FREE No Obligation Home Warranty Quote

Home warranty is one of the insurance products that is rarely understood by homeowners.  While it is true that it provides repairs and replacement costs of appliances, coverage is not always provided. Contract terms dictate that warranty companies can deny repairs caused due to lack of maintenance.

Average household spending on home improvements and maintenance costs are in the range of tens of thousands of dollars every year and in some cases it exceeds the value of the home if you include upgrades. Equipments and appliances typically need repair and replacement services as they age. You can either spend money on repairs or can invest in an alternative form of insurance – called home warranty protection. You can buy home warranty insurance policies to cover repair and replacement costs. Home warranties are supposed to provide an insurance hedge against major home appliances such as HVAC (heating, ventilation and air conditioning) units, plumbing systems, refrigerators etc.

Most of the home warranty companies will have the annual premium rate of 250 to 550 dollars and 60 to 100 dollars service call fee for every incident. Be aware that only certain set of appliances are covered by the policy. For example, most policies do not cover garage door openers, clothes washer and dryer, etc. Homeowner must get familiar with contract terms and coverage before buying.

Aged homes generally need home warranty protection as they tend to have appliance reaching the end of the life and replacement costs will be on the higher end. Most of new and existing homes are sold with home warranty policies as an incentive to the buyer. This is also one of the reasons warranty is overused as a sales utility rather than the actual insurance. For the same reason, home buyers are recommended to have a professional inspector inspect appliances before the closing date. It is NOT recommended to go with the home inspector suggested by real estate agent as it creates a conflict of interest.

Leading warranty companies

2-10 Home Warranty

American home warranty

Old Republic home warranty

Old Republic Home Warranty Review by Randy Burden

1st call to Old Republic was on Wed. September 10, 2008 when I got home and saw that the A/C was leaking from the attic. Chapman Air & Heat (www.chapmanair.com) came out the next day on the 11th. Repair man flushed the drain line and said it was fixed, so we turned the A/C on and when I came home the next day, their was now a lot of water damage on our kitchen ceiling from the A/C still leaking.

So I called Old Republic and they called Chapman Air & Heat to refix the problem. Chapman Air called me the next day (Friday) a few times, and ultimately ended up sending out 2 of their best workers to figure out what was really wrong since their first repair man’s work did not do the job. The 2 men they sent were very helpful and informative. They showed me in detail what was going wrong with the system and were just extremely nice and great to work with. They said they would have to replace the coil and a lot of other things since part of my A/C was made up of ‘fiberboard’ and they would have to replace it with metal.

Although they were extremely nice, they were not able to do any ‘quick fixes’ to keep the A/C working during the weekend, but luckly I was able to ‘rig’ the unit to drip the water into a large bucket.

On Monday, Old Republic Home Warranty informed me that some of the costs associated with the repair were not covered because “the city or state code” was now updated and some things needed to be added to my system to bring it ‘up to code.’ My A/C was fixed on Wed. and the total costs out of my pocket were the $60 service fee and exactly $563: $238 for (Emg. Drain Pan w/Safety Float Switch (Coil)), $225 for (Mastic Seal for Airtight Seams (Code)) and $100 for (Disposal of Old Unit.) I was of course not happy about the out of pocket costs but at least Old Republic covered the large costs of replacing the coil which is over $2000 alone.

All in all, it was a fairly decent experience. Chapman Air and Heat is a fantastic company. They really know what they are doing. As for Old Republic, their customer service agents are Very quick to point out what is not covered before you are even finished talking but they at least held up to their side of the bargain and replaced my coil. Oh, by the way, my house was built in 1993 so the A/C was about 15-16 years old in case you wanted to know.

Old Republic Home Warranty Review by Angie, TX

I have mixed feelings about ORHP. About a year ago, we bought a house that is closing in on 40 years old. It has two water heaters and 3 HVAC units. Our realtor paid for our first year ’standard’ policy; we paid $50 for an upgrade to silver. During the year, we had three calls, but they actually only had to fix one thing…and it was a big one.

We had a water heater that the pilot refused to stay lit. The unit was (as we later found out) a no-name brand produced by a company that no longer exists and it was 17 years old. It also was installed in a way that was no longer up to code.

The plumber called ORHW with me sitting right next to him and put them on speaker for me. They tried to get the plumber to say that it might be under warranty or he could order parts, but he told them no – we needed a new one. So they authorized that and covered the labor. We cut them a check for the $60 call fee and were told that before they would authorize ANY work, we had to agree to cover the costs not covered under our plan. That pretty much included all the stuff to get the installation of the new unit up to code, as well as the permit fee. Total for all that: $590…se we’re out $650 so far. We didn’t shop around plumbers as, when you call OR, you get who you get. We had to take their plumber to get the labor covered under our warranty.

They did come in the next day and install and it was working. It took them several hours, fortunately they billed OR for that. They also were polite and cleaned up. So far, so good. Then the city came out to inspect (b/c of the permit issued) and it didn’t pass. They neglected to do some pretty critical things under code.

We call ORHW and they refuse to intervene AND if they resend the plumbers to do the work they should have done the first time, labor isn’t included (code violations aren’t covered in warranty and they also mention improper installation…even though it was their own contractor choice). Plus they want an additional $60 call fee to come out again. Um, no. So we deal directly with the plumbers. They agree their fault, but charge us 1/2 cost labor and more parts…in for $200 more. Total amount we spent: $790. Total amount spent by ORHW for new water heater and labor to install it: $688 (per their coverage statement).

Considering they have raised the premium to $450 for the standard package and trade calls are now $75/pop…it’s a little unnerving. We probably would have been just as well off to call a repair person ourselves. That said, the age of the house and the nearly continually rising cost of repairs gives me pause and we’ll probably renew. If it were a newer house, we probably would not.

I wish there were better options, but there don’t seem to be. Maybe we need to band together and start a home warranty company of our own. We certainly couldn’t do much worse.

Related Links

wikipedia

Home warranty complaints – http://www.nj.com/business/index.ssf/2008/03/home_warranties_can_be_a_bad_d.html

FREE No Obligation Home Warranty Quote

As fall approaches, it’s time to start thinking about a top-to-bottom inspection to check for any damage and to prepare for the upcoming cold winter months.

Bite-sized projects

When it comes to staying one step ahead of maintenance headaches, we have to admit, our preference would be to bury our heads in the sand and hope that someone else takes care of any problems. Fortunately, we learned a trick that helps us overcome that mental block. If we break a big task down into smaller tasks, and then put one task on our to-do list each week, we will surprise ourselves by tackling something we didn’t think was possible.

For example, Sarah recently moved into a new house and there were about 50 little maintenance issues, such as a knob that had fallen off the dresser drawer and a leaky faucet that was keeping her up at night, which she knew she had to deal with. So she broke it down. Week one, she created a checklist. Week two, she went to the hardware store for all the supplies she’d need to fix the broken things. Week three, she fixed the broken knob. And so on. When you’re feeling overwhelmed, break the project down into smaller bite-sized steps, and you’ll be off to the races in no time.

Getting help

If you keep putting off maintenance tasks because you’re too busy, reach out to others who can help you. I am happy to admit that I am out of my depth in many areas of home maintenance. Why? Because that means my job as a homeowner is really about finding the right people to help me for the right price.

Here are three essential chores to tackle this week to get your home ready for the transition to fall.

No. 1. Change esssential batteries

Don’t wait until your smoke and carbon-monoxide detectors chirp at you to be changed, since that usually happens when you’re busy doing something else (like sleeping). Buy a few extra batteries when you’re at the grocery store this week and swap out the old batteries for new ones in all of your detectors.

No. 2. Change the filters

As much as half of the energy used in your home goes to heating and cooling. A dirty filter will slow down air flow and make the system work harder to keep you warm or cool — thus wasting energy. A clean filter will also prevent dust and dirt from building up in the system, leading to expensive maintenance and/or early system failure. If it’s been more than three months, buy some new filters and put them in your heating and cooling systems this week.

No. 3. Sweep the chimney

Chimneys need periodic examination and thorough cleaning to maintain efficiency and to reduce the chance of a chimney fire. Book an appointment with a chimney sweep to have yours professionally cleaned and checked for loose or missing mortar.

By: Sarah Welch and Alicia Rockmore
Detroit News; September 20, 2008

As you will see in this brief out­line, obtaining a mortgage can be a lengthy and complex process. Along the way, there are many opportuni­ties for problems and misunder­standings.
Select a lender in whom you can have confidence and trust – one you can depend on to help you make decisions for your long term benefit. Taking time to research the lenders in your area just may prove to be the most valuable investment you will make toward the purchase of a new home.

The Best Mortgage

All lenders offer a variety of home financing options. A good lender will work with you to find what best suits your individual circumstances.

Most loan rates will not differ widely. However, differences in loan structure can result in large savings of costs to you. Loans may differ in such items as: Term (length of the loan), prepayment options or penal­ties, processing fees, no credit fees, etc.

While most mortgages are offered for terms of 15 and 30 years, other terms may be available. Keep in mind that the shorter the term, the less you will pay for your house over the life of the loan. However, the shorter the term, the higher your monthly payment will be. Your lender can help you decide which loan arrangements are best for you.

Finding A Lender

• Build a list of lenders. Talk to people you know who have bought or refinanced a home recently.
• professionals. Or simply look in the yellow pages under “Mortgages.”
• Talk to a loan officer. Call or visit the lenders on your list. Get a feel for what it will be like to work with them and how they approach your needs. If you’re still uncertain, ask for references from recent home buyers like yourself. Ask about their experience with a particular lender.
• Compare rates for similar loans. Among the things you’ll want to discuss with prospective lenders are the rates they offer on mortgages. But when comparing rates between lenders, be sure the rates are for comparable loans, and remember to include fees and other costs so you’re really comparing apples to apples.

It is important to verify that you lender is a member of a state as­sociation for mortgage lenders. This is a trade association made up of members engaged, either directly or indirectly, in the mortgage lending business. Each member is bound by a strict code of ethics to encourage the highest standards of conduct in dealing with the public and other members. The purposes of the as­sociation can be summed up as follows:

• Encourage among its members sound and ethical business practices in making, marketing and servicing of real estate loans.
• Inform the members of changes in government laws affecting real estate.
• Provide education to the membership and the public on real estate matters.

In a continued effort to provide consumer education and assure compliance by all members to the canon of ethics, an ethics committee is in place to provide assistance to you. If you have a complaint or need general information, contact your state’s mortgage lenders association.

Pre-Qualification

Before you start house hunting, it is wise to determine your price range. This can be done through the simple process ofpre-qualifi­cation. To become pre-qualified, a lender or real estate agent will use financial information you provide to estimate the maximum mortgage you should be able to obtain. The process doesn’t guarantee that your mortgage application will be accept­ed, but it does help you narrow your search to homes you can afford.

Interest Rate Protection

When applying for a loan, you will be given an option to “lock in” a rate, thereby guaranteeing your interest rate during the processing and underwriting of your loan. It is wise to obtain a written, rather than verbal, interest rate agreement if you choose this option. The other option is to let the rate “float,” allowing the final rate and fees to be set nearer the settlement date. This means your rate would be subject to market conditions at the time and date that your rate is locked in prior to the closing.

Loan Application Process

A loan officer will complete the application form and collect all information necessary to begin pro­cessing the loan. Discuss the loan program and terms best suited to your financial needs with the loan officer. Then a loan processor will verify your loan application infor­mation. The loan processor assembles your documentation for submission and final risk approval to the underwrit­er, who then forwards your package to a closer to prepare the closing documents. If denied, a letter outlin­ing the reasons for denial is issued to you.

Loan Closing

When the lender approves your loan, it is time to close. Closing the loan and transferring the title to the property are the legal procedures that are handled by a real estate attorney.

Engineers are experimenting with bold ideas and minor tweaks to squeeze out new efficiency gains in household appliances.

Some improvements may go unnoticed, like new materials and adjustments to motors. But engineers are also rethinking basic ways in which traditional white goods work — exploring how one appliance can harness heat produced by another, for instance, or using ambient warm air inside a home.

Appliances already have made substantial gains in energy efficiency over the past two decades, driven by government standards. A new refrigerator uses about half as much electricity as one bought in 1990, for instance, while a clothes washer requires nearly 70% less electricity per load, according to the Association of Home Appliance Manufacturers, an industry trade group based in Washington, D.C.

Small efficiency gains spread across millions of homes hold huge promise for energy savings as a nation. The trick is to keep coming up with products that reduce energy needs while still satisfying consumer demands.

Household efficiency is the biggest potential we have to reduce energy use in the U.S., says Jeff Christian, a researcher at Oak Ridge National Laboratory in Oak Ridge, Tenn. But whether that potential is fulfilled, he says, is “in the hands of 120 million individual decision makers.”

Here are some of the ideas being discussed, and products being worked on.

Microwave Dryer?

One idea that’s been kicked around for years is a microwave dryer. Drying towels with the same technology used to reheat leftovers has its attractions. A microwave dryer would work much faster than a traditional dryer, using less electricity. But serious hurdles exist: Metal buttons and zippers could spark, just like a fork accidentally left in a microwave oven, says Tom Reddoch, director of energy utilization at the Electric Power Research Institute, a nonprofit based in Palo Alto, Calif.

For the near future, consumers are more likely to see tinkering with existing types of appliances than whole new categories. Lighter materials in a washing machine, for example, will reduce the power needs of its electric motor, while improved insulation will cut the power a refrigerator needs to keep food cool, says John Weinstock, vice president of marketing for digital appliances at LG Electronics USA, a unit of LG Electronics Inc. of South Korea.

General Electric Co. plans to introduce a water heater in 2010 that it says will use half as much electricity as a standard electric water heater — now the second-largest consumer of power in a home, after heating and cooling. The new water heater incorporates heat-pump technology to absorb heat from the air and transfer it to the water, says Kevin Nolan, vice president of technology for GE Consumer & Industrial.

Transferring heat requires a lot less power than generating it, the power research institute’s Mr. Reddoch says, so heat pumps are likely to find other uses as well. He imagines one day there will be a “modern clothesline” that would draw on warm air from outdoors to dry clothes in a highly efficient dryer.

Refrigerators have already slimmed down their electricity needs. But further changes are in store, such as having several small doors instead of one big one. Each time a fridge door is opened, a blast of warm air enters, and a lot of electricity is required to bring the temperature back down. Having several smaller doors can provide quicker access to items and allow less cool air to escape. In Japan, such models are already on the market, but industry insiders say U.S. consumers may resist such a big change if it doesn’t clearly make their lives easier in some way.

U.S. consumers have been cool to a new kind of energy-saving stove now popular in Europe. Induction stovetops, which feature a smooth, glass cooking surface, are one-third more efficient than either open flames or electric ranges, industry experts say. While range stoves heat coils that in turn heat the food, an induction stovetop creates an electromagnetic field that creates an electric current heating the metal pan or pot on top of it. A cook can change the desired temperature instantly. The food cooks faster and with more precise control. Despite a slow start, Whirlpool Corp. says it is starting to see increases in U.S. sales of induction stoves.

Looking at how appliances can work together may achieve much bigger energy savings than tinkering with individual pieces. For instance, the heat in a clothes dryer is currently wasted when it goes out the exhaust vent. Whirlpool engineers are looking at using that heat to warm water for the washing machine, thus reducing the load on a home’s water heater, says Henry Marcy, vice president of global technology for the Benton Harbor, Mich., company.

Whirlpool is also exploring the possibility of a household system that captures and reuses heat that otherwise is wasted. But the company says it isn’t ready to commercialize such a system, because for it to work, homes may require significant changes.

Smart Power Strips

Some new products try to help consumers themselves be smarter about their power usage.

While many major appliances use less electricity than they did two decades ago, households are using more, due to the boom in electronic equipment — especially home-entertainment gear and chargers for personal electronic devices. The costs add up with each charger left plugged in or DVR running 24 hours a day.

Motion-sensitive power strips may help. Watt Stopper Inc., a Santa Clara, Calif., unit of France’s Legrand SA, makes a power strip that works in combination with a motion detector to shut off all the electronics plugged into it after determining no one has been in the room for a predetermined length of time.

Another idea is “smart” appliances. Most households now pay a flat rate for electricity. But power prices actually fluctuate throughout the day, depending on usage levels. According to the power research institute’s Mr. Reddoch, there are devices that alert customers to price changes in real time, as well as appliances that can be set to respond on their own to price shifts.

Some of these changes are starting to trickle into the market, such as a light that changes colors depending on power prices. Also, GE plans to release appliances next year with displays that indicate real-time power prices. The Fairfield, Conn., company says the appliances will be programmable to run when the rates are least expensive.

This kind of smart technology has huge potential, says Mr. Reddoch, who adds: “We don’t convey to our consumers what it really means to use electricity.”

The single most important step that any Raleigh home buyer can take is to contact get a home waranty from ORA Warranty. ORA Waranty is a leading Home Warranty Dealer and will work hard to ensure your home warranty is exactly what you are looking for.

They’re a couple in their early 30s — a computer technician married to a bank teller. They have stable jobs, a down payment in the bank and an intense desire to escape their Charlotte condo for a luxury home in Raleigh North Carolina.

In fact, the couple has picked out their ideal property — a sprawling ranch-style house on a full acre. Plus they’re convinced this is an opportune time to buy.

Still, the couple is racked with doubts and have yet to make a serious bid on the property. Are they crazy to consider buying in so tumultuous a real estate market? Their parents think so and call them often to urge that they hold off.

This couple’s situation illustrates the pervasive confusion affecting prospective homebuyers at a time of economic uncertainty, says a real estate broker, who is also the author of “A Survival Guide to Buying a Home.”

One manifestation of buyer ambivalence is a common phenomenon: the withdrawn bid.

“People search around and around for the perfect house at a bargain price. When they find it, they’re super excited and run to their agent’s office to write an offer. But an hour later they tell the agent to tear up their bid,” the broker says.

Of course, buyer ambivalence is understandable — given the economic situation in the country. Turbulence on Wall Street, along with high gas and food prices and job jitters are combining to cause insomnia for many once-confident members of the middle class.

“It’s difficult to get a handle on home values now — or to accurately project what real estate will be worth in the future,” the real estate broker says. Even so, he insists that those who get a rock-bottom price on a home in a desirable community will one day be glad they acted now rather than waiting.

Here are pointers for those now contemplating a home purchase:

• Clarify your reasons for making a purchase.

Fear is a powerful force that can restrain people from going forward — even when they believe it’s in their interest to do so. But those convinced that now is a good time to realize a long-held housing dream shouldn’t let ungrounded fears inhibit them, says another real estate broker and former president of the National Association of Exclusive Buyer Agents.

“The main thing is to go into a purchase with your eyes wide open, plus every piece of solid information you can obtain,” the other broker says.

Keep in mind, though, that there could be reasons why it might be imprudent for you to buy now, including near-term employment prospects or perceived job security.

• Get a strong mortgage lender and RTP home buyers agent on your team to build confidenc e.

It’s no secret that home lenders now want to be doubly sure any home loan they originate will be solid. This means you’ll need to be unusually well-prepared to answer the lender’s request for documents, the other broker says.

“All your paperwork must be in order. I recommend that even before you go look at homes, you sit down with a Ann Davis and get all of your paperwork in order.”

Also, more lenders are now demanding proof that the funds you’ve amassed for your down payment have been in your savings or checking account for some time. That means you’ll need to produce account statements showing the money is truly your own, which gives you a stronger stake in the home or real estate property you buy.

If you’re self-employed, you can now expect your lender to do a rigorous review of documents related to your business.

But the time you spend documenting your eligibility for the home loan will be worth it if your lender gives you a “pre-approval” letter. This you can use as a bargaining chip when negotiating for the home or real estate property of your choice.

• Take your time choosing a home — within reason.

Many neighborhoods now have an unusually large number of for sale signs. This huge array of choices gives homebuyers yet another reason to delay commitment to any one property.

“If this is the right time for your family to buy a house, don’t let the negative atmosphere around real estate discourage you. Use the abundance of choices to help you get precisely what you want,” the other broker says.

Here are some other things to consider when buying a home:

- Do you have a home warranty?

- Is the house on a septic system?

- Does the home feature a custom bathroom design?

- Does the master bathroom feature a custom shower enclosure?

Paint a room: Do any of your rooms look drab and worn, with walls and woodwork full of scuffed or fading paint? Or perhaps your wall color is dated and could benefit from a hip new palette. Maybe you have antiquated and stained wallpaper that needs to come down. Take a critical look at the color and condition of your walls, then consider jazzing them up a bit with new paint or wallpaper.

Replace pillows: Are the accent pillows on your sofas or beds starting to look a bit tattered? Are they out of style, reminiscent of a look long gone? If so, it’s time to get new ones. Check out your favorite home-interior stores to see what’s new.

Freshen wood furnishings: In the hustle and bustle of daily life, wood furnishings get dented and dinged. Now is the time to get a stain stick and touch up all your wood pieces, covering up those boo-boos that make them look older than their years.

Do some deep cleaning: There’s nothing like a thorough deep cleaning to make your home look newer. Put on your grubby clothes, turn on some great tunes and get to work. Scrub your walls and woodwork, polish your silver, scour the grout in your kitchen and bathroom, and wash windows.

Weed out artificial plants: While I love faux greens, they are dust magnets. After a few years, they get filthy and faded. So do some interior weeding, tossing the fakes you’ve had on display for years. When you replace them, you’re going to be so blown away by how much better today’s faux greens are that you’ll wish you’d rooted out the old plants earlier.

Edit accessories: Today’s trend in interior design is for a lighter and leaner use of accents, using fewer pieces to make a bold statement. As you evaluate your displays, remove pieces you aren’t crazy about and find new ways to showcase the select items you are crazy about.

Replace fixtures. Take a long, hard look at your light fixtures, faucets and the hardware on your cabinets. Do you still love them as much as you did when you moved in? If not, it’s time to replace them with today’s new styles

Open yourself to new window treatments: Window coverings take a beating from sun and dust. And when they get dated, they age the look of your entire home. Sometimes simply hanging new curtains will dramatically update the look of a room. I’m in the process of doing just that in my kitchen. The window valance above my sink has gone limp, so this fall I’m going to replace it. I’m having as much fun thinking through my window-treatment options as I will looking at my new coverings once they are up.

Other things to consider:

- Do you have a home warranty?

- Is the house on a septic system?

- Does the home feature a custom bathroom design?

- Does the master bathroom feature a custom shower enclosure?

- Are you working with a home buyers agent?

Troubleshooter: Long hot summer

WTDV Raleigh Durahm

FAYETTEVILLE (WTVD) — Recently it was 80 degrees inside Lisa Williams’ home, and she considers that a cool temperature.

She says she’s been without a working home air conditioner unit since spring. She tells Troubleshooter Diane Wilson, “I was awful. I was miserable.”

She has a home warranty through American Home Shield and she says a technician was sent out to look at the unit. She adds, “They started taking the unit out and then stopped as they said they didn’t have approval to do the work.”

So Lisa waited for American Home Shield to approve the work. But Lisa says AHS didn’t approve the work instead she says, “They said they would not pay for everything. They would have to send me a check. I would have to take the cash out option which left me with nothing, as the unit is halfway pulled out, and no air no heat, no nothing.”

Lisa used ceiling fans and window units to keep cool. She also says she heard nothing from American Home Shield. She adds, “I kept calling in and said if you’re going to send me cash how much? When are you going to send it and they never even called me back.” So Lisa turned to Troubleshooter Diane Wilson.

Troubleshooter Diane Wilson got in touch with AHS and Lisa got some cool news. She says, “AHS contacted me immediately and they said they would pay for everything.” Lisa is sitting cool now as she has a whole new working unit and she’s very happy with the response from AHS.

In a statement a rep for American Home Shield added this: American Home Shield is committed to providing quality customer service. Ms. Williams’ recent experience was not representative of the normal AHS customer experience and we sincerely regret the delays in service she experienced.

As a result, AHS covered 100% of the expense related to the replacement and installation of her new furnace and evaporative coil, including $1,200 toward items that would not normally have been covered under the terms of her warranty.

The company also reimbursed Ms. Williams for her trade service fee and AC window units, used to cool the home in the interim. Ms. Williams has confirmed that she is pleased with the outcome.

As part of the company’s business model, AHS contracts with local trade professionals to handle our customers’ service requests. AHS prides itself in providing reliable service from pre-screened, insured contractors…..(more)

Preventing energy waste has become a household preoccupation in the era of nearly $4-a-gallon gas and rising prices for everything from airline tickets to milk. Whether motivated by environmental impulses or a desire to reduce utility bills, many Americans are researching ways to create a more energy-efficient home.

Statistics from a range of sources provide plenty of motivation. The U.S. Department of Energy’s office of Energy Efficiency and Renewable Energy (EERE) estimates that draft reduction within a home can lower energy costs anywhere from 5% to 30% annually. Meanwhile, according to Department of Energy data provided by the U.S. Green Building Council, homes account for 21% of U.S. carbon dioxide emissions. And claiming a green home remodel makes for great neighborhood bragging rights.

Eager to lessen our carbon footprint and plan a responsible remodel, we undertook four so-called "energy audits" on our 1966 Seattle home, which has a finished 1,100-square-foot main floor and a partially finished 1,100-square-foot basement. We wanted to learn both how to improve the finished portion of our home and how best to add insulation and factor energy efficiency into an eventual basement remodel.

Energy audits — assessments of your home’s energy efficiency — run the gamut from free do-it-yourself audits offered online to paid inspections in which professionals with varying credentials spend up to three hours scrutinizing the home and determining what gestures will improve its energy efficiency and which fixes will reduce energy expenses. More sophisticated professional audits employ high-tech devices, including "blower door" fans, which lower indoor air pressure and enable technicians to measure draft levels, and infrared (thermographic) scanning, which can measure surface temperature variations and thus spot air leaks and poor insulation.

We started with two do-it-yourself energy audits offered free online, including the Home Energy Yardstick offered by Energy Star, the organization that promotes energy efficiency and endorses energy-efficient products, and Home Energy Saver, a free online audit from the Environmental Energy Technologies Division at Lawrence Berkeley National Laboratory, a Department of Energy lab operated by the University of California.

The free Home Energy Yardstick was disappointingly basic — especially given how much data we had to provide from 12 months’ worth of utility bills. However, it’s not a bad starting point. The Yardstick calculated that we have a 1.7 efficiency score on a scale of 1 to 10 (oops). Tips for making changes were basic, such as using a programmable thermostat (already in use), energy-efficient bulbs (check), and Energy Star-endorsed appliances. Nice tips, but rather generic.

Next up, Home Energy Saver put us through more paces, asking us to answer 20 categories of questions ranging from insulation levels in attic walls to our furnace type. We had to guess at some answers, but, assuming we guessed right, the data provided were detailed: The program spat out nine pages worth of information on possible improvements, including the cost to implement each, and how much we would save in energy costs. For instance, insulating our basement to R-11 (insulation-speak for thickness levels — the higher the better) would cost only $480 but could save us $115 per year in reduced bills. These were estimates, to be sure, but they helped us shape priorities.

The professional inspectors drilled deeper, looking more at the "building envelope" of our home and making more concrete recommendations. The Home Detective, a home-inspection company that also performs energy audits, sent an inspector who checked our exterior, climbed in our attic and perused our basement, but didn’t bring out some of the higher-tech gear. The upshot? It suggested that we increase the "R" value of attic insulation to R-30 or more, insulate interior walls surrounding our non-insulated garage, and insulate the perimeter of the basement’s ceiling — an area known as the house’s "rim joists." Minor fixes would include sealing ducts and any spot where pipes intersect with a floor or ceiling. The cost: $169.

Pinnacle Inspections used both a blower door test and infrared scanning to investigate how airtight our home is. The blower door test, which the technician ran twice to make sure results were solid, revealed that our home is relatively airtight for its age — possibly due to our new windows. The technician seconded Home Detective’s recommendation to insulate rim joists and walls adjacent to our garage, but also was able to use infrared scans to point out non-obvious sources of drafts on our main floor, all needing only minor fixes. These areas included the front door (which needs weather-stripping), switch plates (which need fireproof electrical insulation), window trim (which needs insulation), the attic trap door (which could use weather-stripping or other insulation), and a bathroom fan that is vented into the attic (and could be better insulated).

In the end, we felt that Pinnacle’s high-tech energy audit was worth the $550 price tag, since it gave us short-term and low-cost repairs we could make now as well as guidance for future insulation projects. Now, we’re ready to tackle that basement.

By: Jane Hodges
Wall Street Journal; September 18, 2008