The Georgia Institute has now become the in-person training facility for EcoBroker classes in Atlanta! The inaugural classes will be held March 2-4. To register go to learningrealestate.com.
About EcoBroker (courtesy of EcoBroker) - Founded in 2002, EcoBroker is the first and largest green real estate training and communications program in the world. With members in all 50 United States, Canada, Mexico, the Caribbean, Central America, and New Zealand, EcoBroker and its members serve real estate consumers, communities, and the environment with an unparalleled level of care, commitment, and follow-up. With the benefit of oversight from the Association of Energy and Environmental Real Estate Professionals (www.aeerep.org), EcoBroker's green designation training and communications provide professionals with the resources to be constructive green ambassadors in an ever-changing business and consumer world.
EcoBroker offers education and tools to real estate professionals that in turn help consumers take advantage of energy efficiency and environmentally sensitive design in real estate properties. Through EcoBroker’s unique energy and environmental curriculum, real estate professionals acquire the knowledge and resources to become Certified EcoBrokers. These real estate professionals assist clients in their pursuit of properties that provide affordability, comfort and a healthier environment (reducing carbon footprints).
In order to earn the EcoBroker Designation, licensed real estate agents must fulfill a straight-forward set of requirements. The most important requirement of EcoBroker Certification is that you complete our energy, environmental, and marketing training program.
With temperatures dipping below freezing, many homeowners are getting a different kind of energy audit. The real-time, this is not a drill wake-up call known as the gas bill. There is no longer a question if the windows are leaky or if there is enough insulation in the walls. To add insult to injury, the Georgia Public Service Commission announced last month that gas rates will be 30% higher in coming months due to unexpectedly low temperatures.
Ask yourself these two simple questions –
1) Is there a room in my home that I have been avoiding because it’s colder than the rest of the house?
2) Did my December – January gas bill totally jack up my budget?
If you answered yes to either of these questions, your home is not “green.” Luckily, there is help.
The Solution is an energy audit and needed energy saving (and comfort) upgrades - Home Performance with EnergyStar® is available through Georgia Power –find out exactly what you can do to improve your homes performance and learn about rebates and tax incentives. Energy saving improvements will keep your family more comfortable, save money, and will be a great selling point when the time comes to put your home on the market (document all improvements!).
In the short term, Frost King Window wrap & outlet insulators take minutes to install, are cheap (under $20 for a typical condo), and are available at any home improvement store.
To make sure you are not paying too much for your home gas service, check out the Georgia Service Commissions apples-to-apples comparison.
By the way, this is a great time to buy a new home! Tax rebates are available from $8000 if you purchase by April 30, 2010. That’s a lot of insulation and a great way to go green!
UPDATED 3/1/2010
The federal tax credit for first time homebuyers has been extended until April 30, 2010 and a new repeat homebuyer credit of $6500 has been added to the pot. What many home buyers don't realize is that you must be under contract by April 30, 2010 to receive the tax credit. Most buyers are using FHA loans to purchase homes. An FHA loan can take anywhere from 30 to 60 days to close. What does this all mean to you? It means that you must search for your new home, find it, negotiate the price and terms, and be under contract by the end of April.
So I see it two ways, either ACT NOW and get a $6500 - $8000 check from Uncle Sam to spend on energy upgrades, furniture, a new bathroom, a vacation...or pay more taxes AND more for your new home in May or June.
By the way, the same goes for selling your home - act while the incentives for your buyer are HOT!
This year the ENERGYSTAR and WaterSense tax free holiday is October 1 through October 4. You can purchase any ENERGYSTAR(R) or WaterSensesm appliance or product under $1500 and not pay local or state taxes. In addition most major retailers (Lowes, Home Depot, Sears) will be running sales.
So, if you are looking to update appliances, insulation, or just stock up on light bulbs OCTOBER 1-4 is the time. Just look for the ENERGYSTAR and WaterSense labels. You will save money, energy, water, and be increasing the value of your home!
Just remember to save all documentation of any energy efficient upgrades or changes you make to your home so when it comes time to sell, potential buyers can see what you have done to improve the home.
Governor Signs Housing Tax Credit Bill
On Monday, May 11, Governor Sonny Perdue signed legislation into law that creates a new state income tax credit for home purchases in Georgia. The tax credit will apply to purchases of eligible properties between June 1 and November 30, 2009, and is expected to spur activity in the housing market. Passage of this bill was the top legislative priority for the Georgia Association of REALTORS® in 2009.
House Bill 261 provides an income tax credit for the purchase of a single-family residence during the six months between June 1 and November 30, 2009. The credit amount is the lesser of $1,800 or 1.2 percent of the purchase price. The tax credit is applied over three years, with one-third of the credit available each year. If a the amount of the credit exceeds the taxpayer's tax liability, the unused credit may carry forward to the next tax year.
The credit created by HB 261 may be claimed one time per taxpayer. The final version of the bill contains the GAR amendment to clarify condominiums and residences occupied at the time of sale are eligible for the credit. In addition, eligible single family residences include:
- New single-family residences;
- Previously occupied residences that were for sale prior to May 11, 2009. and are still for sale after May 11, 2009;
- Owner-occupied residences in which the owner’s acquisition debt is in default on or before March 1, 2009; and
- Residences where a foreclosure has taken place and are owned by the mortgagor or the mortgagor’s agent.
This tax credit is in addition to the federal first-time home buyer tax credit, which is available to only those buyers who have not owned a home during the last three years.
"I'm proud of Governor Perdue for signing this legislation, and I'm proud to have brought it before the state legislature," said bill sponsor Rep. Ron Stephens (R-Savannah). "This bill will put people back to work, reduce the inventory of unsold homes, and kick-start Georgia's economy."
Monday, May 11, 2009
In case you haven't heard, last Tuesday the Obama Administration announced details of new efforts to help bring relief to responsible homeowners under the Making Home Affordable Program.
The new Homeowner Affordability and Stability Plan (HASP) will help 4-5 Million customers to refinance and reduce their rates.
* Easy Rate Reduction
* Little to NO paperwork
* No out of pocket costs
* Ability to skip a payment at time of refinance
* NO appraisal required
*Mortgage Insurance is NOT required if you do not currently have it
*No Minimum FICO
*Stated Income & Stated Asset
*Investment Property & Second Homes are Eligible
*NO Delinquency in the last 12 months is REQUIRED
You must work with your current lender.
You might not be in this situation, but you probably know somone who is, please pass this information on to anyone that needs it.
We are all in this together!
Do you anxiously await your monthly fix of Dwell magazine like I do? Can you just envision yourself in a modern home with clean lines, great light, and cutting edge “green” building technology? That dream home is in Amsterdam or Prague, right? Wrong.
Friend and fellow LEED AP, Jeff Demetriou, has built an amazing single family home and two townhomes in Reynoldstown. Yes, you read right – Reynoldstown, a small progressive community right here in Atlanta.
These homes have all the sleek finishes and features one would expect in a modern home. In the words of one interested client “…very progressive and cutting edge, looks like the new homes I saw on my trip to Belgium.”
Jeff has just informed me that the price for these great dwellings have been reduced to $449K-$475K and because they are energy efficient (oh, did I forget to mention the electric bill was $4 in February thanks to solar panels!) they are perfect for an Energy Efficient Mortgage.
Please let me know soon if you are interested – they are priced to sell!
There has never been a better time to add solar to your home. One of the easiest, most cost effective ways to start going solar is by adding solar water heating to your home.
My parents recently invested in a VELUX solar water heating system. They couldn’t be happier. My dad has become an unofficial spokesperson and my mom has sent pictures to all of her friends! They both like the idea of being less dependant on fossil fuels and harnessing the suns (free) energy. They love the fact that they have cut the costs of water heating by an estimated 85%. According to my mom “this thing is so cool, the system does a great job of supplying a steady supply of hot water – we have yet to run out.”
I have partnered with The Hoots Group and can now assist my clients, friends, and colleagues to Go Solar! If you’d like more information about going solar or solar water heating, please contact me or visit the GO SOLAR page on www.SpiveySellsGreen.com. To visit my mom's on-line picture album of installation day, go to http://imageevent.com/jimandpattis/solarhotwater?n=0&z=2&c=4&x=0&m=24&w=0&p=24
The only incentive to buy built green - other than the fact that you will use 15-30% less energy, use less water, have better indoor air quality, reduce your impact, etc...is the energy efficient mortgage (EEM). A great website to find out all about it is www.myenergyloan.com. The founder of My Energy Loan is a friend of mine (full disclosure), his website is chock full of great green financing information.
The biggest incentives are available if you buy a conventionally built house and "greenovate." Not only can you get an EEM for 115% of loan to value (today - can't guarantee the future) to do energy efficient renovations but you can also receive state and federal tax credits (up to 35%) and rebates from local utilities. Here are some very useful links courtesy of www.DSIRE.org to find rebates and incentives in Georgia. When you are ready to buy green or greenovate, me and my network of the very best in lending, home improvement, solar, geothermal. insulation, etc.. are here to help!
Financial Incentives
Personal Tax Credit
· Clean Energy Tax Credit (Personal)
Production Incentive
· TVA - Green Power Switch Generation Partners Program
Sales Tax Exemption
· Biomass Sales and Use Tax Exemption
· Four-Day Sales Tax Exemption for Energy-Efficient Products
Utility Loan Program
· Amicalola EMC - Energy Resource Conservation (ERC) Loan
· Blue Ridge Mountain Electric Membership Corporation - Residential Heat Pump Rebate Program
· Carroll EMC - Residential Energy Efficiency Loans
· Coweta-Fayette EMC - Energy Advantage Loan Program
· Habersham EMC - Energy Efficient Loan Program
· Hart EMC - EC Home Improvement Loan Program
· North Georgia EMC - Residential Heat Pump Loan Program
· Satilla REMC - Home Improvement Loan Program
· Walton EMC - Prime PowerLoan Program
Utility Rebate Program
· Blue Ridge Mountain Electric Membership Corporation - Residential Energy Efficiency Rebate Program
· Central Georgia EMC - Residential Energy Efficiency Rebate Program
· Colquitt EMC - Residential Energy Efficiency Rebate Program
· Coweta-Fayette EMC - Geosystem Rebate Program
· Diverse Power - Energy Efficiency Rebate Programs
· Energy Power Board - Energy Efficiency Rebate Program
· Georgia Power - Energy Efficiency Home Improvement Rebates
· GreyStone Power - Photovoltaic Rebate Program
· GreyStone Power - Sun Rays Power Program
· Habersham EMC - Touchstone Energy Home Rebate Program
· Jackson EMC - Right Choice Sun Power Rebate Program
· North Georgia EMC - Energy Efficient New Homes Program
· Sawnee EMC - Residential Energy Efficiency Rebate Program
· Walton EMC - Residential Solar and Efficiency Rebate Programs
Rules, Regulations & Policies
Net Metering
· Georgia - Net Metering
At 8:30 p.m. on Saturday, March 28, people all over the world will cast a symbolic vote between the Earth and Global Warming. Will you be one of them?
Earth Hour was created by the WWF in 2007. In 2008, over 50 million people from all over the world showed their commitment to the earth by turning out their lights for one hour. Here in Atlanta, I attended an “Earth Hour” party. When 8:30 p.m. rolled around, the lights went out; the candles were lit; and someone played acoustic guitar while about a hundred guests enjoyed cocktails and snacks. We talked about how simple changes make huge differences. It’s not about sacrifice – it’s about making smarter choices.
This has been a tougher year for every person I know. There is a noticeable lack of social events – we have all had to cut back. This year, I am looking forward to Earth Hour more than I did last year, because everyone can do it where-ever they are and what ever their circumstance. It’s still not about sacrifice – it’s still about making smarter choices.
So from 8:30 p.m. to 9:30 p.m. Saturday, March 28th, join me in a “virtual” party. Light some candles; pour yourself a glass of whatever you’ve got, and vote EARTH! You will be in the company of millions all over the world.
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FIRST TIME HOME BUYER PROGRAM
The original version of the the Stimulus Package's "Home buyer Program" - introduced by Georgia Senator Johnny Isacson- called for a $15,000, tax credit for all home buyers. When that proved too costly for Congress, we ended up with a revised and improved first-time home buyer program. The revised first-time home buyer program is an $8,000, tax credit available to singles making less than $75,000, and married couples making less than $150,000. Unlike last year's version, there is no payback as long as the home buyer(s) stays put for three years. By the way, a first-time home buyer is defined as a home buyer who hasn't owned a primary residence for three years.
The bottom line - interest rates have fallen to rates we haven't seen since 1971, homes have dropped to 2002 prices, and the Federal government is willing to pay $8,000, to get you to buy a new home. If you have a job and decent credit (you can check it for free www.freecreditreport.com) there has never been a better time to buy a home!
What is your idea of living green?
Is it living off the land? Living in the heart of the city above your studio? How about generating your own solar power in a home that would make Martha Stewart proud?
Here are three uniquely green properties currently available – let me know if one sounds like your next home.
Brokenfoot Ranch Organic Farm – built in 2002 – ENERGY STAR®
Brokenfoot Ranch is located about 10 minutes from University of West Georgia in Carroll County, Georgia. Carroll County has one of the most progressive farming communities in Georgia. This property is 66 acres including three cleared fields for organic crops or livestock. The rest of the acreage is in hardwood forest with walking trails leading to a deep meandering creek at the back property line adjacent to John Tanner State Park.
The home is ENERGY STAR® certified meaning it uses at least 30% less energy than a conventionally built house. Ample natural light enhances the beautiful honey pine tongue and grove ceilings to create a warm and inviting environment. There are artistic touches, such as handmade tiles and reclaimed wood, through-out the home. This farm is still a work in progress, a great opportunity for the next homeowner to make it their own. This property is priced to sell at $550,000. It has great bones and is perfect for a sustainable family farm.
Weatherford Place– new construction going for LEED Platinum
Weatherford Place is a new solar community of net zero energy homes walking distance from the Roswell Square. Through a series of virtually invisible solar panels, these homes create as much electricity as they use! Weatherford Place homes contain an amazing array of cutting edge energy saving, water saving, and indoor air quality features while maintaining the elegantly understated features one would expect in a traditional Roswell home. There are three homes available, all in the low $700,000’s.
The LEEDing Edge – new construction going for LEED Platinum
LEEDing edge is a new free standing live / work building located in the Old Fourth Ward (O4W). The O4W is a progressive, active community and one of Atlanta’s most historically significant neighborhoods. This is a perfect home for the artist or entrepreneur seeking an urban existence. With a storefront / studio on the first floor, living space on the second and third floor, and a roof garden this is urban living! The LEEDing Edge is offered at $489,000.
Did you know that Georgia Power is paying their customers to go green? That's right, they are offering up to $1900 in insulation and energy improvement rebates. So if the house is feeling a little drafty and you dread the power bill, now is the time to do something about it.
Don't know where to begin? The first step is a Home Performance with Energy Star energy audit. The audit will give you a solid idea of what your home needs and what kind of payback you can expect.
Potential Customer Rebates include -
Home Assessment 50% Reimbursement up to $200 (1st step)
Thermostat conversion $100
Insulation blanket on Electric Water heater $50
Attic insulation improvements (in conjunction with air sealing) $200
Wall insulation improvements (conditioned space exterior walls) $550
Insulate floor & foundation wall to R-5 (foam) /R-13 in basement wall cavities (fiberglass acceptable) $450
Improve air sealing $250
Improve duct sealing $100
Potential Total Rebates $1,900
For complete details go to http://www.georgiapower.com/energystar/home_rebates.asp
Today, in an effort to jump start the stagnate housing market, the Senate unanimously passed an amendment to the American Recovery and Reinvestment Act. The amendment, if it makes it through Congress, will give every home buyer who purchases a primary residence a $15,000 tax credit. In the amendment's current form, the money will not have to be paid back and is not restricted to first time home buyers. To read the press release, go to http://lieberman.senate.gov/newsroom/release.cfm?id=307684
Will this be it? Will this be the magic bullet that restarts the housing industry, gets buyers off the fence, and puts our builders back to work? This is a tremendous time to trade up, but many people have to sell first. Explaining to a seller that the home they bought in 2006 for $400K is now worth $350K is a hard thing to do. Many sellers are still in denial and are convinced that someone is going to come along and pay $400K because their home is special. Will a $15,000 incentive be the magic amount that will convince sellers to price their homes to sell so that they can become buyers? I believe that this is a promising start.
Imagine buying a certified "green" home that costs 30% less to operate AND getting a $15,000 tax credit to do it! Sounds too good to be true. Now is the time to write your Representative and let them know that you support this amendment... and then call your agent!
Appliances
The lifespan of a typical home appliance is 10 years. If it is time to replace your appliances, look for the energy star label. Appliances the have earned the energy star label use 15-40% less energy than other models and save you up to 30% on your energy bills.
Replacing your old washing machine with a He (high efficiency) model will reduce water consumption from 40 gallon to 16 gallon per load and is gentler on your clothes.
Heating and Cooling
Prolong the life of your air conditioner by changing your air filters once a month. An easy way to remember when it is time to change your filter is to stick a white mailing label inside your utility closet and write the date down every time you change the filter.
Save $100 - $200 a year by installing a programmable thermostat.
- Set it for 78 degrees in the summer when you are usually at home and 71 degrees when you are usually away or asleep.
- Set it for 70 degree in the winter when you are usually at home and 62 degrees when you are usually away or asleep.
Have your HVAC and furnace serviced once a year. If your system is over 10 years old, consider replacing it.
When it is time to replace your HVAC or furnace, get the highest efficiency unit you can. You will be glad you did every month when the utility bills arrive! Try to get an air conditioner with a SEER rating of 14 or better and a furnace with an AFUE of 90 or better.
Free (or almost free) tips that make a big difference
Potted plants are effective natural air filters. English ivy, peace lily, bamboo palm, and Gerber daisies are among the best.
Outlet insulators (available at all home improvement stores for less than $2 for 6) take seconds to install and will stop draft coming from outside walls.
Caulk around windows and use insulating window film (available at all home improvement stores for less than $10 a box).
If you have windows that face south, keep the blinds closed in the heat of the summer and open in winter.
As your light bulbs need to be replaced, replace them with compact florescent bulbs. Compact florescent bulbs can be recycled at IKEA.