Busting the Green Building Myths - Part 2

Continuing to review the myths that are associated with "building green"
Myth #5: You need solar panels to be truly green.
Solar panels were once the universal symbol for green building. But the reality is that sustainable building means integrating a variety of energy efficient solutions that work together -- from heating systems to interior finishes.

When building green, focus on the house as a whole, not just particular green features like solar panels. Everyone working on the home, from the architect to the HVAC specialist to the electrician, should be involved in the green strategy. After all, will you be getting the most out of your solar hot water collectors and panels if you have leaky windows and poor insulation? 


Myth #6: Low-flow toilets don't work well.
After the federal government limited toilets to 1.6 gallons of water per flush, early models of the low-flow toilet were a flop. Times have changed, and homeowners have more options. Today's redesigned low-flow models work as well or better than older water-guzzling models. High-efficiency toilets use even less water than standard low-flow models, some as little as 1.1 gallons. Dual-flush toilets, which have separate flush modes for solid and liquid waste, are another water-saving option.


Myth #7: McMansions can be green.

Whether or not a big house is green depends on how the building's materials and resources are being allocated. For instance, a 10,000-square-foot house built for a family of four can't be considered green, no matter how many sustainable features it has. But it would be green if 20 people lived in that same house.  Lowering consumption is an important benchmark in sustainable building, and that thinking extends to the materials that go into a house as well as the energy that's required to heat and cool it.


Myth #8: "Green" is just a passing fad.
From kitchen cabinets to skylights to siding, consumers are looking for eco-friendly features for their homes, often paying premium prices for the extra value.  High energy costs, limited natural resources, awareness of global climate change, better understanding of building science and growing health concerns are all contributing to a lasting green movement.

The fact is that sustainable houses last longer, have fewer problems, are cheaper to live in and keep people healthier and happier. And who doesn't want that to last forever.

My Current Picks:
7422 ALTURAS COURT, Salinas Monterey Highway MLS #: 81110755 $3,995,000 Beds: 4 Baths: 6 (4/2) SELLER FINANCING!  Stunning & one-of-a-kind behind the gates at Monterra Ranch, this custom home is a work of living art: picture windows in every room show off glorious views; French limestone floors; gourmet chef's kitchen; incredible master suite w/ views, fireplace & inspiring spa-like bathroom. Library, wine Cellar, rec Room & sprawling patios top off this elegant estate. Understated elegance!  SqFt: 6,266 Lot Size: 3.17 Acres


234 DEL MESA CARMEL , Carmel Valley MLS #: 81110005 $595,000 Beds: 2 Baths: 2 (2/0Great location, light & bright! Attractive Del Mesa "C" model condo, 2 bed, 2 bath w/den & separate dining room, 1,600 sq. ft. Nicely remodeled in '06 - Jenn Air, Bosch, Corian, marble fireplace, carpet, tile and paint. Expanded dining room and guest bedroom.  Inside washer/dryer hookups and attic access. Very close to club house, pool and parking. Prestigious 55+, gated, active adult community.  SqFt: 1,600 Lot Size: 1,646 Sqft


121 REAMS COURT, Marina MLS #: 81110015 $375,000 Beds: 3 Baths: 2 (2/0)

Super clean & spacious move in ready home in north Marina- close to shopping, bike trails & the beach. Single level & newly renovated with new flooring, appliances, light fixtures & granite counter tops. Dual pane windows throughout, large 2 car garage, beautifully landscaped backyard with patio and arbor. Large bedrooms, formal dining room, light filled rooms, family room has fireplace.  SqFt: 1,594 Lot Size: 6,137 Sqft


5 PRIMROSE CIRCLE, Seaside #: 81110587 $350,000 Beds: 3 Baths: 2 (2/0) Seaside charmer located on quiet circle. Immaculate home, truly shows pride of ownership. Clean, bright & cheery.  Wonderful deck outside for entertaining, with a low maintenance yard. This is a great starter home, turn key!!  SqFt: 1,142 Lot Size: 4,907 Sqft

Busting the Green Building Myths, Part 1

Myth #1: Green homes cost more than other homes.

Sustainable building often requires more expensive building materials, smarter technology and complicated systems than conventional building. But when thinking long-term, green building actually saves money because the materials won't have to be replaced as often. So while initial costs may seem like a lot, green building offers better value when you consider the life-cycle costs.
For instance, upgrading to energy efficient windows might cost more up front, but the reduced load on your heating and air conditioning system will help offset that cost over time.

Myth #2: Green homes look weird.
In the early days of green building, builders focused on features that touted self-sufficiency and lower costs, which often detracted from a home's design or architecture. These days, green homes don't have to look strange unless you want them to.  Virtually any home, regardless of home style, can have sustainable features. Solar shingles, for instance, can be incorporated directly into the building's structure so they're virtually invisible.

Myth #3: You can't make an existing home green.
Altering your home's structure and operating systems -- foundation, framing, wiring, plumbing -- can be very expensive. But "greening" an existing home doesn't have to be a complete overhaul.
Upgrading windows and HVAC (heating, ventilation and A/C) equipment, putting more insulation into the walls or attic, sealing air leaks, and installing energy-recovery ventilation equipment are all examples of upgrades that will make a house more energy efficient.

Myth #4: Green houses can be too insulated or too tight.
Some traditionalists argue that houses need to breathe, and they caution against "too much insulation" and "building too tight." But in reality, these are the least of our concerns.
Most homes have uncontrolled air movement that wastes energy and increases the risk of long-term damage to building components. This can be alleviated by identifying and sealing air leaks and adding insulation. To offset this tightness, homes need mechanical ventilation to ensure that a supply of fresh air is circulated.  

More myths next week but now let’s take a look at some homes for sale some of which have green features and some, not so much, yet.

25440 VIA CICINDELA , Carmel Valley MLS #: 81109561 $1,895,000 Beds: 4 Baths: 3 (2/1)
Views! Views! Dramatic Carmel Valley and Santa Lucia mountain views from this beautifully remodeled Tierra Grande masterpiece. Remodeled from the ground up - Viking,  granite, marble, 4 fireplaces, custom finishes and extensive stonework. Large sunny south-facing patio and deck.  SqFt: 4,594 Lot Size: 43,560 Sqft  Open house Sat 1-3

26225 ATHERTON PLACE, Carmel MLS #: 81029734 $998,000 Beds: 4 Baths: 4 (4/0)
 Big Price reduction. 1970's ranch style home needs updating.  Large lot with lots of water and water credits. Good rental history with 3 units. Distant ocean view.  Great place for the right person.  SqFt: 3,013 Lot Size: .92 Acres

661 MADISON STREET, Monterey MLS #: 81107062 $719,000 Beds: 3 Baths: 3 (2/1)
Spacious original home built by contractor owner.  Big rooms, hardwood floors under carpet, fireplace. Upper level has 2 beds, 1 1/2 baths, sun room, formal dining. Downstairs is legal 1/1 plus 2 finished storage rooms. New paint in and out.  HUGE workshop with 2 car garage. Easy walk to town. Mountain, airport views.  SqFt: 2,000 Lot Size: 5,200 Sqft

810 SPRUCE AVENUE, Pacific Grove MLS #: 81046315 $525,000 Sale Price: Beds: 3 Baths: 2 (2/0)
Looks like a model home. Close to town on a corner lot w/fenced yard. , remodeled from the ground up.  A perfect starter or retirement home.  If you are looking for charm and trouble free, check this beauty out.  SqFt: 945 Lot Size: 2,700 Sqft

© Patty Ross, KRXA Radio Show, March 11, 2011

Banks push home buyers to put down more cash

Many economists and housing analysts blame lax lending standards – including no-down payment, no-document loans – for contributing to the challenges in the current real estate cycle.  As a result, most lending institutions have increased minimum down payment requirements.

Now, a new proposal by the Obama administration calls for gradually raising down payments to a minimum of 10 percent on conventional loans – those that can be bought or guaranteed by Fannie Mae and Freddie Mac.

• Banks have found that larger down payments discourage delinquencies by increasing the buyers’ exposure to loss and reducing the impact of declining prices.  According to a study by the Federal Reserve Bank of St. Louis, buyers who made smaller down payments were more likely to default during unfavorable economic circumstances, such as a housing market slowdown or job loss.
• A recent analysis showed the median down payment in nine major U.S. cities rose to 22 percent last year on properties purchased with conventional mortgages.  That percentage doubled in three years and represents the highest median down payment since the data were first tracked in 1997.
• Higher borrowing costs and larger down payments could cause housing prices to decline further.  For now, borrowers who can’t afford such amounts are turning to alternative programs, such as loans for veterans or those backed by the Federal Housing Administration.  Some industry experts say this has created a nonconventional mortgage market for riskier borrowers and those who don’t qualify for conventional loans.

I just heard this week about a company looking to take advantage of this situation. It’s called Lenderline who claim to be offering “no income documentation loans”.  I say be wary, but if you want more info you can call me at 831-236-4513.

0 LOPEZ AVENUE, Carmel MLS #: 81107296 $1,685,000 Beds: 4 Baths: 3 (3/0) 
LEASE OPTION POSSIBLE.  Lovely ocean views from the living room of this home on popular Lopez St. Large floor to ceiling windows let the sunlight in all day.  It is just a short walk to the beach or downtown Carmel. This home has plenty of room for the family to visit and is perfect for enjoying the Carmel lifestyle and entertaining friends!  SqFt: 2,000 Lot Size: 4,000 Sqft  I’ll be there this Sat and Sun 12:00-2:00

1089 HARRISON STREET, Monterey MLS #: 81106904 $749,000 Beds: 3 Baths: 3 (2/1) 
Gorgeous, turnkey home in Old Monterey.  Set on a hill to provide privacy from neighbors sits this completely remodeled home w/ Bamboo flooring & gourmet kitchen w/limestone counters & stainless appliances. The master suite is huge w/ tree top views & tons of windows for light. The tiered back yard has great patio, lush gardens & secluded hot tub. Not a thing needs to be done, truly move-in ready!  SqFt: 2,026 Lot Size: 5,100 Sqft

4513 SEA CLIFF COURT, Seaside Highlands MLS #: 81106561 $649,000 Beds: 4 Baths: 3 (2/1) 
Not a REO or Short Sale - ready to sell NOW!  Beautifully upgraded home in Sunny Seaside Highlands. Kitchen has upgraded cabinets, tile floors, granite countertops & stainless steel appliances.  Newly painted interior. Level and fully fenced backyard backs up to lovely greenbelt.  SqFt: 2,593 Lot Size: 4,789 Sqft

120 NORTH 1ST, Spreckels MLS #: 81106206 $525,000 Beds: 3 Baths: 3 (3/0) 
Gorgeous Craftsman-3 years old- many thousands in upgrades !  Built-in study. The kitchen, with its large island, granite counters and stainless appliances, is really beautiful! The baths are elegant. There are hardwood floors, built-in cabinetry, French doors, upgraded floor coverings! Everything is done and ready for you!  SqFt: 2,170 Lot Size: 6,000 Sqft

© Patty Ross,  KRXA Radio Show #195  February 25, 2011