Back in August of last year, a monumental decision was made. Most of us have never heard of the State Codes Advisory Committee or the Georgia 2009 International Energy Conversation Code (IECC) Task Force. But the people in these groups and others made a decision that can have a major effect on our housing. This decision referred here as the Georgia Energy Code was scheduled to go into effect on January 1, 2011. The code itself is pretty big, but I will highlight a few changes below.
Blower Door Testing Required
The new code mandates that all new homes permitted for construction or renovation will have to get a Blower Door test for infiltration which tests for whether or not the home is airtight. On new homes this will be no problem. However, on an older home, one must first have it checked for lead-based paint and asbestos if it was originally constructed prior to 1980. This is a good thing. Do you want to live in a home that has been sealed to hold in the harmful chemicals emitted from asbestos and lead-based paint?
You may ask how will they know? Well when a contractor pulls a permit, it will trigger the verification that these tests have been completed.
Only a certified Duct & Envelope Tightness (DET) verifier will be allowed to do the Blower Door testing. Anyone certified as a HERS rater, Home Performance with ENERGY STAR contractor, or BPI Building Analyst automatically qualifies as a certified DET verifier. Here in lies the problem. There are not enough certified DET verifiers yet. So this mandate has been postponed until July 1, 2011.
Duct Leakage Testing Required
Another requirement involves the HVAC system. Technicians will still be allowed to use code approved tape on duct work, but now they will be required to also use mastic. The goal is to reduce the amount of leakage.
Power Attic Ventilators
Under the new code, power attic ventilators will not be allowed in new builds if connected to the electrci grid. The only exception is if the builder installs a solar powered attic ventilator.
Electric Furnaces
Under the new code, electric furnaces are no longer allowed as a primary heat source.
Lighting
The last change I will cover involved the lighting. Builders will have to install high efficiency lights for at least 50% of a home’s lighting. They also have the option to install occupancy or vacancy sensors or an automated control system.
Ramifications and Fines
According to Cheryl Johnson, a certified DET verifier, if these and other parts of the code are not adhered to, one can be fined as little as $32,000 for the violation. And the building or renovating will be brought to an immediately halt. This could be a costly mistake. Here ignorance is not bliss, but costly, I encourage everyone in Georgia or thinking about doing work in Georgia to familiarize yourself with the new Georgia Energy Code. Also, it would be a good idea to know what the energy code says in your state.
For more information on Georgia’s code, go to http://www.dca.state.ga.us/development/constructioncodes/programs/codeamendments.asp.
Have you noticed lately that the price of gas is skyrocketing? Did anything really change in the world around us that has caused the price of gas to increase? Hasn’t there always been some type of unrest in the world where oil is plentiful? Isn’t that why there is unrest? So why is the price of gas going up???
My brother shared with me earlier this week that he heard a news report predicting gas prices going up to $7.00. This is outrageous! But wait. We’re actually lower than some other countries. I understand that gas is 12 American dollars per gallon. What could be the cause?
Have you heard of “green?” Yes, green…not money, but green as in caring for the environment. In order to convince people to go green, sometimes you have to force them. If the price of gas gets to the point where it’s simply not affordable, what do you think people will do? Of course, they will reduce the amount of driving they do. This will not only help reduce the pollution, but also reduce traffic congestion.
So let’s think about the immediate and future effects that high gas prices have on us. In the immediate, it decreases the amount of disposable income each of us have. When it takes $100 to fill up a gas tank, that’s $100 that you can’t spend going to theatre or out to eat. Also, in the immediate, higher gas prices will force us out of our comfort zone. Many of us have never taken public transporation, but we will when it’s considerably cheaper than driving.
Now what the future effects of higher gas prices. One, more people will use public transportation. In using it, we will all learn how to navigate our cities. Another future effect is cleaner air. I don’t need to say more here. We will save money and be able to do other things that we enjoy. There will be less accidents because fewer cars will be on the road. More people will walk and ride bicycles. And more of us will purchase hybrid cars. My brother believes that gas prices particularly spiked recently to coincide with tax season. With people getting extra cash through refunds, they have the down payment to place on a hybrid car.
I have noticed that in Atlanta a lot of sidewalks have been laid around the city. There are bike lanes down major thoroughfares and more signs are out warning drivers to share the road. I have to agree with my brother. Since we as a people don’t seem to be “going green” on our own, we are now being forced to do so.
You have to admit that the positives far outweigh the negatives. So the next time you’re thinking about buying a car, think hybrid. The next time you’re thinking about making a quick run somewhere, think electric scooter or bike. The next time you take a breath, think about what you can do to make the environment better.
Go green. You might as well.
The basics
As I have said before, in a buyer’s market, curb appeal, cleanliness, overall good condition and updates are especially crucial. Any little flaw should be taken care of before the first buyer drives up.
Here are some things for you to consider:
- Attend open houses in your neighborhood to see what “sell-ready” really looks like. If you’re shy, ask your agent to walk you through a few sell-ready examples.
- Back home, start with the exterior to ensure you’re making a good first impression. Reseed or throw down some turf on lawn patches, change the lights in the lamppost, and if necessary, reset the walkway stone.
- Clean the interior beyond your standards. Even if they are impeccable, rent an industrial carpet cleaner or hire a professional cleaning service. Brighten the interior ambience with light fixture updates, as new lighting is one of the most inexpensive and noticeable improvements you can make prior to listing.
- Fix leaky faucets and make sure the water pressure is strong in both the kitchen and bathrooms.
- If necessary, a great way to improve the appearance of your home is to paint. Use only neutral colors that can easily lend themselves to different décor and styles of furniture.
Don’t reject low offers; negotiate
- Don’t dismiss lower-than-expected offers. Instead, consider buyer incentives that help you meet your asking price. Offer to pay the buyer’s closing costs, moving costs, loan origination fee or the HOA fee for 6 months. These can help the buyer with upfront costs. As well, you may consider offering a limited home warranty that covers HVAC systems and some appliances for a definitive period of time.
- Be careful of purchase offers that are contingent on the buyer selling their home first. Their home may be in a softer market than yours and you could be in for a long wait. Be sure that the purchase agreement includes a kick-out clause. This way you’ll be able to sell if another buyer comes along.
- Work with your agent to find creative solutions to make a deal come together. The purchase price is just part of the deal. Anything that makes your property stand apart from the competition will give it an edge in a buyer’s market.
And of course I am available to assist you in selling your. Just give me a call.
Puzzle Answers from Friday’s Post
Question 1: 49
Question 2: There was a brother and sister. The brother’s son was there and so was the sister’s daughter.
Welcome to Joiful Thoughts
As a professional full-time Associate Broker of real estate, vegan, and woman who does her best to look for the positive in life, my blog features real estate information, recipes, tips on living a healthier lifestyle, motivational stories, and quirky tidbits. Joiful Thoughts comes to you weekly up to three days a week. I would appreciate feedback and comments--I enjoy ongoing dialogue, and I'm happy to answer your questions.