Energy Efficient

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July 16, 2013

How’s the Market?

By Richard Selzer

Energy Improvements – How to Save Money and Be More Comfortable

It’s a seller’s market, and if you’re thinking of selling, one way to be successful is to

make your home more energy efficient. Even if you’re not thinking of selling, it’s nice to

have your home remain comfortable without high utility bills.

In real estate lingo, the first “improvement” to a piece of property is adding a

structure (your home). Once that’s done, improvements that make your home more energy

efficient can reduce your costs and increase your comfort. From minor repairs to major

retrofits, when you’re looking to lower your utility bills it’s important to evaluate whether the

changes you make are worth the time and money.

Sometimes it’s easy to figure out. One of the cheapest and best ways to improve your

home’s energy efficiency is to keep cool air in during summer and warm air in during the

winter. So, if your home is poorly insulated, add insulation! Weather stripping doors and

installing dual pane windows can also prevent you from air conditioning (or heating) the


How do you know if your home is well insulated? If your home is more than 20

years old, consider hiring a licensed professional to check it out. If you’re not sure whom to

call, get in touch with your

REALTOR and they can recommend a reputable company. As for

weather stripping, in winter if you feel a draft or have cold spots in your home, you probably

need to caulk your windows and add weather stripping around your doors.

Improvements come in all shapes and sizes. On the interior, consider replacing old

appliances that guzzle gas or electricity. New appliances are now marked with Energy Star


(, so you know if you’re getting a good one. High efficiency

heating and cooling systems can also save you a bundle. Other indoor improvements include

installing fluorescent lighting, low flow toilets, and on-demand water heaters. As with

anything, there are pros and cons for each option.

Some people don’t like fluorescent lighting. Lighting can help set a mood, and

fluorescents may not be your thing. Low-flow toilets and on-demand water heaters are

pricey to install, but they pay for themselves over time. That is, unless you have a son like


After installing an on-demand water heater, I learned that my son used our old water

heater as a timer for his shower. When the hot water ran out, he ended the shower. With the

on-demand system, that kid can be in the shower all day. So, choose your energy upgrades


Whole-house fans, solar chimneys, and skylights are other excellent options. A

whole-house the fan uses powerful suction to pull air from inside your home, creating

cooling circulation and replacing hot, inside air with cooler outside air. A solar chimney (also

called a thermal chimney) uses passive solar energy to similarly pull hot air out of the house

and replace it will cooler outside air. Basically, you add a black vertical shaft with thermal

mass (something that absorbs and retains heat – a chimney) to the outside of your home.

During the hot part of the day, the sun heats the air inside the chimney. When the outside air

is cooler, you can open the chimney vent, release the hot air, and pull cool air into the house.

Skylights are wonderful for a couple reasons. In addition to using the sun rather than

electricity to light your home, if you happen to have a three-story house, the tube-like

skylights can double as mini-solar chimneys, sucking hot air out of the house at night. The

downside of skylights is that a tube that lets in light can also allow hot/cold air to escape. So,

be clear that the reduced electricity may be offset by the loss of insulation. As long as you are

not putting in skylights for solely economic reasons, they’re great.

Next time I’ll write about exterior energy improvements. If there’s something you’d

like me to write about or if you have questions about real estate or property management,

feel free to contact me at or visit our website at

If you’d like to read previous articles, visit my blog at

. Dick Selzer is a real estate broker who’s been in the business for more than 35




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