Buyers Benefit From Having an Agent Who Knows Home Systems and Sustainability

One of the reasons I enjoy showing homes to buyers is that I get to educate them about home systems and how they work, as well as identify the sustainable and not-so-sustainable features of each home.

The agents at Golden Real Estate have a thorough understanding of home systems as a result of our combined decades of experience and hundreds of transactions. In addition, we have taken classes on energy efficiency, insulation, solar power and home construction which allow us to serve buyers better when we show them homes.

Together, for example, we toured the model homes at Richards Farms when they were under construction, where we learned, among other things, about that builder’s foam insulation process.

There are so many aspects of energy efficiency and sustainability. Everyone by now knows about solar photovoltaics — creating electricity from the sun. Our office has 20 kW of solar panels, but having solar power is only the beginning. It’s how efficiently you use that power that makes the difference.

Heating and cooling is the biggest user of energy in any home, and the number and variety of HVAC systems have become more extensive and more complicated, and we understand and can explain them. They include: gas forced air heating and compressor-based air conditioning (most common in Colorado and much of the country), hot water baseboard heat, hot water radiant floor heating, wall-mounted heating panels or strips, heat pump mini-splits for both heating and cooling, hybrid heat-pump with gas forced air (which Rita and I have in our home), ground-source heat pump for both heating and cooling (the “gold standard” of efficient heating and cooling) — and let’s not forget heating with wood or wood pellets!

Windows can vary greatly. Double-pane windows may be standard now, but a Colorado company, Alpen, has made a name for itself with triple-pane windows and now quadruple-pane windows.  Recently I wrote about John Avenson’s Westminster home, in which some of his south-facing Alpen windows have micro-etching to divert sunlight toward the ceiling of his kitchen, a high-tech alternative to reflective window shelving, which we saw when we toured a newer building at the National Renewable Energy Laboratory.

Skylights are so 20th Century. Today’s modern replacement are sun tunnels (Solatube is a leading brand), which are great for illuminating interior rooms. Just last week I showed a home with five Solatubes in it, lighting up the living room and an interior bathroom amazingly well from the mid-day sun. My buyer didn’t realize they weren’t ceiling light fixtures until I pointed them out. (We have two sun tunnels in our home illuminating our windowless garage and laundry room, and we have four sun tunnels in the Golden Real Estate office. We don’t have to turn on any lights on sunny days!)

A knowledgeable agent can also point out passive solar features of a home, which others might not recognize. These include proper window configuration, wide overhangs above south-facing windows, thermal masses in south-facing sunrooms, and deciduous trees providing strategically positioned shade in the summer but allowing more sunlight in the winter. I like to see (and point out) cellular shades, especially vertical ones covering patio doors for cold-weather insulation.

Often I notice that the listing agent didn’t mention the features (such as the Solatubes) that my buyers and I recognize as selling points. Of course, when doing the narrated video tours of our own listings, my broker associates and I don’t miss the opportunity to point out those features. And, of course, we are sure to mention those features in the MLS listing.

Many agents miss the opportunity to write a separate description on the MLS for each individual room. It’s not a mandatory field, but it’s the best place to mention a room’s Solatube, heated floor, porcelain tile, hardwood or other feature.

Some Favorite Home Improvements When Purchasing a New-to-Me Home

Who doesn’t want to make some improvements on a home they have just purchased?  Here are some of my personal favorites.

Energy efficiency is very important to Rita and me, so the first thing we do is pay for an energy audit by someone like Andrew Sams of Alpine Building Performance to identify opportunities for making the home more air-tight. This would likely include blowing more insulation into walls or ceilings and caulking around windows. It might also include installing an energy recovery ventilator (ERV) to bring fresh air into the home. This device warms cold outside air in the winter and cools hot outside air in the summer by means of a heat exchanger.

I love bringing sunlight into a home, not with traditional skylights but with sun tunnels. Most people are familiar with the Solatube brand, but I prefer the Velux brand. I had Mark Lundquist of Design Skylights install a 22-inch Velux sun tunnel in my windowless garage and a 14-inch sun tunnel in my windowless laundry room — and four large Velux sun tunnels in the Golden Real Estate office. Ah, sunlight!

Speaking of sunlight, we replaced every light bulb is our house with LEDs which are “daylight” color (like sunlight), not cool white or warm white. CFLs and incandescent bulbs are so 2010!

Installing solar photovoltaic panels is a no-brainer for us, especially now that the cost has dropped so much. Your roof doesn’t have to face due south. Southeast and southwest are good enough. (That’s our situation.) Since you might be driving an electric car someday, install as much PV as Xcel Energy allows to cover that future load.  If you have just purchased an EV, Xcel will allow you to install more panels based on anticipated future use.

Don’t you hate climbing a curb to enter your driveway? Developers install those mountable curbs the entire length of the streets in new subdivisions, not knowing exactly where each driveway will be. One of the first things I would do (and have done) is to hire a concrete company to replace the mountable curb with a smooth entrance. It cost over $2,000 for our 3-car-wide driveway, but I love it every time I enter from the street! Caution: the sidewalk will now be sloped slightly and pedestrians could more easily slip on ice, so be prepared to salt your sidewalk to eliminate icing!

When your gas forced air furnace needs replacing, consider replacing it with a heat-pump furnace or mini-splits. And when your gas water heater needs replacing, I suggest buying a heat-pump water heater. The cost is about the same, and, by converting to electricity for both, you will have eliminated the most common sources of carbon monoxide poisoning in your home.

Other improvements I’d consider include: Replacing carpeting with  tile in bathrooms; and replacing regular glass with Low-E glass on south-facing windows to reduce the harmful effects of sunlight on furniture, hardwood floors and artwork.

Golden Real Estate Launches Sustainability Series

As you may already know, Golden Real Estate is a leader in sustainability, as expressed in the value statement printed on all our yard signs: “Promoting and Modeling Environmental Responsibility.” And most of our agents, including myself, are Certified EcoBrokers, having taken extra training in all aspects of sustainability as it applies to real estate.

We’d like to share what we’ve learned with you, so we’re launching a Sustainability Series that will take place on the third Thursday of every month in our office.  We can accommodate 20 or more attendees in our office, but we will move it elsewhere if the demand exceeds our capacity, so please RSVP. You can do so now for all sessions.

Each meeting will focus on a single aspect of sustainability. Here’s the schedule for the first six meetings (subject to change):

Jan. 17th — Home Insulation — Walls, windows, foundations, crawl spaces, attics. (This is a bigger topic than you might think, but it’s also the cheapest and most effective path to reducing energy consumption.)

Feb. 21st — Home Heating Methods — Forced air, heat pumps, radiant floor, solar thermal, and other technologies.

Mar. 21st — Solar Power — Rooftop and ground-mounted photovoltaic, solar gardens, solar panels vs. solar roof tiles, and home battery storage/backup.

Apr. 18th — Electric Vehicles — What’s here now and what’s coming soon in cars, trucks, motorcycles and more.

May 16th — Sustainable Renovation — What are the more sustainable and popular materials and designs?

June 20th — Water Conservation — The latest concepts and products for conserving water use, both indoors and outdoors.

All sessions are 1 hour long and begin at 5 p.m. in our Golden office or nearby if a larger space is needed based on the number of reservations received. The sessions will be led by experts in the field, although you can count on me to add my own comments!

Go ahead and reserve your seat for any or all sustainability sessions now by sending an email to  Jim@GoldenRealEstate.com. We look forward to producing this informative series!

Golden Real Estate’s Sustainable Practices

1)   Our office produces more energy than it consumes. With our 20 kW of solar panels, we heat, cool and power our office and charge our six electric cars. We also provide free EV charging to the general public, yet our Xcel Energy bill is only $11.26/month.  At our request, Xcel removed our natural gas meter.

2)   We accept polystyrene from the public in our “Styrofoam Corral,” keeping over 200 cubic yards of the material out of the landfill every year.

3)   We use only LED light fixtures and have four “sun tunnels” (skylights) for naturally lighting our office.

Click here to read about our transition to “Net Zero” in our Jan. 4, 2018, column, “Promoting & Modeling Environmental Responsibility.”