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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All The Clucking and Buzzing in Broomfield

More and more people are getting interested in their own chicken and beekeeping, and municipalities are keeping up with the trend. If you live in Broomfield, following are the city's rules for your backyard coops and hives.

Chickens are allowed. A license is $25 and subjected to the following restrictions:
(1) No more than five chickens are permitted per residential lot;
(2) Roosters are prohibited;
(3) Chickens must be contained within a coop and enclosure;
(4) Chickens may not be kept within a front yard;
(5) Coops and enclosures must be set back a minimum of 10 feet from the property line;
(6) Outside slaughtering is prohibited:
(7) Coops and enclosures less than six feet in height or coops 32 square feet or less shall not
require a building permit. Coops and enclosures six feet or greater in height or coops greater than 32 square feet shall require a building permit through the Building Division of the Department of Community Development.

Beekeeping is allowed. A license is $25 and subjected to the following restrictions:

(1) Maximum number of hives per lot:
     (a) One-quarter acre or less: two hives;
     (b) More than one-quarter acre up to and including one-half acre: four hives;
     (e) More than one-half acre but less than one acre: six hives;
     (d) One acre or larger: eight hives;
     (e) Regardless of lot size, where all hives are situated at least 200 feet from all property lines of the lot on which the hives are located, there shall be no limit to the number of hives;
     (f) For each two hives authorized above, there may be maintained upon the same lot one nucleus colony in a hive structure as required from time to time for management of swarms, said hive structure to comply with the other requirements of this section;
(2) Location: Hives shall be set back a minimum of 10 feet from all property lines and shall not be located in a front yard.
(3) Flyway barrier: If a hive is within 25 feet of a property line a flyway barrier at least six feet tall extending at least two feet beyond the hive shall be maintained between the hive and property line. A privacy fence a minimum of six feet in height, on or inside the property line, meets this requirement.
(4) Water: A supply of fresh water shall be maintained on the lot in a location readily accessible to all bee colonies to keep bees from congregating at water sources on nearby properties.
(5) Africanized bees: Africanized bees are prohibited.
(6) Queens: If a colony becomes aggressive or swarms, the beekeeper shall re-queen the colony with a queen selected from stock bred for gentleness and nonswarming characteristics.
(7) Nuisance: Any swarm or colony of bees not residing in a maintained hive structure is declared a nuisance. Any bee colonies not in compliance with this chapter or declared a nuisance may be destroyed or removed at the direction of the City and County Manager or his designee.

Chickens and bees are also allowed in Boulder, Louisville and Lafayette; please contact the cities directly for their set of guidelines. Homeowners Associations may have rules that further restrict or ban the above practices. Be sure to research your neighborhood for specifics before building your backyard coop or hive.

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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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Deconstruction vs. Demolition

We're all familiar with the home improvement TV programs that show homeowners taking a sledgehammer to their kitchen cabinets or filling dumpsters to the top with old lighting, windows and flooring. While it may be cathartic for the person smashing and kicking through their unwanted wall, it does little for the environment or the building industry.

Materials are removed carefully, keeping them intact for reuse.

Deconstruction is a viable alternative to demolition. Maybe you are just replacing your kitchen cabinets and can drop the old ones off at Habitat for Humanity's ReStore. Perhaps you are scraping an existing structure to build new and call a deconstruction specialist from the Center for ReSource Conservation. Regardless of the project size, there are ways to reduce waste and lengthen the useful life of your materials. Selective deconstruction, or "soft strip" consists of removing easy, high-value materials such as lighting fixtures or solid-wood doors. Whole-house deconstruction goes further, removing materials such as framing lumber, flooring or bricks. Crews are hired to carefully take apart buildings and divert the materials to salvage yards, which can find them new life.

Initially, it may seem cost-prohibitive; deconstruction can cost about twice as much as demolition. However, the tax deductions you can get for donating your salvaged materials can offset the cost of the work to remove them, and in some situations even make you money. Keep in mind the other benefits of this approach - less trash and more availability of affordable building materials.

For a very large project deconstruction will take longer, but with a little extra planning it can definitely be worth it. You will want to coordinate with the organization that you plan to send your donation as they will need to prepare a materials list. You'll also need to hire an appraiser who is familiar with the IRS rules regarding this kind of a donation and the forms required to make it work. There are many resources available to make this part of the project smooth and beneficial. If you'd like a name, give me a call and I'll point you in the right direction to get started.

image: thekirbster

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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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You Can Buy Again

It can take quite a while to recover from negative financial events like a bankruptcy and get your life back in order. Part of the high buyer demand in real estate right now is a result of those homeowners who went through a short sale or foreclosure during the recession now returning to the market, often called "boomerang buyers." If you had financial trouble in the past and are wondering when you might be able to qualify for a mortgage loan again, below are some general guidelines to help you plan.

Conventional / Fannie Mae

• Chapter 7 Bankruptcy - 4 year seasoning required from the discharge or dismissal date to the lender's credit report date.
• Chapter 13 Bankruptcy - 2 years from discharge date of 4 years after dismissal date to the lender's credit report date.
• Foreclosure - 7 year seasoning required from the completion date to the disbursement date of the new loan.
• Deed-in-lieu of Foreclosure - 4 year seasoning required from the completion date to the disbursement date of the new loan.
• Short Sale - 2 year seasoning required from the completion date to the disbursement of the new loan.

FHA

• Chapter 7 Bankruptcy - 2 year seasoning required from discharge date to loan application date.
• Chapter 13 Bankruptcy - Minimum 1 year timely payout according to the repayment plan at time of application along with trustee permission letter for new mortgage.
• Foreclosure, Deed-in-lieu of Foreclosure, Pre-foreclosure, Short Sale - 3 year seasoning required from foreclosure end date to loan approval date.

VA

• Chapter 7 Bankruptcy - 2 year seasoning from date of discharge.
• Chapter 13 Bankruptcy - Minimum 1 year timely payout required according to the replayment plan at time of application along with trustee permission letter for new mortgage.
• Deed-in-lieu of Foreclosure, Pre-foreclosure, Short Sale - Case by case basis as event may have been beyond the borrower's control.
• Foreclosure - 2 years seasoning from date of foreclosure.

USDA Rural

• Chapter 7 Bankruptcy - 3 year seasoning required.
• Chapter 13 Bankruptcy - Minimum 1 year timely payout according to the repayment plan at time of application along with trustee permission letter for new mortgage.
• Foreclosure, Deed-in-lieu of Foreclosure, Pre-foreclosure, Short Sale - 3 year seasoning required from foreclosure end date to loan approval date.

Downpayment requirements may also change depending on the type of loan sought. If you think you may be able to qualify for a new loan, be sure to talk with a mortgage expert about your specific situation to make sure that these timelines apply. If you need a referral to an experienced mortgage lender, don't hesitate to contact me; I have good relationships with several great professionals who will take good care of 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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Could the County Owe You Money?

Many people don't know it, but if they've lost their home in a foreclosure, they could have money coming to them.

When the public trustee sells the property at auction, sometimes there is money leftover once all liens on the property have been satisfied. It's not often, since homeowners who are in financial trouble can rack up debt in the form of tax liens, HOA judgements and other penalties once they stop paying their bills. In the current market, however, property values are increasing so quickly that some auction sales are yielding more than is owed to creditors.

State law requires Public Trustee offices to try to contact the former owner to refund the leftover proceeds. They must send a letter to the owner's last known address - usually the home that was foreclosed on - as well as publish an ad in the local paper for five weeks. As you can probably guess, few people ever get the letter or see the ads, and the money goes unclaimed. Counties retain overbid proceeds for five years, after which they send it to the Great Colorado Payback Program, where there are no time limits for filing a claim.

If you think your foreclosed home appreciated to the degree that there might have been leftover money after the auction sale, contact the county in which the property was located. It could mean a little good news after a period of bad luck.

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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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FOR SALE: 9933 Gaylord Street, Thornton

Brand new listing in Wind Dance! This 2404sqft home sits on a corner lot, affording a huge yard. The property boasts several fruit trees and a huge flagstone patio. Enjoy the Colorado seasons, toasting with friends around the fire pit.

Inside, you'll find the main floor both comfortable and open, with vaulted ceilings, natural light, wood floors, new ceiling fans and decorative lighting. The kitchen has granite counters, new stainless steel oven, built in desk, and a breakfast counter.

With four bedrooms up and an unfinished basement down, there's plenty of room to live and play. The basement has a built-in work bench for your projects with lots of open space to work while still allowing storage. The master bedroom enjoys a 5-piece master bath with walk-in closet.

A small loft office at the top of the stairs allows you to pay your bills and still hear when dinner is ready. The home has been well-loved and maintained, and the location is convenient for access to I-25 and other amenities. At $299,000, can't you see yourself living here? 

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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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FOR SALE: 2915 W 81st Avenue G in Westminster

Brand new listing in Cobblestone Village!  A great opportunity for the first time buyer or your next rental opportunity. At 1656 total square feet, it's one of the largest units in the complex, with three bedrooms and a full bath upstairs, eat-in kitchen with island, half bath on the main floor, another three-quarter bath downstairs with a non-conforming bedroom and family room.

Freshly painted, new flooring throughout with a fenced-in patio in the back.  Cozy up by the stone fireplace in the living room or take a dip in the community pool! Listing price is $159,000.

Come out and visit me at the Open House Sunday, December 7 from 12-2pm.  Nothing else for sale in the complex right now - better hurry! 

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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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