Energy Efficient Homes Sell For More

When a seller decides to make improvements to get their home sold for the highest price, painting, landscaping, de-cluttering and staging are the things they are most often told to do by their real estate agents.  After all, most buyers don’t examine the insulation in the attic or check for drafty doors and windows when they’re looking at home. But since buildings use 40% of all fossil fuel energy in the United States, the idea that sellers can quantify energy use is becoming a more marketable factor in home value.

Occasionally buyers will ask what the utility costs are when they have seen a home they would like to consider. And occasionally sellers will proactively display monthly utility costs if they happen to be pretty low. Since the cost of utilities is a recurring monthly expense just like a mortgage it make sense to think of the utility bill as part of the overall cost of home ownership.

Just like buying a car, homebuyers are looking for something physically attractive.  In other words, they aren’t going to buy a house that is unattractive to them just because it’s energy efficient.  But surveys show that energy efficiency is becoming more and more important to buyers.  In fact 39% of all homebuyers say energy efficient is a very important factor in their home buying decision.  New home building codes are mandating higher levels of energy efficient standards.  However, older homes have no such requirements.  So a seller who consciously improves the energy efficiency and has an agent who knows how to market these improvements can expect more interest in their home and possibly a better price if the home has the other attractive features a homebuyer is looking for.

In order to assess the energy efficiency of a home the homeowner should first have an energy audit performed by a reputable auditor.  Once the report is in hand the homeowner can proceed to systematically make the improvements necessary to make the home more efficient.  And the improvements don’t need to be cost prohibitive or so expensive that the seller won’t recoup the investment.  For instance, windows don’t necessarily need to be replaced if they are old and single pane. Simply caulking and/or new storms can dramatically improve efficiency by cutting down on drafts.  On the other hand, if the home won’t be sold for a number of years, new windows may be worth the investment.

If the HVAC system in a home is more than 15 years old it might be worth replacing even if it hasn’t broken down.  In 2006 the SEER rating (Seasonal Energy Efficiency Rating) was mandated to be at least 13, which was a fairly dramatic increase in energy efficiency.  Today HVAC systems with SEER ratings between 18 and 23 are available.  The lifetime cost of operation for a 23 SEER rated HVAC system is half that of an older 8 SEER system.  The cost for a new HVAC system is much less than a complete kitchen remodel for example, and if properly marketed in the sale of the home, may be a better investment.  After all you can’t account for someone else’s taste in kitchen design.  But knowing you have a new furnace that will save you hundreds of dollars in energy costs over the course of a year, and is good for the environment because of lower greenhouse gasses, is certainly a good selling feature.

Insulation is a biggy and a very cost effective improvement.  Using an insulation material that is free of formaldehyde, which is not good for  the indoor air quality in a home, adds yet another marketable eco-friendly feature.  This article from the Sierra Club Green Home has some great tips on insulation.  If you’re thinking of replacing older appliances to add value and appeal to your home be sure they’re Energy Star rated.

A Realtor who understands the importance of marketing energy efficiency and eco-friendly features of a home can add thousands of dollars to the seller’s bottom line.  To often when I preview or show homes I recognize features that I point out to clients, but that are nowhere to be found in the marketing material, either online or in print.



Gayle Fleming


My purpose is to serve my clients and advocate for their highest and best good, so they attain their real estate goals.


I Think I Need An “Ask Me About” Button

You’ve seen those buttons that people wear, right?  “Ask Me About” something or other. I think I want an “Ask Me About EcoBrokers” button.  I’ve been an EcoBroker for three years and have had the National Association of Realtors Green Designation for two years. I proudly announce this on my website, on my email signature, on Facebook and Twitter.  But buyers and sellers never ask me about it, or how having these designations make me different from other real estate agents.  Yet they do make me different.  When I’m showing houses buyers don’t tend to ask me about the things that will affect their bottom line once they’re in a home—like “how energy efficient is this furnace or do you think I should replace the windows?”  When I talk about how the home’s orientation will affect their energy use for better or worse that information doesn’t seem to enter the equation.  Likewise, when I discuss walkability and potential resale value there is a clear disconnect.

Yesterday at an open house I had on my name badge and a button that said EcoBroker (not “ask me about” though). I had booklets on energy efficiency and my cards which say I’m an EcoBroker. Not one person asked, “What’s an EcoBroker.  Not one person picked up the energy efficiency booklet or asked about them.  Maybe I’m just nosy, but I would have asked.

Now I’m not expecting buyer and sellers to become tree huggers necessarily.  I mean, they don’t have to build straw bale homes and put solar panels up to bolster their “green” creds.  And I’m perfectly okay with my role as educator—to reach out to my clients and help them to be more informed about the personal environmental consequences of their home buying and selling decisions.  I would like to see the conversation around home buying and selling include questions like “Can you find out if the seller has made any energy efficient upgrades in the past few years or, “Will you advertise the fact that I’ve put in dual flush WaterSense rated toilets and EnergyStar rated appliances?” The answer from me would be YES to both of those questions.

There is no doubt that the future of home building and home renovations are moving toward more sustainable practices, especially in energy and water use.  Buildings make up 40% of all the energy used in the US.  Buyers and Sellers should understand how these new practices will impact their buying and selling decisions. They should also be aware of greenwashing, the practice of making questionable green claims in order to sell a product.  As an EcoBroker and NAR Green Designee, I can help to sort through the new world of thinking sustainably as a home buyer or seller.  So the next time you see me, ask, “What is an EcoBroker?”  Here’s a video of me describing why I became an EcoBroker.


Gayle Fleming  703-625-1358

Marketable, Cost Effective, Eco-Friendly Home Improvements

In a volatile and wholly unpredictable real estate market, in order for a home to sell in the fastest time and for the most money it is imperative that the home shows well and is priced correctly.  Nothing new here, right?  We’ve all watched enough HGTV to know this.  Anyone with an ounce of real estate savvy understands this concept…maybe…maybe not.  How much money should you spend, and on what, to get your home ready for the market? Of course that depends on what deferred maintenance and cosmetic updates you might want or need to make.

So let me use a real life example to give you some ideas.  A few months back I listed a 1965 split level home that was solid and in good shape and that had  some upgrades in the ten years since I sold it to the owner.  However it definitely needed some freshening up to put it on the market.  A kitchen addition with an eat in area and butler’s pantry had been added when I sold the house.  But the floor was the same inexpensive vinyl that the owner had talked about replacing when I sold it to her, but never did.  The carpet in two of the bedrooms, although good quality, was stained beyond cleaning and the entire house needed to be painted.

Instead of just saying, “freshly painted, new carpet and flooring”, we wanted to add a more marketable wow factor and use sustainable products.  We wanted potential buyers to feel that the seller cared about their well-being once they moved into the home.  So we didn’t just paint the house with cheap generic off-white paint or put in the cheapest new carpet and kitchen flooring. All of these would have had toxic implications because of the dangerous volatile organic compounds (VOCs) that would no doubt be found in them.  Here’s what we used instead.

Low VOC paint: Just a few years ago buying low VOC paint meant purchasing it from a specialty store or from an online seller.  This of course, meant the paint cost substantially more.  Today, Benjamin Moore, Behr, Sherwin Williams for example  all sell low or no VOC paints.  A couple of years ago Sherwin Williams low VOC paint was about $9 more per gallon than traditional paint.  Now–it’s about the same or maybe even a few cents lower.  So why not use paint that has absolutely no paint smell and that doesn’t expose potential buyers and their families to toxins?  Sherwin Williams and Home Depot’s Yolo brand sell for about $35 per gallon–about the same as any good quality regular paint.

Marmoleum Flooring: Marmoleum is one of the best flooring choices you can make.  You may remember your grandmother’s linoleum. Marmoleum is linoleum 2.0.  It’s a completely natural flooring material made from linseed oil from the flax seed, wood pulp and resin and other natural products.  It’s anti-bacterial, anti-microbial and has is non-allergenic.  It cleans easily, resists stains and burns and comes in beautiful colors and patterns.  And it’s much cheaper than, say ceramic tile.  Ceramic tile can cost between $5 and $15 per square foot plus $6-8 per square foot installation.  Marmoleum costs between $5.50 and $7.50 per square foot and around $2.50 per square foot for installation.

P.E.T Recycled Carpet: This carpet is made from the millions of plastic bottles that the world uses.  It’s naturally stain resistant and doesn’t off gas. It’s unbelievably durable and long-lasting.  And, it’s plush and beautiful. A medium grade regular carpet costs about $2.75 per square foot.  P.E.T costs $3.25.  Installation for either is $6 per yard.

The cost to use these materials is not much more, or is equal too using non-sustainable products. But the marketing potential is huge.  Even when buyers aren’t totally knowledgeable about these products, they are intrigued and appreciative.  The house in this example had a contract within 2 weeks.  There were minimal negotiations or counter offers and the seller will net exactly what she expected. Here are some photos from the house.

If It’s a “Green” Home, Can I Afford It–And What is a “Green” Home Anyway?

So you’re thinking about buying a green home. What does that mean, actually?  Does it mean buying a really big expensive home with “green” features?  Does it mean buying a really small home with a tiny ecological footprint?  Does it mean solar panels and a wind turbine in your back yard?   Does it mean you’re being a hypocrite if you don’t use rainwater barrels and stop driving your car?  Does it mean spending a lot more money than you ever would for a regular house?  “Forget it.  I’ll just buy a regular house.  It’s all to complicated, expensive and politically correct for me to figure out,” you might decide.

Or, you decide to sell your home that needs some work to get it on the market anyway.  So you decide to do all green upgrades.  Well, what does that mean exactly?  Do you have to replace your 5-year-old hot water heater with a tankless one?  Do you have to install all new windows that are triple paned and very expensive? Do you need to replace your oh, so ordinary hardwood floors, with bamboo?  Do you have to invest in solar panels to say your house is energy efficient? Will you recoup the investment?  “You know what, I’m just going to do the old standard stuff—paint, carpet, replace a couple of appliances and be done with it,” you might think.

NO, NO, NO and more NOs to all of these questions.  The myths about what a green home is, and how much it costs are many.  So I’m going to tackle some of the myths in my next few blogs and suggest some articles along the way.

The biggest myth is that buying a green home means buying a home that is many, many thousands of dollars more expensive than a regular home.  ­­First, there are nuances to what a green home actually is and that, in and of itself, is confusing.  Unfortunately green can be in the eye of the beholder.  Most new homes calling themselves green really just have some green features.  Until there are nationally agreed upon standards, what’s green will remain open to interpretation.

Buying a home with better insulation, a more tightly sealed envelope and EnergyStar rated appliances, HVAC systems and windows, does usually add a modest premium to the cost of the home.  But what is ultimately saved in energy costs and energy use, more than makes up for the additional premium.  But these are green features and do not give the builder the right to call the home a green home.  In fact, some new evidence is showing that homes that are tightly sealed but that still have VOC (volatile organic compounds) in cabinets,  carpet sealants, hardwood floor finishes, paint, etc—may be causing damage to the health of the home’s inhabitants!

There are some really great reasons to consider using sustainable standards when you buy or sell a home.  So, the bottom line is—buy or sell your home with an expert—someone who can guide you, advocate for you and protect you from greenwashing.  That would be ME–your EcoBroker certified, NAR Green designated Realtor.



Gayle Fleming


My purpose is to serve my clients and advocate for their highest and best good, so they attain their real estate goals.

Earth-Friendly Kitchen Countertops

remodeling-kitchen1There is a saying in the world of environmental sustainability: Reduce, Reuse, Recycle-in that order. What does that mean when it comes to replacing your countertops when you remodel your kitchen. Of course Formica countertops are oh, so passé. Corian has also gone out of fashionable favor. Formica is plastic coated with a resin made with formaldehyde and Corian is petroleum based. So, neither of these is very environmentally favorable. Granite is a “with it” alternative and it’s, well, natural, right? Natural yes, but questionable quarrying practices and the high energy costs of shipping such heavy material make granite a less than sustainable choice. So what’s a consumer to do? Here are some great alternative countertop choices that are both beautiful, and environmentally conscious.

Paperstone is one of my favorite eco-friendly countertops. Yes, it’s made from 100% post-consumer waste, recycled paper. It’s combined with proprietary, petroleum-free, phenolic resins that are non-toxic. It’s contemporary look and warm appearance is visually appealing. It’s heat resistant to 350 degrees, a higher rating than most countertops. It’s stronger than wood but shouldn’t be used as a chopping surface. It’s also very stain resistant. Check it out here.

Vetrazzo is the original recycled glass surface. Vetrazzo takes discarded glass like decommissioned traffic lights, windshields, used bottles and plate glass windows, mixes them all together and makes a delightful countertop that is a kalaidascope of color. It’s strong like granite, stain and heat resistant. Learn more at

EnviroSLAB and EnviroMODE is another recycled glass product that also uses recycled porcelain-like from old tubs, sinks and toilets. Yes really. But it’s also beautiful, stain and heat resistant. This is a very cool new choice. Find out more .

Green Living Tip
Don’t just wait for politicians to solve the energy problem. Lowering your highway speed from 70 mph to 65 mph will lower your CO2 emissions and  your gas price by 19 to 25 cents per gallon.

When you’re ready to buy or sell a home, call me, your going green real estate advisor.

Gayle Fleming, EcoBroker Certified            703-6251-358