Houston Remodeling Guide 2009: Energy Efficiency

ast summer, we had a past client seek our assistance in looking at homes that they were interested in buying. As we went through and looked at these homes, one of the primary concerns was the operating cost of the home. The reality is that home operation costs can be a taxing responsibility and we have more to manage with the high energy costs of summer.

I had to caution my clients that finding an older home that was energy efficient was going to be difficult. Basically, most homes built after the IRC code changes of 2001 would have a good chance of being energy efficient. Any home built before that time would be questionable unless renovations were made.

If you are looking to sell your home, buy a home or want to save money on your operating costs, here are some areas that you may need to look at:

HVAC System – This is one of the largest consumers of energy in your home. The top of the line systems are the ultimate in comfort and will pay for themselves in a few short years. Be looking for a high SEER rating (16+) and a two-speed system. Look at the duct work attached to the unit. Old leaking or under insulated duct work will waste the energy efficiency not to mention bring contaminates like dust and insulation into the home. Also consider installing a programmable thermostat. (Energy Tax credits are available.)

Windows & Doors – Windows and doors typically make up 15-20 percent of the exterior surface area of a home. With your wall insulation R-value at R-13 it only makes sense to change out those old leaking single pane windows with an R-.91 to new double pane windows with low-E at a R –3.13. That is a 350 percent increase in R value. The new designs are also made with better seals and gaskets to reduce air leakage. (Energy Tax credits are available.)

Insulation – Can you see the top of the joist in your attic, 12-16 inches of insulation is recommended in the attics to achieve an R-30 rating. But, be careful and make sure the electrical system in the attic is in proper order. Also, older recessed can lights have a warning posted on them: They can not be covered in insulation.

Radiant Barriers – These products reduce the radiant heat

transferred into the attics of your home, reducing the attic temperatures and transfer of heat to the conditioned spaces. There are many product choices for this category —roof decking, spray on paints, roof shingles and applied films.

Lighting – The new codes require “air sealed” recessed can lights for attic spaces. The old cans or non-sealed cans have slots in the housing that are basically openings to your attic. With most manufactures you can now get new air-seal trims to reduce this air flow to the attic. Of course changing out your incandescent bulbs to new CFL ’s will reduce your energy consumption.

Appliances – Look for the new Energy Star compliant appliances to make an impact on the energy consumption of your home. You would be amazed at how much energy that old spare refrigerator uses each and every month.

Exterior – Look for cracks in the caulking around windows, doors and other areas of penetration to the exterior. Keeping the exterior of the home sealed and maintained is a good way to reduce air leaking from the interior that you just paid to cool or heat.

Hot Water Heater – Look for new energy efficient water heaters or consider a tank-less system. Just by lowering the temperature setting to a comfortable level will reduce the energy consumption. Maintain your water heater: Drain a few gallons directly from the unit twice a year to remove sediment on the bottom that reduces the transfer of heat to the water. (Of course, do not waste this water —use it to clean the sidewalks, driveway, etc.)

Interior – Seal any penetrations in the drywall of exterior walls and ceilings to reduce air transfers within your home.

Ventilation – A well-ventilated attic will reduce the attic temperatures 10 to 20 degrees. This will reduce the amount of heat transfer to your living areas and HVAC equipment. Keep these vents secure and check them regularly.

Allen W. Griffin, CGR, GMB, CAPS, CGP

Gryphon Builders