How much inefficient house can you afford?
First-time buyers often focus on costs, but it pays to save a little green, in more ways than one
By Kathy Flaxman - Globe and Mail
Kelly Pedersen is a financially astute and focused consumer. As an accountant with Karabus Consultants in Toronto, crunching numbers is his bread and butter. As a first time home buyer, he wants to make sure his investment will stand the test of time.
And if something in his new home will save him money on a long-term basis, he’s as green as the jolly green giant. “Very few places I have looked at are highlighting any green issues,” says Mr. Pedersen, adding that he has “looked at all types of homes in all sorts of areas, [from] the suburbs to the downtown core of Toronto.”
“I look carefully at the quality of the furnace, the windows and the insulation. My dad is an air conditioning and heating contractor in Calgary, so it comes naturally.”
Mr. Pedersen is right on the money with the areas he has highlighted. A highly efficient heating and cooling system may cost a bit extra, but it’s cash in the bank down the road. Windows need to be able to keep cold drafts out and be situated and sized to let in lots of sun, but not too much.
Kelly Pedersen, is a first time home buyer looking for a green house that fits in his price range. “Salespeople act as if environmental questions aren’t usual and one is supposed to assume everything is environmentally friendly,” says his girlfriend, Leslie McGeogh.
There is the question of new versus resale homes. New construction offers choices, in terms of finishes and colours. Energy efficient and green options may be available but often, they are upgrades that cost more. Older homes may be retrofitted to green standards, or they may offer a chance for a buyer to make improvements and know the work is done and done correctly.
Experts in housing state that traditionally, first time home buyers are not focused on environmental issues: they’re too busy trying to find a place they can afford to live. Alan Carson of Carson Dunlop, a home inspection firm, notes that the concept of a money pit, fuelled by horror stories from concerned relatives, keeps new buyers wide awake at night. Home inspections help to allay those fears and address some green issues. “A home inspection will include an assessment of the furnace and of the windows,” he says. “It will spell out what areas are insulated such as the attic or basement.”
In addition to the standard home inspection, an energy audit is a step first-time buyers can consider in evaluating their purchase. “A door-blower is a test that shows if and where air is escaping,” Mr. Carson points out.
Carolyn Moss, of Moss Sund Associates, an architectural design firm in Toronto, points out that computer modelling enables firms like hers to specifically identify the dollar payback associated with upgrades a home buyer might want to make on a purchase under consideration.
“People who are really interested in the environment would rather put in a solar panel than a marble bathroom,” she says. “Our firm tends to look at the whole property from composting and recycling, to lawns and windows and thermal efficiency. There are heating systems, ground recovery systems, that can dramatically cut heating and cooling costs, for example. Some things may be initially expensive but eventually save money and help the planet.”
Leslie McGeogh, Mr. Pedersen’s girlfriend, is an environmental activist on the home front. “I’m always asking Leslie why we are hand-washing cutlery when we have a dishwasher, but she doesn’t like to run it more than once a week,” he laughs. “We ask about low flow toilets and lighting when we look,” she says. “Salespeople act as if environmental questions aren’t usual and one is supposed to assume everything is environmentally friendly.”
Laura Felstiner, a self-employed marketing consultant who specializes in environmental issues, points out that home buyers should be concerned with air quality, energy efficiency and consider independent testing, postconstruction, in the case of a new home. “Attention to those things will mean that the typical buyer will save money, conserve energy, breathe healthier air, and be better protected against our weather,” she says.
Energy Star appliances can help too. Plus, an energy certified home may qualify for better financing and mortgage insurance options.
Energy certified? A few years ago, under R2000 — a federal government energy certification program — some homes were built to high standards of energy efficiency and green features, and certified by government specialists. “Environmental issues are starting to catch on with buyers,” Bob Finnigan, president of the Greater Toronto Homebuilders’ Association, notes. “Materials and the cost of trades to build these features are coming down in price.”
“I hadn’t thought of green, environmental issues as my first concern,” Mr. Pedersen says. “But I would definitely like to adhere to the concept in order to save money. I would hire someone to come in and show me the best way to do this.” “People are motivated to save money,” Ms. Moss notes. “It’s also important to take care of the green, environmentally friendly issues because we love the planet.”
———————————————————————————
Contact the Jeffrey Team for more information
