All Forum Posts by: Alex Sloan

In addition to the energy savings the customer will have (more $ they have to pay rent), another perk of tankless units is lifespan. They will run 20+ years while a standard tank unit is 10-15.

Bryant, is this specific to contractors in your area? A place to start may be searching for Home Performance contractors in the area. Most will be retrofit contractors (HVAC, insulation), but should be able to reference some of the better builders in the area. Here's a list I found for starters: http://www.missouribotanicalgarden.org/sustainability/sustainability/sustainable-living/at-home/hpwes/for-homeowners/find-a-contractor/st.-louis-area-contractors.aspx You should definitely check with your local utilities in regards to rebates, as they usually have some funding for energy efficient new construction. https://www.ameren.com/missouri/energy-efficiency/business/new-construction Hope this helps!

Is this truly spray foam injection, or "drill and fill" of cellulose or fiberglass? Either way, it looks like one hell of a deal--especially for you. A more comfortable building makes for a happier living situation for your tenants. If this is an "injection foam" installation, be sure that the installation contractor is reputable and knows what they're doing. They should do their due diligence in identifying current or potential moisture issues and advise on re-occupancy timing for the tenant. 

@Robin Croen moving back to town? Sac prices seem to be continually skyrocketing with the influx of Bay Area transplants and investors, but sounds like a great opportunity for a house hack if the bank of mom and dad is open for business. Let's link up!  

Originally posted by @Meghan McCallum:

All utilities will be RUBS back to the tenants to reduce operating costs.

We are also adding a rooftop deck with a plan to have green roof space w possible rentable space for organic farming for tenants. Sound crazy? It is a little...but...BE BRAVE NO ONE EVER REMEMBERS A COWARD.

 No, you aren't crazy--just forward thinking. Because of the stigmas out there against "greenwashing," I try to make a habit of directing focus on the benefits of pursuing an energy efficiency or building performance upgrade. The dollars and cents may not pencil in immediately, but up-front improvements can have an impact on your sale later down the line, lead to happier tenants, and reduce maintenance costs. 

Impact on home sale 

The studies are starting to come in (most looking at single family), and there are folks around the country working on integrating energy efficiency into the appraisal equation. One study showed a 6% premium in sales of homes that had pursued energy upgrades. 

Lead to happier tenants

The US we've seen soaring rates of autism, asthma, and Altzheimers disease. Smart home design using natural materials, proper ventilation, and adequate carbon monoxide testing are methods to address this. There is also a rise in studies seeing the benefits of biophilic design (incorporating natural elements into buildings). Some figures cited here. The big question here is whether or not the investor will benefit financially. That's the catch here, and i'm not sure that many have tested the waters! The hope is it that if your tenants are spending less time at the doctor, more time at work, and spending less on utilities, they'll have more money for rent and will stick around longer.  

Reduced maintenance costs

If the building is more efficient, less water (water heating/boilers) and less conditioning of air (HVAC) is needed. If your mechanical systems have fewer hours of use logged, they will last longer and see decreases in use.  

You should definitely talk to your auditor about any and all utility rebates available. I love that you are thinking holistically beyond energy to incorporate an atmosphere of healthy living (e.g., rooftop garden). There are dozens of examples of "eco villages," mainly in Europe that have bought into the concepts you are referring to and have tenants flocking to get residence. If you are unable to afford substantial energy upgrades, I'd encourage you to still pursue community building for the apartment tenants and the simple upgrades (LEDs, faucet/showerhead aearators, programmable thermostats, start a composting program, incorporate natural elements (e.g., plants) into common areas.  

@Marci Stein - echoing the other recommendations for an energy audit. Look for someone who is BPI or RESNET certified to perform this. BPI was started in New York, so I imagine there are many analysts available. 

- If the home has a ducted HVAC system, this may be a good place to start with a bill that high. Many duct systems leak 25% or more, which basically means that 25% of the air you are paying to heat the home is basically heating your attic or crawlspace. 

- @Marcus Auerbach hit the nail on the head - always start with air sealing (typically starting in the attic) and then insulate after it is sealed. The BPI analyst aforementioned can actually tell you how many square feet your home is leaking through performing a Blower Door test (what @Justin Fox was referring to) before and after air sealing to see how well they did. 

- Is the water heater propane as well? Depending on the age of your water heater, you may consider replacement as well. Old tanks are quite inefficient compared to newer models. 

- @Jasmine Patel I would advise folks to be careful about closing air vents as a method of saving energy. For newer ECM motors, blocking vents can increase static pressure in the system which means the unit's blower must work harder to continually provide conditioned air to the home, thereby reducing the efficiency (and more likely, longevity) of the unit. Same goes for air filters that are not routinely replaced. For other motor types, the increased pressure can actually cause the motor to work less hard, which reduces airflow to the rest of the home. 

Best of luck with your tenant! 

@Art Maydan for the inaccessible cans, you can use silicon caulk from Home Depot from underneath. For the accessible cans, you can seal around the IC-AT fixture from the top with Great Stuff or other spray foam. Caulk could work there as well. Again, just make sure the fixture has the proper rating before insulating over them to avoid potential overheating. 

Art Maydan if your cans are not IC rated, I would suggest putting the cost/labor of covers towards upgrading the units to IC/AT (insulation contact/air tight) rated LED cans. Like insulation, LEDs can have a quick payback.

@Art Maydan, it looks like the contractor you work with may be the one who submits the application on your behalf, so they should know where to direct it. Also, they may know of other rebates you can take advantage of. If applicable, ask them about on bill financing as well. Not sure about the legality of this, but perhaps one option for your case is to keep paying the utility bill over time and build in the bill cost into rent. Regarding percentage savings, 15%-25% is typically achievable. Again, it's dependent on a bunch of factors, like the efficiency of your furnace, leakage/insulation in the rest of the house, how often your duplex neighbor heats their side (if it has separate systems), etc. If you move forward, ask the contractors for savings estimates based on their past clients. 

@Thomas S., Payback for any energy retrofit is dependent on a number of factors. I've seen payback for simple air sealing/attic insulation retrofits in less than a year. Since Art is starting with no existing insulation, there is huge room for improvement and much faster payback than a previously insulated attic. You are correct that utility bills typically get passed onto the tenants, but in my opinion, tenants who are uncomfortable in their home are not bound to stick around, especially if they have lived in a better conditioned home in the past. Matter of opinion, of course! 

@Art Maydan, the difference will be labor costs. Depending on how straight-forward the job is, they could have it done in about 5-7 hrs. At $70/hr, you're probably looking at a difference of about $500 extra beyond doing it yourself; I recommend getting a few quotes. Also, don't assume that the "pros" will be following some of the guidance above. Many insulation specialists "blow and go" without paying extra attention to the science behind it. Also, you may be able to get rebates for this work. Not sure if this is your utility, but they have links to some approved weatherization contractors on the bottom: https://www.comed.com/WaysToSave/ForYourHome/Pages/WeatherizationRebates.aspx