

On a more exciting note, I have been contacted by several people wanting to take a peek at what is going to be offered out at Discovery!  On June 7th I will be out there to give a tour to my regular readers and anyone else who is interested in knowing more about EcoMagination and Discovery at Spring Trails.

If you would like to be placed on the list for an invitation when the time of day is worked out, shoot me an email and I will keep you posted!