May
23
Leased Solar Panels Create Real Estate Debate
Posted by greenqueen under Uncategorized
by Melisa Camp, LEED AP-Homes * greenhabRemodel.com
Solar is sexy and greenhab’s office is powered by the sun!
As our summer weather is heating up, and solar is soaring in the stock market, so is the debate on leased solar panels in the real estate industry. Over the last few years leased solar panels have greatly increased in popularity. One of the hot topics I’ve encountered lately is how we can start including solar panels on title searches to protect parties in a real estate transaction.
The problem is that leased panels can only be conveyed to people with credit scores over 700 and if the solar company removes the panels, the utility company wants the rebate money back. With solar leases on the rise this is likely an issue home buyers and Realtors should be looking out for and aware of today. Title companies also should be taking note so they aren’t potentially on the hook for not finding the leased panels on a lien tied to a home they sent through escrow with a ‘clean title’. Tiffanie Marrero at Clear Title explains, “Solar panels will never show up on title unless there is a recorded agreement like they do with the water softeners.”
The good news is that there are other options instead of writing a check back to the utility company. According to Christopher Maddox of Solar City, “Most of the transfers we do are to someone qualifying – that said if they do not have a credit score over 700 then the other option is to pay off the remaining balance as part of the sale price of the home.” Marlo Newman with WJ Bradley adds another option, “The buyer can purchase the lease outright and add it to their first mortgage with credit scores as low as 620. The added value is when financing solar using your mortgage at 4% as compared to leasing at 16%. The systems actually cash flow positive day one.”
If you have leased panels and are thinking of selling your home, your best bet is to disclose the panels in the MLS as well as on the Appraisal Institute’s Green and Energy Efficient Addendum. The appraiser you use needs to have training and experience in valuation of PV solar. Demand you get a competent appraiser. Your panels will add value to the home and solar is so sexy for potential buyers.
Mar
15
We are one month into the the Austin Powers greenhab and it will be listed around $569,000 by me, HomeSmart Elite Group in mid-April. The contemporary home is 3,750 sq. ft, 4 bedroom, 3 bathroom home with huge pebble tech pool and edible raised-bed garden. Large lot on 1/3 of an acre with new garage is pending NAHB green remodel certification. This home was rebuilt with energy and water conservation in mind and will also lend to living a healthier lifestyle.
We are protecting the health of future occupants with No VOC paint and stains, Timberlake cabinetry made from 95% FSC certified woods with no formaldehyde off-gassing. All new stained-concrete floors with no harmful chemicals and made mostly from plants will keep the air clean inside. The pre-HERS score was 151 and we expect post-HERS to be reduced by 20% or more, making this home comfortable in both the summer and winter months. Two new HVAC units installed, ducts were sealed, and home was insulated to an R-38 level to reduce operating costs. ENERGY STAR appliances, ENERGY STAR fans, and modern LED lighting give this home lots of style. Sustainable features marry mid-century modern architecture in the Royal Palm neighborhood: Open house to be Thurs., April 11, 2013 5-7pm sponsored by Clear Title and Amerifirst.
The Oxford greenhab was purchased from Fannie Mae with a Fannie Mae HomePath Renovation loan. This was the most difficult loan I have ever done and will only recommend the FHA 203K from here on out. This home is 1,800 sq. ft., 3 bedroom, 2 bath home is nearby mass transit, many basic services and a lake; It has a walk score of 83. The pre-HERs score is 165 and the post HERS is anticipated to be around 74, so energy use will be cut by over 50% and we will be seeking Emerald certification, the highest honors. The Oxford greenhab will also reduce water use by xeriscaping the front yard and installing artificial turf grass in the backyard. We plan to reuse the kitchen cabinetry and re-stain it to match the new bathroom vanities. All new bamboo hardwood flooring, ENERGY STAR appliances, lighting, and a newly resealed library. We will protect the health of the owner-occupant with no VOC paint, stain, and adhesives. We anticipate she will have over 20% equity post-renovation.
green building team charette
Both homes were deconstructed before demolition took place and we donated anything that could be reused instead of trashing it.
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Nov
21
What Not to Do With Your Remodel
Posted by greenqueen under Uncategorized
by Melisa Camp, LEED AP-Homes
One of the biggest mistakes homeowners make when remodeling is going with the least expensive subcontractor to save a few bucks. Within the last week I have been consulting with a homeowner who is looking to do a green remodel before listing her home for sale. She is doing research on options available and price shopping which is great. However, I think she is about to make one very big mistake: going with the cheapest subcontractors and piece-mealing her remodel together.
This is a bad idea and I’ve seen it too many times. Not only do projects typically come out looking like shoddy lipstick remodels, but they end up taking longer and run into preventable (sometimes costly) issues when communication is missing. Traditionally, subcontractors are only responsible for their part of the project and they do not talk to other subcontractors also working on the project. In green building, every project starts with a team ‘charette.’ This sets the project for success by making sure all team members are on the same page and working toward shared goals.
My advice for homeowners looking to do any sort of a remodel is to get multiple bids but don’t try to hire a la carte. Do hire someone you trust with a strong project team so you don’t end up with your pants down at the end. Do make sure the prices are competitive and remember you get what you pay for. If you have any questions about a remodel– green or not– contact me at mcamp@hsmove.com.
Oct
23
How the SAVE Act Can Revolutionize the Way We Shop For and Value Homes
Posted by greenqueen under Ask a REALTOR, Energy Star, For Buyers, For Realty Professionals, For Sellers, General Information, Green Home, Green Office, Green School, Listings, Marketing Reports, Paradise Valley, Phoenix, Regional News
by Melisa Camp, LEED AP-Homes & Realtor, GREEN
Politics is really not my thing, but the SAVE act has grabbed my attention and it is worth talking about.
The SAVE Act is prepared to bring mortgage standards up to a whole new level. Instead of solely considering the principal, interest, taxes, insurance (PITI) for a loan applicant, there are proposals to add bigger picture costs to the equation. First energy costs (E) and eventually water and walk score.
Not only will this encourage utility savings and reduce carbon footprints on the environment, but it can also give consumers more buying power by stretching their debt to income ratio if they purchase an energy efficient home.
The true quantifiable value of green homes lies in monthly savings, according to appraiser Sandra Adomatis at the U.S. Green Building Council Arizona Chapter’s Value of Green event on October 10, 2012. If the SAVE Act is passed, homes will need a HERS score or a numeric value for the energy efficiency. The lower the score, the less energy the home requires to function.
Potential benefits of the SAVE Act include:
- Utility use reduction
- Monthly savings for consumers
- Creation of jobs (HERS raters, contractors)
- Higher appraised values for efficient homes
In The SAVE Act: Driving Job Creation and Energy Savings, IMT and ACEEE found that SAVE would generate 83,000 jobs and $1.1 billion in consumer energy bill savings in 2020.
Read more at: http://www.imt.org/resources/detail/save-act-fact-sheet.
Oct
8
by Melisa Camp, LEED AP-Homes
How much insulation do you have in your ceiling? What about the walls? Most people have no clue. The City of Phoenix Building code is going to require R-30 for the ceilings or higher, and R-13 for the walls or higher. The higher the R-value of your insulation, the better it is, and usually the more expensive. The R-value refers to the resistance level of the material. R-value codes vary depending on geographic region.
Investing in insulation is smart because, if properly installed, you will see energy and money savings month after month.
One of the biggest mistakes builders and homeowners make is insulating the attic with the insulation on top of the ceiling. The best place to install insulation is at the roof deck, which means the insulation is flush with the roof. When implemented this way there is no extra hot/cold air trapped between the ceiling of the home and the roof.
My personal recommendation for insulation is the blown-in type. It creates the tightest barrier against the outdoor elements. If you watch HGTV you may see it looking like foam from a fire extinguisher. Denim insulation is my second favorite since it is a great insulate, it is re-purposed material, and doesn’t off-gas harmful chemicals.
When choosing insulation it’s also important to consider the indoor air quality of the home. Be sure your insulation is not going off gas harmful toxins into your home. Some blown-in insulation can off-gas so remember to ask the right questions and read the small print when shopping.
Finally, when it is time to resell your home you can recoup some money on the investment. Save your documentation and be sure to complete the Residential Green and Energy Efficiency Addendum and put it into the hands of your appraiser. Appraisers do not have x-ray vision and they will value a green home higher than a traditional home based on the amount of money saved on utility bills.
If you have more questions please contact me at 480.703.3202 or mcamp@hsmove.com.
Sep
21
How To Go Green & Get the Most Bang for Your Buck
Posted by greenqueen under Uncategorized
Sep
21
Interview on FOX 10 News: Rental Homes
Posted by greenqueen under Uncategorized
Camp FOX 10 News Interview: Rental Market Profitable
In case you missed my interview with FOX 10 News last week here is a quick clip about how our rental market has been changing. According to the Rent Check Statistics published by ARMLS, the average monthly rent has increased $25/mo. from June to July, and stayed the same from July to August, then the average decreased $10 in Sept, and median remained unchanged. The increases were seen both in the median and average sales price within just a 4 month period. Currently the median lease price is at $1,150/mo. and the average is at $1,290/mo. (Sept. 2012)
Thank you to my client Shawn for partaking in the interview too!
Jul
16
What is a LEED AP?
Posted by greenqueen under Uncategorized
What is a LEED AP?
Surely you have seen people with AP alphabet soup following their name, but do you have any idea what it means? LEED stands for Leadership in Energy and Environmental Design and AP stands for Accredited Professional. LEED has 9 different International green building rating systems for different building types including: Homes (H), Schools, New Construction (NC), Interior Design (ID), Operations and Maintenance (O+M), and Neighborhood Development (ND).
The U.S. Green Building Council (USGBC) certifies the buildings and the Green Building Certification Institute (GBCI) accredits individuals with the LEED AP and Green Associate (GA) professional accreditations. I like to think of the GA accreditation as getting your associates degree in green building and AP’s as obtaining your Bachelor’s degree and choosing a major to go with it. LEED AP’s are experts in green building in their subject areas and are required to take 24 hours of continuing education or to retest every 2 years to maintain their credential.
To find a LEED AP in your geographic region you can search GBCI’s database.
Jul
13
Toxic Sunscreen: Buy Safer, Smarter
Posted by greenqueen under Ask a REALTOR, Energy Star, For Buyers, For Realty Professionals, For Sellers, General Information, Green Home, Green Office, Green School
by Melisa Camp, LEED AP-Homes
With summer weather in full effect across most of the country many of us are slathering on the sunscreen. You may be surprised to find out how unhealthy and potentially very hazardous some sunscreens are. Like many others, I’m amazed the FDA allows some of these products to be sold in stores.
Read the Labels
It is imperative to read through the whole list on the ingredient labels. Ingredients you want to have in your sunscreen are zinc (oxide) or titanium. Avoid ingredients like oxybenzone, vitamin A, and parabens. These ingredients are known to cause cancer, disrupt hormone balance, and cause low birth weight. Also, we don’t quite know the effects of inhaling the spray or powder sunscreens so skip those.
Check Out Your Sunscreen, Moistuizer, Lip Balm, and Make-up
The Environmental Working Group has put together a comprehensive guide to sunscreens. Their website also allows for searching of the sunscreen you are using and will give it a hazard rating between 1 and 10, with 10 being the worst. Sort through the sunscreen noise – click here for EWG’s 2012 Sunscreen Guide.
A quarter of this year’s products still contain vitamin A ingredients that accelerate the growth of skin tumors and lesions on sun-exposed skin, according to recent government studies. Also, 56 of the products reviewed had no active ingredients that protect against the sun’s damaging UVA rays. And the industry continues to load store shelves with sunscreens that claim misleading, sky-high SPF ratings that may protect against sunburn-causing UVB rays but leave skin vulnerable to UVA.
- Top-rated sunscreens
- Hall of Shame, which highlights many of the gimmicks used to market children’s sunscreens.
- How your sunscreen ranks (Hint: Leading brands like Hawaiian Tropic and Banana Boat didn’t make the cut.)
Take action and sign the petition telling the FDA to protect us from hazardous sunscreens and remove it from the store shelves. I hope this research helps your family enjoy the sun safely this summer.
Jul
13
Appraising the Intangible
Posted by greenqueen under All, Ask a REALTOR, Energy Star, For Buyers, For Realty Professionals, For Sellers, General Information, Green Home, Green Office, Green School, Listings, Marketing Reports, Paradise Valley, Phoenix, Regional News
by Melisa Camp, LEED AP-Homes
Do you know your neighbors names? Have you ever driven through a neighborhood and had people you don’t know smile and wave at you? How about attended a neighborhood get together or event? Do you neighbors keep watch of your house, or kids when they are out playing?
If you are able to answer yes to any of those questions, congratulations you probably already live in a great neighborhood. While many people would love to live in a friendly, safe, and caring neighborhood they aren’t easy to come by and you certainly can’t search for it on MLS or search engines.
Maybe your neighborhood isn’t like that and your neighbors have kept to themselves- well perhaps you can be the change. Start waving to passerby’s, when you see a neighbor outside walk over and chat, welcome newcomers, host that first party, let neighbors know they accidentally left the garage door open all night.Over time the sense of community will grow and you can start organizing larger events like Halloween parties or 4th of July parades like we have in the Royal Palms neighborhood.
My family has been lucky to have found 2 amazing neighborhoods with our homes in N. Central Phoenix. I strongly feel the quality of life my family and I experience is better because of them. Community is just one of those intangible, immeasurable benefits we can’t put a price tag on but certainly has value.
Be a good neighbor this weekend!
Red, white, and blue all around, every 4th of July the Royal Palms neighborhood gets together to have a parade around the park. It is so rewarding to feel a part of a community, I hope everyone can experience it.
Melisa Camp, "The Green Queen" Blog: Bring The Green |
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