Home energy audits now mandatory

Home energy audits now mandatory

By Mark Collins and Tiffany Young Friday, 10 July 2009

AUSTIN — Homeowners looking to sell their home now face an additional step and cost due to energy audits required by the City of Austin, but it could save homebuyers on utility costs in the long run.

The Energy Conservation Audit and Disclosure Ordinance was approved by Austin City Council in November 2008 and was enacted June 1. Austin is the first city in the U.S. to require an energy audit during the selling process.

Of the first 400 audits performed, nearly 90 percent of homes needed both additional attic insulation and duct repair to be considered “acceptable” by the city’s standards.

“I’m not surprised,” said Susan Marler of Energy Action, a business that performs energy audits on homes. “Given past and current building standards, we pretty much saw this coming.”

Homeowners are not required to make suggested improvements, but it could become an important bargaining chip in the buying process. One Austin home was found to be leaking 81 percent of its air conditioning and heating into the attic. Making suggested improvements on the home could cut energy bills in half.

“Austin Energy is using the ordinance as an educational tool to remind customers of the benefits of making home energy improvements,” Austin Energy spokeswoman Leslie Schneiwess said, citing rebate programs offered for energy-efficiency improvements.

Originally, the city planned to mandate that all Austin homes be upgraded to a certain level of energy efficiency, but the Austin Board of Realtors and many homeowners campaigned against the policy with the slogan, “Motivate, don’t mandate.” The resulting ECAD ordinance was made to motivate homeowners and homebuyers to make improvements without mandating energy-efficiency improvements.

“The benefit to Austin as a community will be we won’t have to build two new power plants and our taxes won’t be raised to build those power plants, our environment will be that much cleaner and people’s homes will be that much more comfortable,” Marler said.

Cost and time

Austin Energy believes audits will cost between $250 and $300 based on a 1,800 sq. ft. home, but will leave it up to auditors to determine the price based on the market. Energy Action estimates about two hours for completion of an audit and a starting cost of $250.

Noncompliance with the ECAD ordinance will result in a Class C misdemeanor, which will be forwarded to the City of Austin legal department for review and action. In Texas, Class C misdemeanors can be fined up to $500.

Exempt and variances

Some exemptions will be given to newer homes and facilities that have participated in Austin Energy programs, keeping a seller from having to do unnecessary audits. Sellers unsure if their home has had energy updates in the past 10 years can contact Austin Energy, which keeps records of energy audits and energy-efficiency improvements made by registered Austin Energy contractors. Also, homes which will be demolished or dramatically renovated can file a variance to avoid an audit.

Disclosure of audits

Included in the energy audits will be home specifications, such as the type of cooling and heating systems in place, as well as information on windows and shading, attic insulation, air infiltration, heating and cooling air duct systems and appliances. Each section of the audit includes recommendations, when necessary, on ways to improve the efficiency of the property and show if rebates are available from Austin Energy on energy-efficiency upgrades.

With this information disclosed to buyers, it is expected that they will be able to compare similar houses’ long-term energy costs and even use it as a bargaining tool with sellers.

“Buyers don’t really know how to look at a house for conservation — they just don’t know where to start, and I think that a disclosure like this would give them an interesting starting point and there are many factors that make it appealing,” said Justin Marler, owner of Energy Action. “First is savings on utility bills. Some people buy a house and they are shocked at utility bills. This will address some of that, but it’s a comfort thing as well. When a house is energy efficient and when it’s not leaky, it’s more comfortable and it’s easier to maintain comfort.”

Rebates

The audit will also show a homebuyer if there are rebates available for energy upgrades on the newly purchased home. Home Performance with ENERGY STAR Rebates covers up to 20 percent of the cost of certain improvements — up to $1,575.

Rebates are available on improvements for air conditioners or heat pumps, duct repair and sealing, additional attic insulation, solar screens, window film, Low-E glass, caulking and weather stripping, and attic radiant barrier/reflective material.

“There has never been a time in this community or in the country where you could get more money to help you make the energy-efficiency improvements [to your home],” said Ed Clark, spokesman for Austin Energy. “For instance, the two improvements that end up being needed the most are additional attic insulation and duct repair, and you get an Austin Energy rebate and a Texas Gas Service rebate on both of those improvements.”

Certified auditors

In order to give energy audits, an auditor must be certified through Residential Energy Services Network or Building Performance Institute and be registered with Austin Energy. While there are a few businesses that will be doing audits, most will be individuals. The city already has about 80 certified auditors and does not believe that the ordinance will affect the housing market.

“If you’re thinking about selling your home, do [the audit] now,” Clark said. “It doesn’t matter if you’re selling your home in a year; if you have an energy-efficiency improvement need and you make it, you’re just going to save money.”

Energy Conservation Audit and Disclosure Auditors

• 360 Home Inspections, Bill Deatrick, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 636-6962
• AAA Austin Audits, Vincent Farelli, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 797-9811
• Accountable Energy, Scott Young, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 785-4533
• Apple Energy Group, LLC, Randy Barfield, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 638-7999
• Approved Energy Audits, Amir Faghig, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 255-0701
• ATS Engineers, Inspectors, & Surveyors, Dondi Atwell, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 748-4986
• Austin Green & Conservation, Jeffrey Geissen, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 832-1700
• Austin Green Energy Audits, LLC, Moore McDonough, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 785-1505
• Austin Quality Green, Lynn Howden, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 944-7020
• Avial, LLC, Randell Jennings, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 481-9393
• City Conservation/Jay's AC/Totally Cool/Eastland, Stewart Ford, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 467-2689
• ECO Inspections, Roland Huettel, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 784-3429
• Ecorate, LLC, Erik Bell, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 964-3008
• Effective Energetics, LLC, Rick von Schiner, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 986-8305
• Energo Consultants, LLC, Charles Hughes, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 586-7120
• Energy Action, LLC, Justin Marler, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 828-1980
• Energy Action, LLC, Scott Phillips, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 934-8789
• Energy Audit Masters, James Davis, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 589-3038
• Energy Performance Analysts, George Cornwell, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 263-9866
• Fox Service Co., Gary Cremeans, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 448-9239
• Green City Energy Audits, Andrew Pell, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 363-5181
• Green City Energy Audits, Brady Zaitoon, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 363-5181
• Green Footprint Solutions, Thomas Pardue, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (888) 789-0906
• Green Zone Home, Matt Stevens, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 467-0005
• Green Zone Home, Ben Chessey, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 467-0005
• Green Zone Home, Greg Schroeder, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 467-0005
• Ledger Home Makers, Inc., Michael Leger, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 826-8302
• Quality Home Inspections, Joey Biddle, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 894-0404
• Strand Brothers, Chris Strand, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 834-8628
• Strand Brothers, David Renault This e-mail address is being protected from spambots. You need JavaScript enabled to view it (512) 834-8628
• Veritas Building Consultants, LLC, Jason Embry, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 918-1818
• Veritas Building Consultants, LLC, Scott Cunningham, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 918-1818
• Veritas Building Consultants, LLC, Donnie Cunningham, This e-mail address is being protected from spambots. You need JavaScript enabled to view it , (512) 918-1818