'Green' homes take root with local builders

References:

US Energy Star program
US Green Building Council

Portland Press Herald
September 19, 2006

FALMOUTH - Potential buyers of The Monterey, a 3,140-square-foot condominium being completed here at the new Smith Farm subdivision, might appreciate the large, built-in bookcase at the top of the stairs. They wouldn't be aware, however, of the care workers took to insulate the wall cavity behind the case.

Standing in the living room, visitors are drawn to the view of a small pond below. They don't realize that the high-performance windows they're looking through are filled with argon gas, which helps reduce heat loss. And they can't see that the studs and seams within the exterior walls are caulked to cut air exchange.

Here's something they're more likely to notice: an inspection report from an independent energy auditor that says the house can be comfortably heated with 579 gallons of oil, considerably less than a conventional home of this size.

Smith Farm is believed to be the first privately built subdivision under way in Maine certified by the federal Energy Star program. Homes in the program are at least 15 percent more energy efficient than houses built to model codes.

A few other projects in southern Maine that follow or incorporate Energy Star design standards - or exceed them - are on the drawing boards.

Custom-built homes that are exceptionally energy efficient aren't new in Maine. But the industry has been slow to follow the lead of builders in other states in creating so-called green subdivisions.
As energy prices rise and the housing market cools, that may be changing.

Some Maine builders are planning to use energy efficiency to differentiate their projects from their competitors'. They're betting that buyers care enough about heating and cooling costs to pick these homes over comparable offerings.

So far, it costs more money to save energy. Smith Farm and two other green subdivisions in southern Maine are condominiums in retirement communities that cater to buyers 55 and older. The starting price at Smith Farm is $579,000, and the developers say meeting Energy Star standards accounts for 10 percent of that cost.

But builders also say many of the features that make these homes especially efficient can be included in single-family subdivisions, with only a small cost increase.

One such project is being planned in Gray, where developers of a 12-home neighborhood are looking for so-called LEED home certification from the U.S. Green Building Council. LEED stands for Leadership in Energy and Environmental Design, and features strict standards for developing high-performance commercial buildings. The standards are now being modified for homes.

Out West, thousands of homes are being built to Energy Star and LEED standards. Builders market the benefits to attract buyers, promising higher resale values, for example, and fewer health problems related to mold and poor indoor air quality. This sales pitch is largely untested among production builders in Maine. But the developers of Smith Farm say that, along with lower energy costs, they'll be promoting the broader benefits of green design.

"We realized green building made sense," said Paul Strasenburgh, a partner and broker at Harborview Properties in Falmouth. "We just didn't know that much about it."

That changed as Strasenburgh and builder Scott Crepeau began working with a LEED-certified architect to design the project. They quickly got up to speed on the construction and land-use techniques that characterize green subdivisions.

For instance: Smith Farm is located on 33 hilly acres, but only five acres are being developed for the 15 homes. The land includes a seven-acre pond stocked with bass, as well as extensive walking trails.

The interior is finished with paint that doesn't emit volatile gases. Wool carpets and highly efficient bathroom fans also contribute to better indoor air quality.

A special cellulose insulation is sprayed on to fill every nook of wall and ceiling cavities. Made from recycled fibers, the product creates high insulating values, up to R-49 in the ceiling and R-20 in the walls.

By using these and other techniques, the homes at Smith Farm exceed the basic Energy Star efficiency standards, achieving values 50 percent higher than the state's model residential energy code. That makes the builder eligible for a $2,000 federal tax credit for each home.

Efficiency claims at Smith Farm have been independently verified by a licensed energy auditor. The auditor's survey estimates, for instance, that fuel oil for The Monterey will cost $1,694, based on a cost of $2.50 per gallon. Lights and appliances will add $1,650. Heating water and other functions contribute another $388, for a total annual energy bill of $3,616.

"Those guys are doing all the right things," said Wes Riley, owner of Horizon Residential Energy Services in South Portland, the auditor who inspected the two homes that have been finished so far at Smith Farm.

When energy prices were lower and the homes were selling quickly, fewer builders were interested in green design. But Riley said he's getting more calls now for inspections. And a check of Maine businesses listed on the Energy Star Web site shows 17 of the 21 companies signed up just in the past year or so.

"The market's slowing down," Riley said. "They're looking for a way to differentiate their product from the home down the road."
No one tracks all the green design projects planned around the state, but Riley said he's aware of two Energy Star subdivisions in southern Maine. The first involves duplex homes built for the government at Brunswick Naval Air Station. The second is at the Highland Green golf community in Topsham. All new homes at Highland Green will meet Energy Star standards, a company spokesman said, and the developer is looking into LEED certification.

Homes built to LEED standards are less common, but that's the goal of the developers of The Willows in Gray. They hope to build Maine's first LEED certified single-family subdivision. Starting prices will be about $400,000.

"From a buyer's point of view, a healthy house with low energy costs is going to set it apart from regular construction," said Tracy Scheckel, a principal in Jo-El Properties LLC.

This strategy also is being embraced by Diane Doyle of Doyle Enterprises Inc., who is seeking permits in Saco to build 29 homes clustered on 65 acres. Only 15 acres will be developed. The project, called Horton Meadows, is adjacent to 100 acres of conservation land owned by the city. The project is aimed at retirees older than 55. Prices will start in the $400,000 range.

Doyle isn't planning to seek Energy Star or LEED certification, but will follow many of the guidelines for insulation, landscaping and water use. Domestic water will be warmed by solar collectors. A brook and a pond for fly-fishing, along with miles of trails, will appeal to out-of-state buyers who value outdoor recreation, Doyle said.

"We're trying to attract people from Ohio who read the L.L. Bean catalog," she said.

Staff Writer Tux Turkel can be reached at 791-6465 or at:
tturkel@pressherald.com