How low can a bungalow go?

By Tim King

When first time home buyer Tyler Kidder first inquired about a charming 100-year-old bungalow located just outside Portland, Maine, she recalls being a bit nervous about what she might be getting into.

However, as a professional in the environmental sustainability field, Tyler was undaunted and drawn to what the “just right” sized (1,000 sq. ft.) home could potentially offer. Not the least of which was its favorable location on the outskirts of Downtown Portland in the community of Falmouth, Maine.

After researching the property online, she decided it was worth a closer look.

“When I first walked into the house, I could see that it had been renovated fairly recently. I took that as a good sign.” In fact, the house had been completely gutted and renovated between 2007-2010 with new plumbing and wiring, floors, walls, windows and even a new roof.

“From what I could tell, it looked like many of the major things that could have caused problems down the road had already been addressed,” she recalls.

Following a positive home inspection and radon test, she purchased the house and moved in during the spring of 2013.

WATER, RADON, SEPTIC AND…ENERGY TESTING?

After purchasing the property, Tyler’s next step was one that is still not very common, but has been gaining popularity over the last decade as homeowners have become increasingly concerned about energy costs—she immediately scheduled an energy audit for her new home.

“It just seemed like a logical next step,” she says. “We had the water tested, checked for radon and had the septic inspected already. So for me, it was a no-brainer. The audit would tell us exactly how much energy we would need to use, and allow us to create a budget.”

Given the relatively recent renovation work that had been done to the home, Tyler assumed that the audit would be a good way to confirm what she already suspected. “Sure. The house was old. But any issues that the previous owner had found were very likely addressed during the renovations.”

Unfortunately, she found out that this wasn’t necessarily the case.

WHAT THE “NAKED EYE” CAN’T SEE

Equipped with special thermal imaging cameras that indicate changes in temperatures, the energy auditor found several areas in the home where inadequate insulation and air leaks were causing a substantial amount of heat loss.

Secondly, when the auditor conducted a “blower door test” to measure the overall air tightness of the building, the results came back less than ideal, at a rate of 3,084 cfm50. In other words, with the blower door fan creating the equivalent of a 25mph wind pulling air out of the house, 3,084 cubic feet of outside (cold) air was flowing into the house, each minute!

Although surprised by the results, Tyler later learned that considering the age of the home, a cfm50 rating of just over 3,000 wasn’t terrible—many older homes can sometimes score in the 6,000-8,000 cfm50 range. Although disappointed in the findings, the audit showed exactly where the problem areas were located and provided a baseline measurement for improvements to be made.

Clearly, there was work to be done on the home, and for Tyler, it was work that was definitely worth doing.

GETTING HOME SCHOOLED—NOT PERFECT, NOT UNCOMMON

The situation Tyler found herself in after purchasing her house is not uncommon. As a homeowner (or prospective buyer) it is often very difficult—if not impossible—to see inside walls, ceilings and roofs to determine how well it has been air sealed and/or insulated.

In older homes especially, and in some newer construction as well, measures to improve a building’s energy efficiency appear low on the priority list for the average home designer, builder and code inspector—often following safety, health, comfort and durability of the structure.

Slowly, however, this is starting to change.

Here in Maine and across the country, people are becoming increasingly aware of their energy use in everything from the type of car they drive (if they drive a car at all) to the amount of oil, gas or electricity they use at home. Increasingly, these customers are demanding better built homes that make the most out of every dollar spent on energy. Energy efficiency is now being used as a selling feature in homes that perform well. In some areas of the country, a HERS (Home Energy Rating System) rating is routinely included as part of the real estate listing.

While Maine is not quite to that level yet, the trend towards energy consumption awareness is gaining momentum. “More and more realtors are talking about energy usage and answering questions about energy audits during the sales process than ever before,” according to David Milliken of Horizon Residential Energy Services, a Portland area energy auditing and home performance contractor. “We are definitely seeing an increase in the number of recent home buyers that are contacting us to learn about what we can do to improve the comfort and energy efficiency of their homes.”

Horizon not only conducts energy audits and creates customized “action plans” for homeowners, they also provide contracting services to help fix the issues that are affecting the homes comfort and energy efficiency.

After learning about the air leaks and insulation deficiencies the energy auditor found in her home—and figuring out that the building would easily consume much more than its fair share of fuel oil to heat each season—Tyler decided that addressing these issues would have to be a priority for her.

The vegetable garden she had planned to install that summer would have to wait.

TAKING THE “ALL IN” APPROACH

Unlike other homeowners who might tend to take their time and perhaps take on one issue at a time, Tyler chose to take a much more aggressive approach and decided to immediately move forward with every one of the recommendations made by insulation contractor Jon Riley of Casco Bay Insulation and Claire Betze, a residential energy project management specialist at Building Works, LLC.

Working together, the trio developed a comprehensive plan—and renovation work schedule—that would not only help reduce the amount of energy Tyler needed in her home, but also change the type of fuel energy the home would require, and eventually create.

While Tyler had no desire to sacrifice modern conveniences such as indoor plumbing, hot water and electricity to run household appliances and conditioned (heated and cooled) air, she was also determined to try and accomplish all of it in a way that was as energy efficient as possible, within reason. Of course, her available budget and the age and condition of the house meant that some choices would have to be made during the retrofit.

After reviewing the plan, educating herself about energy efficiency, building science and talking informally with lots of people and companies at local green networking events, Tyler became convinced that performing a complete energy overhaul of her home would be the most effective use of her time, money and available resources.

“I understood exactly what the house needed and how it needed to all work together as a system. I just figured that if I had all of the work completed at once, I’d also be able to start enjoying the benefits sooner. My goal was to get the improvements made to reduce my energy consumption (and costs) as much as possible, as quickly as possible, and then get on with my life,” she said.

Now, she just needed to find a way to pay for it all.

ENTER EFFICIENCY MAINE

A common thread that surfaced throughout her initial efforts to educate herself about making energy efficiency upgrades on her home, was the recommendation of many to spend some time researching the information provided on the Efficiency Maine website.

As the independent administrator for energy efficiency incentive and rebate programs in Maine, Efficiency Maine serves as a clearinghouse of information, analysis tools and resources to help Mainers upgrade heating systems, weatherize and make other energy-saving improvements to their homes and businesses.

After several revisions, her contractor completed a comprehensive energy model that described the renovation work to be completed on her home. It includes data that also predicted how these renovations would impact heat loss and improve the efficiency of the home, and the next step was submitting the data to Efficiency Maine.

By doing so, Tyler was then able to begin the loan application process and also determine if there were any additional tax incentives and rebates that the project might qualify for too.

MANY LOAN OPTIONS AVAILABLE

By qualifying for a PowerSaver loan, one of several low interest financing options administered through Efficiency Maine, Tyler was able to fund the entire cost of the whole house energy upgrade—nearly $25,000—all at once.

As a first time homebuyer, taking out an additional loan was certainly not something that she had originally planned on. Yet after reviewing the results from the energy audit and the predictive models that showed her annual energy consumption over time, Tyler was convinced that this was her best option.

“The first winter (2013) I was using about 100 gallons a month of Bio20 home heating oil, at a cost of about $330,” she recalls. “That seemed like a lot for such a small house. I really wanted to move away from relying on oil to heat the house, but I also didn’t want to be stuck paying a huge electric bill each month either.”

Tyler figured that if she chose to only move forward with a portion of the recommendations that were presented to her—either improve the weatherization/insulation of the house or update the heating system—she’d not only delay what she knew would still need be done at some point anyway, but it would very likely end up costing more too.

THE PAYBACK—ALL THAT IS SEEN AND UNSEEN

Now that the project has been completed, Tyler estimates that it will pay for itself well within the 15-year term of the loan. Her loan payment of $200 a month is offset almost entirely from the savings she has received from the project.

Prior to the renovation work being completed, Tyler’s typical utility costs during the winter months were roughly $380 a month ($50 electric + $330 oil). She now pays $175-$200 a month for electricity and $0 for oil, a 47 % decrease.

To keep her energy use down, Tyler now uses a super-efficient Fujitsu RLS2H 15,000 BTU heat pump and Marathon electric hot water heater instead of the old, oil burning furnace. Plus, thanks to the energy credits she earns each month from the 8 PV solar panels (a 2kW array) that ReVision Energy installed on her roof, Tyler now has the ability to reduce her carbon footprint and her out-of-pocket energy costs even further.

BIG STEPS AND LITTLE STEPS MATTER—WALKING THE WALK

With these major improvements now behind her, Tyler still does many of the little things that we all can do to make energy efficiency more of a priority in both our purchases and behaviors.

For example, along with buying ENERGY STAR® rated products whenever possible, Tyler also works diligently to make sure no watt is wasted. “Everything electronic that I own is plugged into a surge strip and is completely powered off at night or whenever it is not being used,” she says. “I may be a little fanatical about that. I even power off my Wi-Fi router each night before I go to bed.”

While not all homeowners may choose to take their energy savings efforts to this level, the first step towards making your home more energy efficient is by first understanding where, when and how it is being used. In addition to the obvious, tell-tale symptoms of energy loss—cold rooms, drafty windows and doors, heating systems running non-stop—the best way to determine what is happening in your home to cause these symptoms is through an energy audit.

Energy audits are important in helping homeowners and contractors identify and prioritize a home’s efficiency and weatherization needs. Many rebate and incentive programs (including those offered from Efficiency Maine) for improvements to insulation and air sealing or purchases of mini-split heat pumps and high efficiency boilers and furnace, will often require that the results of the audit be submitted with the rebate form.

The point that efficiency experts are trying to make is that many homeowners simply don’t know what they don’t know about their homes. An energy auditor can serve as a guide to help the homeowner decide where he/she will get the most bang for their buck in terms of energy efficiency improvements.

From installing better weather stripping on doors and windows, adding insulation to your attic, basement or installing energy efficient lighting, every project (big or small) will provide long-term benefits in the form of reduced energy consumption. “The first dollars that a homeowner spends on efficiency upgrades are going to make the biggest impact,” says Horizon’s David Milliken.

UNDERSTANDING THE “HOUSE AS A SYSTEM” CONCEPT

An energy audit is a comprehensive examination of the entire house as it relates to its consumption of energy. Through a methodical, visual inspection often aided by the use of infrared (heat-seeking) image cameras and other airflow, moisture and temperature measuring devices, energy auditors are able to identify and quantify specific areas where conditioned (heated) air is leaking out and unconditioned (cold) air is leaking in.

Based on national standards established by the non-profit Building Performance Institute (BPI), an energy audit is generally followed up with a report submitted to the homeowner that identifies these problem areas along with a prioritized list of recommendations on how to remedy them.

Here in Maine, homeowners have choices when it comes to energy upgrades. They can either work with an independent inspector/auditor such as Up-Country Building Inspectors, Complete Home Evaluation Services or Atlantic Home Performance and then find a contractor to complete the renovation work. Or they can choose to work with a firm such as Evergreen Home Performance, Horizon Residential Energy Services, Bios Energy or The Breathable Home who will not only complete the audit and report, but will also make the necessary improvements.

Homeowners can also visit the Efficiency Maine website to search for energy advisors, contractors and renewable energy professionals located nearby.

THE PYRAMID APPROACH ESTABLISHING POST-AUDIT PRIORITIES

In 2011, the Minnesota Power Company created an infographic that has been widely referenced throughout the industry as an effective tool to help homeowners, builders and contractors better prioritize their weatherization and home energy performance improvements.

The foundation of MPC’s Pyramid of Conservation is built on energy efficiency, starts with educating homeowners and emphasizes the importance of understanding exactly where energy drain is most likely to occur.

This simple visualization works by providing the average homeowner with enough information to start thinking about how, when and where their energy use is happening. It also makes it clear that there are several steps that homeowners can take on their own that can make a significant impact on their overall energy use.

“The [MPC] pyramid shows that high-cost, slow-return investments such as solar panels and residential wind turbines should be considered only after addressing other, more basic opportunities to save energy. Air sealing, improving insulation, upgrading lighting sources, appliances and modifying occupant behaviors should be the first priority,” says Peter Troast, CEO of Energy Circle, a Maine-based marketing company serving the energy efficiency and renewable energy provider market. “Solar panels and replacement windows can be wonderful additions to a home, but should be viewed by homeowners as ‘icing on the cake’ after the building envelope has been sufficiently sealed and insulated.”

POST PROJECT TESTING IS IMPORTANT, OFTEN REQUIRED.

Here in Maine, all weatherization upgrades either completed or overseen by an Efficiency Maine registered, energy advisor are required to conduct a post-upgrade inspection to confirm that the house now meets Building Performance Institute (BPI) standards for occupant health and safety.

After completing the air sealing and insulation work on her home, Tyler’s post project blower door test showed a 55% decrease in the amount of air leakage, with a reading of 1,401 cfm50. New thermal images also showed a dramatic decrease in the amount of heat loss in the walls and ceilings. Additionally, the air inside the home was now healthier as well, following improvements to the ventilation system and by mitigating a chronic mold problem in the basement.

Lastly, by replacing her inefficient oil-burning furnace with air-sourced, electric heat pumps and electric hot water heater, Tyler estimates that she has reduced her energy costs by over 50%. Overall, she is very pleased with the results of the renovations—and with her decision to have all of the work completed at once.

Now, after surviving another long, cold winter inside her now comfortable and quiet house, Tyler has turned her attention outside—tending to the flowers and vegetable plants she purchased with the “extra” money she no longer needed to spend on heating her home this year. Now that’s a very green tradeoff.

TOP 5 EFFICIENCY UPGRADES

According to the U.S. Department of Energy, hiring a certified home energy professional to conduct a thorough home performance evaluation (energy audit) should be one of the first steps that homeowners make before investing much time and money in one type of improvement project over another. Auditors and other qualified contractors have the equipment, knowledge and experience to help homeowners pinpoint problem areas and prioritize how and when improvements are made.

Although all homes are different in terms of style, age, location and condition, there are several basic weatherization techniques and energy efficiency upgrades that will provide benefits to the vast majority of homeowners.

Remember, even small improvements can have a big impact on the amount of energy your home uses.

While some of these improvements, such as purchasing new appliances, can be achieved by most homeowners on their own, other projects that involve retrofitting rooms, insulation and electrical wiring, should be completed by trained, licensed professionals.

Here are the top 5 ways to improve energy efficiency in your home.

1. Air Sealing: Hundreds or thousands of little cracks can add up to one BIG hole. Air sealing around windows, doors, walls and ceilings is one of the quickest ways to improve the comfort and efficiency of your home.

2. Programmable thermostats: Set it and forget it. These controls will automatically adjust the temperature up or down depending on the time of day. Don’t waste money heating an empty house. Electric heat pumps are a great option if you’re looking to switch to a more efficient heating system.

3. Reset Hot Water Heaters: Turning down the maximum temperature your hot water reaches can reduce your energy use quite a bit without sacrificing comfort. The U.S. Department of Energy suggests a maximum temperature of 120°F as the ideal for comfort, efficiency and safety. If you’re interested in replacing your water heater, check out our Building Science 101 article to help choose the most efficient option.

4. Insulation: The greater the temperature difference between indoor and outdoor air, the more difficult it will be to maintain a comfortable temperature in your home. The more insulation you can have between you and the outside world, the better. Adding insulation to the attic will reduce heat loss AND prevent cold air from rushing into your basement. The next priority is to insulate the area directly beneath the main floor. Pay particular attention to spaces between the rafters. These joists (commonly referred to as a rim joist, band joist or sill plate) sit on top of the foundation along the perimeter of the house and should be air sealed and “blocked” using sections of rigid foam insulation.

5. Appliances: Although many are built to last longer, replacing appliances such as refrigerators, dishwashers and washer/dryers that are older than 10 years with more efficient ENERGY STAR® rated models can save up to $150 in energy costs—per appliance, per year!

This article appeared in the Spring 2015 edition of Green & Healthy Maine HOMES. Subscribe today!

Find Maine experts that specialize in healthy, efficient homes in the Green Homes Business Directory.