Green-Ed for Realtors

  • Nathan Kipnis calls this condo building in Evanston, Illinois a "calendar that happens to be a home." Kipnis says he positioned windows and floor tiles to heat the home in the winter and keep it cool in the summer. (Photo by Shawn Allee)

The recent housing crisis has taught us
home values don’t always rise. So, people just
want to make sure they get what they pay for in
a house. That’s especially true with green homes
that are supposed to provide extra value – like
healthier air and lower energy bills. But does
your real-estate agent know enough about green
homes to make sure that’s the case? Shawn Allee reports says many do not, but the
industry’s working on it:

Transcript

The recent housing crisis has taught us
home values don’t always rise. So, people just
want to make sure they get what they pay for in
a house. That’s especially true with green homes
that are supposed to provide extra value – like
healthier air and lower energy bills. But does
your real-estate agent know enough about green
homes to make sure that’s the case? Shawn Allee reports says many do not, but the
industry’s working on it:

When Nathan Kipnis showed me a green home he designed – I spotted some green
features all by myself.

For example, it was hard to miss the solar water heater.

But it turns out, I missed stuff.

The architect had to show me the living room tile.

“What you’re seeing here is the dark grey slate. This is set to take sun in the
winter, fall and spring that comes in here. As the sun gets lower in the sky,
more sun comes in here and it heats up the floor with that.”

“What’s striking about this is that you have these little placards that read,
‘floor absorbs sun, creating thermal surfaces’. These are green crib notes so
to speak?”

“Yes. We definitely needed these because there was the chance that of
course realtors would come through here unaccompanied.”

Kipnis sweated over this solar tile, but at first, real-estate agents were like me – they
missed it, or they didn’t get how it worked.

Kipnis says, it’s likely some potential buyers went home clueless.

Still, he doesn’t blame the agents.

“They’re just kind of used to here’s the crown molding and here’s the
fireplace trim and here’s the pantry. That’s what we call, their expert
knowledge base.”

Some realtors are expanding their knowledge base to include green homes.

There’s a certification program that gets agents up to speed on energy conservation,
water use, and other green home features.

It’s called EcoBroker.

John Beldock runs EcoBroker.

He says it trains agents to protect home buyers.

“Many people stay in their houses longer than five years. If you’re really
watching out to make sure a consumer is buying a house that she can afford
to buy but afford to operate, you’ve really provided a valuable service to
society.”

Four thousand people have EcoBroker certification.

That sounds like a lot, but there’re more than two million real-estate license-holders
in the US.

So, most home buyers will encounter agents who are not trained, or ones who
mostly trained themselves – like Celeste Karan in Chicago.

“I’ve been fortunate enough to the table with some high-level people in the
industry who’ve been kind enough to explain things to me over coffee.
They’ve become part of my network and through that I’ve learned more
than anything else.”

Karan says formal certification is great, but when it comes down to it, buyers should
press agents about a home’s green claims.

And when possible – ask for numbers.

“There are certain properties where I know it’s been computer modeled and
the claims are likely to be true because they’re based in performance
testing rather than somebody just coming up with a number that sounds
good.”

Karan says there’s a lot at stake in getting green housing claims right.

The trend’s young, and it’s vulnerable to realtors who over-sell green features.

“Building better quality buildings has to be the norm. In order or that to
happen, the claims about them have to be honest, and people have to
continue to buy them. If buyers want it and builders build it, the market will
expand and move forward.”

Karan says it’s not like realtors are trying to screw people over.

There’s room for trust.

It’s just that for now, it’s best to back up that trust with a bit of skepticism.

For The Environment Report, I’m Shawn Allee.

Related Links

Drawing Up an Energy Efficient Mortgage

  • A mortgage program through Fannie Mae can help people buy older homes and make them more energy efficient with one loan. (Photo by Lester Graham)

Winter is here, and homeowners are preparing for another
round of expensive home heating bills. The U.S. Energy Department
says depending on the fuel you use, home heating costs will rise between
nine percent and 30 percent this winter over last. The high cost of energy
has prompted at least one family to go deeper into debt to save on energy
costs in the future. The Great Lakes Radio Consortium’s Erin Toner has
more:

Transcript

As homeowners face another winter of rising heating bills, one loan officer in the
region
is promoting energy efficiency when people shop for a mortgage. The Great Lakes Radio
Consortium’s Erin Toner reports:


The government and government-chartered companies such as Fannie Mae offer Energy
Efficient Mortgages. But relatively few homeowners take advantage of them. Under the
program, new or existing homes are inspected and rated for energy efficiency. The
homeowners decide which energy-efficient improvements to do, and then roll the cost of
them into their mortgage.


Joel Wiese is a loan officer. He recently closed one of the few non-governmental
energy
efficient mortgages in the Great Lakes region.


“When you start looking at the total housing expense, utilities on top of the rest
of what
you’re doing, you’re basically going to spend less money than you normally would.
Because you’re reducing your utilities. Even though you’re increasing your mortgage
slightly, you’re reducing your utilities significantly. It’s a win-win.”


Wiese says there haven’t been more energy efficient mortgages in the region because
few
realtors, loan officers and lenders know how to use the program.


For the Great Lakes Radio Consortium, I’m Erin Toner.

Related Links

DRAWING UP AN ENERGY EFFICIENT MORTGAGE (Short Version)

  • A mortgage program through Fannie Mae can help people buy older homes and make them more energy efficient with one loan. (Photo by Lester Graham)

As homeowners face another winter of rising heating bills,
one loan officer in the region is promoting energy efficiency when
people shop for a mortgage. The Great Lakes Radio Consortium’s
Erin Toner reports:

Transcript

As homeowners face another winter of rising heating bills, one loan officer in the
region
is promoting energy efficiency when people shop for a mortgage. The Great Lakes Radio
Consortium’s Erin Toner reports:


The government and government-chartered companies such as Fannie Mae offer Energy
Efficient Mortgages. But relatively few homeowners take advantage of them. Under the
program, new or existing homes are inspected and rated for energy efficiency. The
homeowners decide which energy-efficient improvements to do, and then roll the cost of
them into their mortgage.


Joel Wiese is a loan officer. He recently closed one of the few non-governmental
energy
efficient mortgages in the Great Lakes region.


“When you start looking at the total housing expense, utilities on top of the rest
of what
you’re doing, you’re basically going to spend less money than you normally would.
Because you’re reducing your utilities. Even though you’re increasing your mortgage
slightly, you’re reducing your utilities significantly. It’s a win-win.”


Wiese says there haven’t been more energy efficient mortgages in the region because
few
realtors, loan officers and lenders know how to use the program.


For the Great Lakes Radio Consortium, I’m Erin Toner.

Related Links

STATE REVAMPS PLANNING LAWS (Shorter Version)

A survey reveals most states are working from development planning
statutes put together in the 1920’s. The Great Lakes Radio Consortium’s
Lester Graham reports… one group is urging states to update their laws
to help prevent urban sprawl:

Transcript

A survey reveals most states are working from development planning statutes
put together in the 1920’s. One group is urging states to update their laws to help

prevent urban sprawl. The Great Lakes Radio Consortium’s Lester Graham reports:


The American Planning Association says when Herbert Hoover was Secretary of
Commerce, the Department adopted some model planning acts. Today, many state
planning laws are still based on them. Stuart Meck is a senior researcher
with the American planning association. He says local governments control
much of zoning and planning. But the state is often the most powerful
influence on development.


“Every time a state department of transportation programs a highway
widening, or puts in a new interchange, or authorizes some type of loan to
local government to build or expand a treatment plant, that has some sort of
an impact on development.”


Meck says some states are tinkering around the edges of their planning laws.
But he argues if states are going to control urban sprawl, they need to
completely overhaul their planning statutes.


For the Great Lakes Radio Consortium, this is Lester Graham.

State Revamps Planning Laws


In the Great Lakes region states have been slow to put together
legislation to address urban sprawl. Only one state in the region,
Wisconsin, has passed comprehensive reforms of its planning statutes.
The Great Lakes Radio Consortium’s Lester Graham reports… now
developers, environmentalists, and political leaders in that state are
all reading from the same blue-print:

Transcript

In the Great Lakes region states have been slow to put together legislation
to address urban sprawl. Only one state in the region, Wisconsin, has passed
comprehensive reforms of its planning statutes. Now developers, environmentalists,

and
political leaders in that state are all reading from the same blueprint. The Great

Lakes Radio Consortium’s Lester Graham reports:


At the American Planning Association’s office in Chicago, Stuart Meck says
there’s been a huge surge in interest in trying to curb out-of-control
growth.


“It was almost as if somebody had turned on a switch in communities
across the United States and in state legislatures and there was just this
whole different environment starting about three years ago and it was no
longer business as usual.”


Meck is a senior researcher with the American Planning Association. He’s
been working to compile updated models for planning and zoning legislation.
He says the group found most state planning statutes are based on model acts
adopted by the U.S. Commerce Department in the 1920’s.


After World War II, development in the suburbs boomed, but planning laws
didn’t keep pace. Meck says most communities reacted to growth by turning to
the state, and the state reacted by building roads. Meck says few places
actually followed any kind of plan.


“And we’ve tried all these fixes like, you know, expanding our
interstate system, and widening highways and stuff like that and it doesn’t
seem to be working. The cumulative effect of all of those things is they use
up a lot of farmland; they create suburban areas in which there’s no
activity after dark, and we think what’s going on right now is sort of a
revisiting of some of earlier types of development forums, and seeing
whether there’s some value to that.”


Stuart Meck says the American Planning Association is finding cities want to turn away from endless

tracts of suburban homes on meandering streets and instead look at building neighborhoods of homes,

stores, and schools.


But an urban area’s growth is affected by development outside a single community. Meck says that’s

why state governments need to establish a framework for planning, uniform laws that help individual

communities and larger areas manage growth.


In the Great Lakes region, only one state has passed legislation that over-hauls its planning

statutes: Wisconsin.


Tom Larson is the director of land use and environmental affairs with the Wisconsin Realtors

Association. He says in the past, Wisconsin’s debate was about whether growth should be stopped.

That argument pitted pro-growth developers against anti-growth environmentalists, and towns were

not thinking of anything beyond their own borders.


‘Communities were often planning very myopically, looking at only one particular issue without

looking at potential impacts on various… on other areas of their community.”


Larson says Wisconsin’s new comprehensive planning statues acknowledge there will be growth, and

tackles the question of how to grow better.


The new statutes require more public involvement. Public hearings must be held so that residents

and neighboring communities know what the state or local government is planning. Tom Larson says

communities now have to think about how development affects not just the prosperity of a community,

but how it affects things such as parks, transportation patterns, and schools. The statutes also

close loopholes that allowed communities to ignore their own plans whenever it suited them.


Brian Ohm is an assistant professor at the University of Wisconsin – Madison. He’s credited with

bringing together environmentalists, realtors, homebuilders, and government planners to draft the

legislation. Ohm says Wisconsin’s planning law reforms are broad. They’re not just about preserving

land.


“It goes way beyond just saving an acre of farmland here or there. There’s a lot of issue that are

involved and hopefully through good local comprehensive planning as a base, we can begin to address

the broader and more complex issues of sprawl.”


Ohm says reforming Wisconsin’s planning statutes won’t necessarily stop sprawl. But the

comprehensive planning process adopted by the state will make communities aware of what they’re

doing.


‘You know, communities, through their plans, will still be able to be as pro or anti sprawl as they

want. The state’s not going to dictate the outcome of that, but again it’s going to have to be—

those decisions as made
my local governments are going to be made on a more informed set of factors
through the comprehensive planning process.”


Ohm says the new planning statutes will mean local communities, counties,
and the state will all be aware of each other’s plans and how their plans
affect overall growth in an area.

Tom Larson at the Wisconsin Realtors Association says following the
comprehensive planning process will mean some changes and some
inconveniences for realtors and developers. But he says it will also mean
everyone will understand what a community’s goals are and how every sector
fits into the plan.


“What our end goal was, was to be able to plan through consensus, to
bring all the interest groups together at the local level as well as at the
state level and say, ‘How do we want our communities to grow; how do we open
up communication, make everybody part of this process, and how do we build
through consensus?’ I think that’s what… hopefully that’s what our message
is and hopefully what the legislation will encourage communities to do.”


All the parties involved say changing Wisconsin’s planning statutes was not
easy. Not every issue was resolved. They also say Wisconsin never could have
managed its growth without over-hauling the law. The American Planning
Association says states that try to tinker around the edges of their 1920’s-style

planning laws will find little success.


For the Great Lakes Radio Consortium, this is Lester Graham.

Related Links