Not to Be Smug...

So it's been over two years since getting solar panels installed on our house by SolarCity and I have a little data to determine the savings benefit.

The panels were installed in August of 2014, though they didn't get fired up until Septmber due to Xcel dragging their feet. In 2013, my Xcel expenses for the year totaled $1,192. In 2014, the total (Xcel plus Solar City) went to $1,117, or a decrease of 6.3%. Considering the panels were installed for just over 4 months I think that's decent. For 2015, my energy bills totaled $931, or a decrease of 16.6% from the year before. Even better is comparing 2013 to 2015, since they were the last full year with no solar and the first full year with solar. That difference is a whopping 21.8%! And that's just with an evaporative cooling system in our home - I was told that if you have central A/C you could see even greater savings.


Our energy bills went up some in 2016, and I'm attributing that to the Nissan Leaf I bought in December of 2015. It's a fully electric vehicle, and I plug in about every other night into a regular outlet to fully charge the car. For 2016, my energy bills were $1133, the highest total during the four years of data. HOWEVER, when you add in the gas I did NOT buy, I cut my total energy expenses by 47% over 2013! That's quite a feat since I've had my busiest year driving clients around in 2016.

I've heard arguments against replacing gas powered vehicles with electric ones, primarily that the car still uses quite a bit of energy to manufacture, and that the battery life will make the car obsolete quicker than a gas model. I can appreciate those arguments, which is partly why we waited until we needed a new car to make the change. Our old car, a 1995 Ford Taurus, was donated to the Make a Wish Foundation (they'll take anything!). As for the batteries, I am hoping that my support of the industry will help hasten battery improvements by the time mine die.

In addition to the personal savings, it's fun to drive. It is responsive and accelerates quickly, and has a much better stereo than the last car (which still had a tape deck), though it doesn't do as well on the snow and ice. But, as Dennis says, the best thing is when you get to say, "I run my car on the sun!"

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Stickin' It to Xcel

We have a love/hate relationship with our energy companies. We love our cars and gadgets, we need our heating and cooling, we buy things manufactured and brought to us under different types of power. But when that bill comes - oh, boy.

Panels these days are very unobtrusive.

By now you've seen solar panels perched on houses in your neighborhood. They are becoming more popular everyday, but there is still misinformation that makes homeowners hesitate to add this tool to their sustainability plan. Folks are afraid the upfront costs will be high (they're not), or that it will take years to see value (it doesn't), or that the panels will scare buyers off in the future and reduce their home value (they don't).

Last summer, I had SolarCity install panels on my roof in Broomfield. Our home faces east/southeast, and though not very big there was still adequate room for enough panels to make it worthwhile. My representative, David, was able to see a satellite picture of my home online and determine that the home was a candidate for solar and had no trees blocking the rays.

Installation was easy - until we needed the cooperation of Xcel to install a new metering system. As you can imagine, they were not quite as excited as I was to start making my own power. But after a few weeks of delays (that I was warned about from the beginning), the meter was installed and I could load the SolarCity software onto my computer to monitor power generation. So cool!

My house from a hot air balloon. I wasn't, but you could.

SolarCity has a few different options depending on your needs - I have a 20 year lease agreement. SolarCity owns the panels and takes full responsibility for their care and liability. I have a fixed payment for the power I am generating and that is lower than what I was paying to Xcel. I basically feed power to the grid when I'm making more than I'm consuming, and I pull out power at night and when it's overcast. I still pay Xcel for gas, but my total payments to both companies this past year have been on average 18% less than they were before.

The lease is transferrable to new owners should you sell, and solar panels add value to your home. Younger generations of homebuyers cite sustainability and energy efficiency as a high priority when it comes to purchasing a home. Should you need to get a new roof, SolarCity will come and take the panels off and put them back on when you're done at no charge.

I have had a great experience with SolarCity, though I'm sure there are other companies offering similar types of deals. The important thing is to patronize the industry - call me if I can help you get started!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Energy Surveys and Assessments

Everyone would like to decrease the energy costs of their homes, but it can be difficult to know where to start. Beyond trading your old incandescents for CFLs or LEDs, you may be wondering how to really improve your home's systems and family's usage. Energy surveys and assessments are a great tool to conduct your evaluation.

* "Other" includes small electronic devices, heating elements,
motors, swimming pool and hot tub heaters, outdoor grills,
and natural gas outdoor lighting.
Source: HomeEnergySaver

Let's first take a look at how residential energy costs typically break down. This pie chart represents a typical home in a northern climate, where heating is the largest need. For homes in warmer climates, you'll probably see the heating and cooling numbers reversed. Most energy evaluations will focus on the heating and cooling, the building envelope, and water heating systems.

An energy survey is a visual inspection without any diagnostic testing and can take about an hour. Your local utility company can usually provide you with a list of registered contractors in your area who are qualified to conduct the survey. During the survey, the contractor will inspect the walls, windows, doors, insulation, ductwork, heating and cooling systems, appliances, lighting, and comfort and health issues, as well as reviewing utility bills. The report will provide the homeowner with suggestions for improving energy efficiency, including low-cost or DIY items, any applicable rebates or incentives, cost estimates, and any recommendations for more detailed evaluation.

Thermographic scanning uses infrared technology to identify
building envelope defects.
Source: National Renewable Energy Lab

An energy assessment is a more thorough process that uses performance tests to identify issues within a building. Sometimes the term audit is used for an assessment but sometimes it describes a higher or lower level or evaluation; be sure you ask your professional specifically what his process includes. To make the best use of your time with the assessor, prepare a list of existing problems ahead of time and gather copies of utility bills for review. The assessor will ask you about the residents of the home and their habits. He will utilize tests such as the Blower Door Test to measure air infiltration through the building envelope. He may use infrared scanners to identify insulation gaps or other areas where there are significant temperature differences. He will measure appliance efficiency, humidity levels, appliance power loads and computer analysis to provide you with detailed information and suggestions to make your home and systems more energy efficient. He may even supply cost analysis, priority investments and information on energy efficient mortgages (EEMs).

Here are a few other sources to find professionals in your area:

• Building Performance Institute
• Association of Energy Engineers
• U.S. Green Building Council

More and more homebuyers are citing energy efficiency as an important factor when buying a home. If you are thinking about selling, you may be able to add value and thousands onto your listing price by being energy conscious. Let me know if I can help!

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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HERS® Ratings Explained

The HERS® Index, or Home Energy Rating System, is how a home's energy efficiency is measured.  The Residential Energy Services Network (RESNET) is responsible for creating and maintaining training and national standards for ratings and industry professionals.  Obtaining a HERS rating can help you determine if you need to make changes to improve your home's energy efficiency, and a good rating can help you get more money when you resell.

As in the game of golf, the lower the number, the better the performance.  A standard new home is given a score of 100.  Each point decrease corresponds to a 1% reduction in energy consumption.  For instance, a home that receives a score of 70 would be 30% more efficient than a new home.  A typical resale home usually scores around 130, or 30% less energy efficient than a new home.

To calculate a home's HERS Score, a certified RESNET Rater looks at many factors, including exterior walls, ceilings and roofs, floors, attics and crawlspaces, windows and doors, HVAC systems and ductwork.  He will conduct several tests to look for issues such as air leaks and the effectiveness of insulation, and compares the data to a "reference home" - a designed model home the same size and shape of your home.

If you'd like to have your home rated, you can find an accredited HERS Provider HERE.

If you're looking at financing energy performance improvements either for your existing home or one you are considering purchasing, energy mortgages can help finance the upgrades using the monthly energy savings.  Tax credits for certain home improvements also exist that can provide significant savings on your annual return.  Need to speak to a mortgage lender or accountant to find the best approach for your situation?  Give me a call, I know a guy.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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Warming Up to the Idea

The HVAC energy efficiency standards set by the Department of Energy will require regional changes as of May 1, 2013.  In the northern region, which includes Alaska, Colorado, Connecticut, Idaho, Illinois, Indiana, Iowa, Kansas, Maine, Massachusetts, Michigan, Minnesota, Missouri, Montana, Nebraska, New Hampshire, New Jersey, New York, North Dakota, Ohio, Oregon, Pennsylvania, Rhode Island, South Dakota, Utah, Vermont, Washington, West Virginia, Wisconsin and Wyoming, residential gas furnace replacements will need to be 90% efficient or greater.

While most homeowners will see this increased installation cost offset by energy savings on their utility bill, that may be of small comfort to homeowners or sellers who are not expecting to put in the extra money up front.  The Department of Energy has stated that they will allow exemptions for hardship cases, but they've set no guidelines yet for who might qualify.

In addition to the units themselves costing more, there could be additional installation costs.  For instance, many standard furnaces of 80% efficiency or less are vented through metal B vent, while 90% plus furnaces use PVC pipes.  Also, previously installed furnaces may share their chimney vent with the water heater.  Changing the location could leave the chimney half-empty, leading to condensation and draft problems.  A new chimney liner or another type of solution may be necessary in order not to lose the gains made by the higher efficiency furnace.

It may be that, looking at the lifetime of the furnace and how long you remain in the home, it's well worth it to purchase the 90% high efficiency furnace.  But if you're not sure which way to go you may want to start your research  sooner rather than later to ensure that all of the options are still open to you.

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I would love to help you with your real estate journey. 

Please contact me at 303-917-7143 or robbin@stauferteam.com

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