Several of my fellow realtors at Sotheby’s International Realty here in Jackson Hole, Wyoming have asked me about the energy migitagation fees that went into effect for Teton County, Wyoming in January 2010..  So I decided to do some research into the background and reasons for these fees.  So here we go.

Teton County, like most all county governments, uses as its primary source of building codes the International Building Code, which merges a number of US building codes including the former “BOCA Code”.  Within this code are The International Residential Code and the International Energy Conservation Code that contain specifications designed to conserve energy.

One way the codes achieve the goal of energy efficiency is by specifying certain parameters that include “wiggle room”.  For example, in the case of fenestration, or openings in the building envelope such as doors and windows, the code states that they shall be no more than 30% of the floor area.  In a 1000 square foot structure, this means you are allowed 300 sq. feet of such openings.  That is actually a lot of window and door area.  And, of course, this area increases with square footage.  However, the 30% rule is not hard and fast.  For example, more window area is allowed if low “E” (emissifity) glass is used to offset the loss in energy that results wherever there are openings in the walls, or envelope, of the building.

Another way to achieve energy efficiency goals is to assess fees for new construction or additions to family dwellings that can be offset by energy saving additions or improvements, such as a super insulated thermal envelope that includes low “E” windows or increased insulation in the attic space.  Teton County (but not the Town of Jackson) adopted such a fee schedule in July 2009 from the 2006 International Energy Conservation Code Amendments, and has made it effective Jan. 21, 2010.  You can find this Section 108 – Fees by going online to www.tetonwyo.org.  Once you reach this website then follow this chain: agencies and services/building/building/building, electrical and fire codes/amendment to the 2006 IECC.  The good news is that you can literally offset many, if not all, of the fees by the energy savings steps outlined.

So what does this mean to the future value of real estate and real estate sales in Jackson Hole?  On the one hand, existing homes and commercial buildings in the county are not affected by these energy efficiency regulations and fees until additions or remodels are undertaken.  So you might say, this real estate is more desireable and hence more valuable.  On the other hand, new or existing structures that incorporate energy efficient features are less expensive to operate and maintain, have healthier and more comfortable indoor environments, plus help sustain a healthy outdoor environment for everything around the structure.

In the short run, and on the surface, the structures built under older codes may appear to be the “best deal”. In addition, within the next few years, building or remodeling real estate with green/sustainable features will probably continue to come at a 3-5% premium to conventional building methods.  However, within one year increased energy costs from Lower Valley Energy may neutralize that premium.  And within 5 to 10 years, green/sustainable features will be standard requirements and practices in any building project without extra cost.  At that point, homes built under older codes may become dinosaurs that will be much harder to sell unless they have been upgraded with energy efficient and sustainable features.

As for the buyers of real estate, statistics show that the majority of home buyers is already savvy regarding green technologies and practices, and desires them for an improved quality of life and the mitigated impact on the environment.  Therefore, our local and county officials are doing us all a favor by fostering a housing market that appeals to those who seek a sustainable lifestyle – one that fits so well with the existing quality of life and sensitivity to nature that currently exists among buyers and sellers of real estate in Jackson Hole.

I am recovering this weekend from a visit to the USGBC Greenbuild International Conference and Expo 2009 which was held in Phoenix, Arizona this year.  The event had activities, meetings, classes, tours and symposiums that went from Monday, Nov. 10 through Saturday Nov. 14.  I attended a LEED Core Concepts class on Tuesday and then spent the following two days visiting the exhibit halls.

The first thing that impressed me was the facility in which the Expo was held.  The newly opened Phoenix Convention Center is truly a beautiful structure that is very functional and easy to navigate.  Its windows let in massive amounts of natural light, yet the classrooms and exhibit halls in which there is no natural light still provided a very pleasant environment in which to listen and learn.  There were also ample amounts of very comfortable seating areas located throughout the building.

The next thing that impressed me was the excellent level of organization that the US Green Building Council (USGBC) staff and volunteers demonstrated.  There were signs everywhere which gave instructions and directions.  There was a constant and renewing supply of refreshments available outside the classrooms and inside the exhibit halls to revitalize the attendees when they became mentally and physically challenged from information overload and miles of walking the aisles of the exhibit halls.

What was eye-opening to me was the tremendous amount and variation of green building products and materials currently on the market that were shown by the 1,000 exhibitors at the Expo.  I cannot think of one item or material that comprises a residence or commercial structure that was not represented there, and represented as having green content.  For example, one product line that is very familiar to us in Jackson Hole is Rocky Mountain Hardware.  Their complete line of bronze hardware contains 90 % recycled material.  It is actually possible at this point in time to have a residence built entirely from materials that come from sustainable, recycled or recyclable materials.

The other thing that impressed me was the fact that it is getting easier to sort through the number of companies offering green products.  For example, there is an organization called EcoScorecard (www.ecoscorecard.com) that allows you to locate companies whose products you require for your project, and create a personalized file on line for yourself or a client.  The site also allows you to email this info.  In this way one can compare products or services and then boil the list down to the sources that will be used for a project. 

In a word, the number of exhibitors was overwhelming to me.  However, as I went into the second day of visiting booths, the big picture began to form for me that there were a number of organizations, both for profit and not for profit that exist to certify, verify and sort out green products, as well as, educate and guide architects, builders, contractors, project managers, etc. on how to move forward with a green project.

After attending the LEED Core Concepts class and visiting the exhibitors at Greenbuild 2009, I am even more convinced than ever before that these green building technologies and practices are here to stay and that most homes built or renovated from this point forward will be influenced by them.  Secondly, I feel even more committed in the pursuit of a LEED Green Associate accreditation so that I can be more knowledgeable to support and promote green practices and features in the land and residences that I list for sellers or find for buyers.       

There is a misconception that only modern or contemporary style homes are suitable for green building techniques.  It is true that  shed roofs, large window surfaces and clean lines that characterize contemporary homes lend themselves to green features. 

However, green building involves much more than using large windows and broad sloping roof lines to capture as much passive solar energy as possible.  It is about using  technologies in the constuction or renovation of the building envelope that create a more air tight, energy efficient, comfortable and healthier living environment for its residents. These technologies work with any style of home.

I could take you for a tour of many homes in Jackson, Wyoming which were built as far back as 1979 which have green features, but which you would never consider to be a “green” home by looking at the exterior.  These homes contain green features such as  geo-thermal heat sources, super-insulated exterior walls and natural landscaping. 

I can also show you newer homes with green features that would not stand out as modern.  This brings up another concern that some people have expressed to me, which is that green homes may not meet the CC&R’s for some developments in Jackson Hole, where the  preferred style is rustic western, or one that blends into nature.  My answer to this concern is that many of the most important green features  involved in the building process are not even visible in the finished product, and therefore, not objectionable to most architectural review committees.  

 Where conflict arises is when the exterior design of a residence is in stark contrast to homes in close proximity.  In such cases, landscaping can often ”soften the edges” and provide the appropriate space between two radically different styles.  I have personally experienced this situation.  Five years ago my wife Ann and I built  a Western contemporary style home in Jackson, using materials that would blend it into its natural setting.  A couple years after we finished building, a log home was constructed next to us.  Although the homes are completely different in style, they exist in harmony due to the efforts that we both took in retaining natural spaces between and around our homes,  and choosing exterior materials that blended our homes into the surroundings.

And finally, you can have green features incorporated in log or other rustic western style homes.  Rremember, it is the processes, building practices, and other not-so-apparent  things that can be done that make a real difference in achieving the mission of a green home – to minimize the impact of the structure on the environment and create a healthier living space for your family.

As I learn more about what has or is currently taking place in Jackson Hole with regard to green, sustainable projects and programs, I am excited to report that real progress is being made.  Several LEED certified projects have been completed in the past year.  They include:

- The Lawrence Rockefeller Visitor Center in Grand Teton National Park.  The Center is the first LEED Platinum project in Wyoming. 

-The new Davey Jackson Elementary School was recently completed and has received the first LEED Gold certification for an elementary school in Wyoming.

-Westbank Construction built the first 15 LEED Gold homes in Wyoming. This project was developed in partnership with the Jackson Hole Community Housing Trust.  In addition, Westbank Construction has submitted for a building permit on what could be Wyoming’s first LEED Platinum home.

-The Pine Glades located on the slopes of Snow King is the first LEED residential development in Wyoming.  The project has the first units completed and ready for touring.

-A LEED certified, Energy Star Rated residence recently came on the market in downtown Jackson.  It was built on the site of an existing home which was demolished and replaced by this very attractive contemporary styled residence.  The builder, Greg Epstein and the designer, Carl Daavettila, put a lot of thought, as well as physical labor into this urban home and deserve a lot of credit for their initiative.

-Bruce and Carolyn Hawtin moved into their beautiful LEED Gold Certified home this Spring. Bruce is a partner in Hawtin Jorgensen Architects, which specializes, among other things, in sustainable design.  Bruce recently gave me a tour of their home located on a sage covered lot north of Jackson, just within sight of their previous home.  The home and property reflects Bruce’s commitment to sustainable design and practices, and Carolyn’s superb sense of style, color and choice of materials, all of which have created a truly special living space.

-Two local banks have announced mortgage lending programs that reward energy efficiency.  On separate occasions I had the pleasure of speaking with Leslie Montgomery of Wells Fargo Bank and Sara Fagan of The Clark Group, a consultant to First Interstate Bank, about their “energy mortgages”.   One is called an energy improvement mortgage, which finances energy upgrades of an existing home in the mortgage loan using monthly energy saving.  The other type is called an energy efficient mortgage, which uses the energy savings from a new energy efficient home to increase the home buying power and capitalizes the energy savings in the appraisal.  The second mortgage I described in effect allows you be eligible for a larger mortgage loan than you might otherwise qualify – all because of the energy efficiency measures you took during the building process.  Not bad!

What do all of these projects have in common.  For one thing, they all provide superior indoor air quality.  One of the reasons most of us live in Jackson is because of the wonderful fresh, dry, outside air (most of the time).  However, the quality of air inside most of our homes is far less healthy.  When green practices are followed during the remodel, renovation or building process, materials can be avoided that emit volatile organic compounds (VOC’s) – i.e. the “new car smell”.  Attention is also paid to insuring proper ventilation through selection and placement of windows and vents. 

These projects also show the diversity of building projects that are suitable for and which benefit from green, sustainable features and practices.  The quiet, zen-like atmosphere that heightens our senses of hearing and feeling at the Lawrence Rockefeller Visitor Center is created by the green design and sustainable materials used.  The young, impressionable children attending the new Davey Jackson Elementary School may be indoors but they are bathed with daylight and fresh air that inspires them to learn.  Bruce and Carolyn enjoy Jackson year round in the comfort of a home designed to give them abundant natural light even during the cloudiest of days, and a building envelope that reduces their energy consumption while still keeping them warm during the subzero days of January and February in Jackson.

So, “what’s in it for me” with all these green projects going on in Jackson?  It means that architects, builders, subcontractors, suppliers, landscapers are all getting up to speed on green, sustainable practices that you and I will benefit from as a matter of “standard practice” when we remodel, renovate or build a home.

The energy efficient mortgages and savings are also serious money in your pocket for other uses.  And finally, you can be more assured of the durability and future value of the significant investment you have made in your home.    

Thanks to these pioneers and their projects, Jackson is on its way to building practices that will help sustain the environment we all love so much!      

If you have spent any reasonable amount of time in Jackson Hole as a visitor or a resident, the answer to this question is fairly obvious.  This is one of the rare places on this planet where all the native species of predators and prey are here and relatively intact.  The green practices we follow in developing our building site can have a major positive impact on the migration paths, food source and general habitat for these special creatures.   

Including green features in new construction or renovation of an existing home also assures durability of the structure, a healthy indoor environment for your family and a better return on your investment.

The term “green” refers, among other things, to advocating, supporting or promoting the protection of the environment. 

One of the core principles of “being green” is to aim to meet our needs as humans while preserving the environment so that these needs can be met not only in the present, but also for future generations.  When we do this we are acting in a “sustainable” manner.  For example, when we cut down a tree for lumber, we must replace it – hence a green or sustainable wood product is one that comes from a forestry business that uses the sustainable practices of selectively cutting trees of specific sizes and replanting new ones.

Sustainable practices can involve complex decisions, since they must take into consideration the other core green principles:  social responsibility; resource efficiency and conservation; and the health and well-being of people.  For example, cutting down exotic trees in a rainforest may be the only source of income for the impoverished natives of that area.  Therefore, we cannot ban them from this practice if we can’t find an alternative source of income for them.

What does all this have to do with real estate?  Well, there a number of features that can be incorporated into the remodel, renovation or construction of a home, as well as the treatment of the land upon which the home is built, that contribute to the protection and sustainability of the environment. The National Association of Home Builders (NAHB) and The Leadership in Energy and Environmental Design (LEED) organizations have their individual lists of criteria for achieving their green building certification.  If the home you are touring has one of these certifications, you can be assured of the authenticity of the green features listed for it.  The Teton Board of Realtors now has an MLS listing category for green features which include the level or stage of LEED certification.

At the same time, there are residences that have green features but whose owners did not go through the certification process.  Or the homeowner may not be aware that their residence has green features.  Whichever is the case, becoming knowledgeable of these features will help you make the best real estate decision if you are interested in a green home.  As a Green Designee real estate agent, it is also my job to point out green features to the buyer or seller.

I hope the term “mission” doesn’t sound staid or pedantic.  It is the best term I could think of to express my passion and sincere interest in creating the state of mind in the Jackson Hole real estate market where a buyer or seller automatically considers green attributes in their real estate related decisions.  To accomplish this mission, I intend to have this blog serve as a resource center and “clearing house” for  green definitions, references, ideas, topics,  practices,  concepts, materials, products, construction techniques, economic incentives, etc. that are evolving daily. 

In order to accomplish all of this, I will be doing a lot of research for each of my postings.  However, I hope that much of the information I share will also come from those of you who are interested in this topic, either as an individual, organization or business in the Jackson area or beyond.  I have been very encouraged by many of you who have already contacted me as a result of my newspaper ads.  If there are particular green topics you would like to know more about or to share your knowledge, please let me know.  In a word, your involvement will contribute significantly to making this blog successful.

If you are wondering why I am getting involved in this sector of the real estate market (in addition to the general real estate marketplace), my background may be of some help.  I was in manufacturing for 30 years where I was deeply involved in environmental issues, as well as certifying my company and producing aircraft, defense, pharmaceutical and pressure vessels, components and assemblies to military, ISO 9000 and ASME Section VIII Pressure Vessel standards.  The current standards for green and sustainable building practices, which includes LEED (Leadership in Energy and Environmental  Design) and NAHB (National Association of Home Builders)  are similar in many ways to the standards for manufacturing which I previously mentioned.  Therefore, I am comfortable with understanding and interpreting these relatively new “green” standards and excited to learn about them in depth.   

It has been documented that most green features and practices not only contribute to a sustainable environment, but they also produce a very durable structure or habitat, and therefore enhance its value  for selling purposes or for the pride in ownership.  I will work to develop and update a list of those features so that when I talk to you as a buyer, we can determine which green features are most important to you.   If you are a seller, I will  help you determine the green features you may have in your residence that will enhance the selling price of your home.   The bottom line is that this approach is a win-win situation for you and the sustainability of a place we all love!