myleenjan's blog

Still thinking of building your dream home? Maybe this article will convince you. We, the Sjodins, were interviewed and mentioned in this article in CNN's Money Magazine. Check it out!

http://money.cnn.com/2008/03/10/real_estate/build_home.moneymag/index.htm?postversion=2008031218

A guy named Dan who commented on my blog introduced me to Google Sketchup, and we got hooked immediately! You can create 3D renderings of your house or any object you desire, and the best part is that it's free to download! There are even premade 3D sketches of things you can add to your own Sketchup (for example, mid-century modern furniture even!)

Jan got so into it, that he did a DETAILED rendition of our house, including the doors, windows and cedar siding that will look pretty close to reality.

We're still working on the interior and garageport, but here's our completed exterior of our house!

CLICK TO ENLARGE PHOTOS

I'm starting to feel sorry for myself :-(... nah, I know I shouldn't, but it's been tough because I am finding that this house and lot appraisal method is so frustrating because we are building green.

Why? You see, in order to get a construction loan for your house, you have to get your houseplans and lot appraised so that the lender can base the loan on the total appraised value. They basically compare your house square footage and the area where you're building and try to find comparables in the neighborhood. The problem is, there aren't too many green built homes to compare to, so they end up comparing your house to the shoddy stick builts and it's simply NOT FAIR!!! I've been talking to appraisers around town and they are saying the same thing... it doesn't matter because we have to go by what is around you. So tell me, how are we going to get comparables around us when they make it so hard for people to build green in the first place? Add the fact that they don't appraise green features/building for a higher value, even though you're saving thousands a year in energy costs, you're not breathing dangerous vapors, as well as being the benevolent and eco-conscious hero of your neighborhood.

And so I ranted and vented and said, but we're building with SIPs, got geothermal and rainwater collection and all these other cool features but to no avail. I am so thinking of going political over this. If anyone has any insight on how I can go about lobbying for making it easier for green built homes, then I'm very open to suggestions and will put on my marching boots.

Here's our situation, and I'll be an open book (as if I haven't already exposed enough):

We need to appraise both our house and lot at about $740K so that we can get 100% financing for our construction costs which came to be approx $590K (80% of the appraised value). This allows us to put no money down because in essence we are using our equity for the 20%.

We are doing this as owner builders with U Build It. And if that's not hard enough, building green can be costly upfront, and so we require more of a loan than if we went conventionally stick built. Then add on the fact that the nation is under a house decline....

We did find ONE appraiser who has specialized in green building in Austin, can you believe that? Here's his info (free PR for him):
Ward Appraisal Services

Also, here's a mortgage company specializing in green building lending:
Green Mountain Mortgage

I guess when people build green, it's their 2nd or 3rd or more house, but we are the pioneer-spirited ones who decide to build our very 1st home properly and green! Woohoo! :-D

The hope is that our land has appreciated enough to cover any large differences. Acreage lots around the Hill Country are getting expensive, so maybe that will be a good thing for us. It's almost becoming a mini California out here. They even built the Hill Country Galleria 8 miles from us and will be developing out this way.

Despite the above, I am trying to stay positive. Really truly, because we deserve this house and want to do it right!!! I am SO HOPING we get the appraisal we want. Wish us luck and as always I'll update with what I find out!

I should do a before and after picture of us when we start the building....

Some more SIPs cheering... here's an excellent 3 minute video showing you the benefits of building with Structural Insulated Panels (SIPs) from a non-sales biased point of view (HGTV Pro's website). It also shows how they are put together, saving you time, money and the planet!

http://www.hgtvpro.com/hpro/pac_ctnt/text/0,2595,HPRO_20196_55073,00.html?c=484&videoid=66936

...Us! We did a manual J calculation of our SIP (Structural Insulated Panel) home and found out that our house was very efficient at 941 sf per ton! The average HVAC contractor normally sizes HVAC units at 450-550 sf per ton.

What does the ton mean? Your HVAC (Heating Ventilation Air Conditioning) system is sized by the ton. Typical sizes for single family residences are between two and five tons. Each ton equals 12,000 Btuh. Basically, it means our house is so air tight, insulated and efficient, it would take a 3-ton HVAC unit to cool our SIP house compared to a 5-ton HVAC unit to cool a stick built house that is the same size as our SIP home.

Our future house, a 2419 sf home, is the most energy efficient home that our green architect has ever designed. :-) Sorry to toot our own horn, but it makes us a bit proud to know this.

I'm glad I'm not Mrs. Cheapo, because my husband is insisting on metal ductwork for the house which is the most expensive way to go for your HVAC (Heating Ventilation Air Conditioning) ductwork. My husband, the typical Swede, is so quality driven that he absolutely insists upon it.

From what I've learned, there are a few good reasons. We talked to several geothermal, HVAC consultants and took a couple of classes where they have said the same thing - Metal ducts are better. Metal ductwork lasts longer, is easier to clean, doesn't get particle buildup as easily as flex duct and the air flows better (less possibility for restricted airflow, which causes A/C inefficiency!). A/C usage and inefficiency accounts for a lot of Texan's house bills, so this is pretty darn important. You must insulate the metal ducts on the exterior to keep it from sweating if it's cool air or losing its temperature if it's heat. The only disadvantage I can see besides the expense, is that there have been cases where sound travels through the metal ducts to other parts of the house. There are solutions to fix this (duct liners), but I don't know what that does to the efficiency of the ducts (which will defeat the purpose of the metal ducts!).

The alternative has been to get flexduct (the most common in new homes) or fiberglass ducts (made with a rigid fiberglass duct board). The advantage is that it's way cheaper and already insulated. The problem that occurs is that flexduct bends, restricting airflow and being a lot more inefficient. They can also bust open (some guy found a little rat's family home in one once!EWWWWWW) if little critters can get in, and they are difficult to clean.

Also, you will want to clean your ducts periodically, as there is always a danger of getting fiberglass particles, mold or dust in the ductwork. You do NOT want to breath fiberglass, as that is super dangerous to your lungs, which is why you always need a mask when putting in batt (fiberglass) insulation. With metal ducts, it is easier to clean very thoroughly with a brush. Another tip is that if you are sealing your ducts, always use MASTIC tape not DUCT tape, as mastic tape is better quality and does not wear out as easily as duct tape.

Metal ductwork will cost us about $4,000-5,000 more than using flexduct or fiberglass. But again, my husband says it's worth it! (*sigh*). I guess we're going to have to wait a little longer to get another car :-).

With all the talk of building and buying green, how about eating green? There's a growing trend (or maybe I'm just late) of people who only want to buy local or nearby food and produce. They are called "localvores".

According to a Canadian researcher named Vicky Blatt, "If you’re buying green, you should consider the distance food travels. If it’s travelling further, then some of the benefits of organic crops are cancelled out by the extra environmental costs."

We try to buy at minimum 90% organic, to make sure that we're not putting dangerous chemicals in our bodies, but this localvore concept adds a whole other layer of awareness that's important too. According to localvores.org and the guy's relentless research, organic produce is "racking up" more miles than conventional produce in many cases.

So, what do you do? Whatever you can, really. Awareness is always the first step. Read signs in your produce department and buy things in your state as much as possible. It supports the local farmers, economy, and reduces your carbon foot print. What better way?

Also, try going to your local farmer's market! They are a joy to go to, reminiscent of how people used to shop in the old days. Produce is fresher and mostly organic. We have 3 great farmer's markets here in Austin where they sell other wares, baked goods, hormone-free, grass-fed meat, raw or low pasteurized milk, cheeses, as well as the vegetables at usually way less than Whole Foods (in Austin, where they were founded, there's a local motto for them, "Whole Foods, for the healthy and the wealthy").

Besides making our own garden for our consumption, there's still something you can do to be as green as you can!

And something interesting to know for you carnivores, have you ever tried grass-fed meat? I'm a foodie, and its out of this world. You see, cows by nature like and want to eat grass. That's what they are supposed to eat until farmers started feeding them grains and hormones to fatten them up. Cattle aren't even designed to eat grains (who knew!) and also aren't supposed to be fat creatures! Look at these lean guys.

Even organic meat isn't as tasty. Because even though they are eating organic grain feed, it's still GRAIN FED. And not only that, grass-fed meat has more Omega-3 fat and is naturally more lean too! I just made tacos with grass-fed ground beef, and couldn't believe the taste difference.

The best would be to get grass-fed, no hormone/antibiotic free beef. Trust me, you'll never go back. More information on grass-fed beef, go here.

As you can see from our green features list, we are going to use a geothermal heat pump for the heating and cooling of our house, as well as for our swimming pool. It is an extremely effective system that can be up to 2.5 times more efficient than a normal HVAC 12 seer system and uses very little electric. Add that to an air tight, well insulated SIP home, and you'll save yet even more money on cooling your home, probably 75-80% of what a stick frame/batt insulated/regular HVAC home would do.

There is one guy we talked to, J.D. Holt, who owns a 1650 sf SIP home in Austin, TX with a geothermal system to cool his house. In the summertime he pays about $60/month without being conservative with airconditioning. That is rather significant!

In Austin, there are only a handful of geothermal subs that can install geothermal. It is also a very effective system in cold weather climates. In Sweden, it is commonly used for heating, especially large apartment complexes.

At first, I had a hard time truly understanding the science behind a geothermal system and even harder to time to explain it to other people. :-) I copied a Geothermal FAQ from one of the subs we're considering as well as included a link to a video presentation... MORE HERE

My hands have been on this keyboard for 100s of hours now, researching these last details of our house. Since most of the materials, applications and fixtures are not normally used in residential applications, I've had to swim through oceans of information to find these items with the help of my architect. Jan says that most of the residential norms are crap, so we HAVE to research every little corner and crevice for the ultimate THING. Most of the stuff we want has primarily been used in the commercial sector or green building, and as Ted says, it's because those things are built to last and simply are better (sigh!)... so here we go, I am freakin' tired, but am grateful that the Internet was invented in my lifetime.

First, insulation. Yes, we are using SIPs for most everything. But because our 2nd story cantilevers (overhangs) out above our pool, we have to use something other than our beloved SIPs. So, Ted suggested using batt on the floor of our 2nd story overhang to save money, but now I want to look at this natural fibre insulation that's safe, environmental because their made with post-industrial waste (recycled blue jeans!) and they are good quality for not too much money. The advantage is that even though they are more expensive per square foot ($0.39/sf batt insulation vs. $0.89-1.09/sf natural fibre insulation), you will save in labor costs because batt has to be stapled in and handled with care because of the itch and fiberglass irritation. This stuff can be put in by hand and don't need to be stapled in, so they are quickly installed and safe to handle as you can see with the baby below.

I found this company:
Bonded Logic at http://www.bondedlogic.com/

I couldn't resist posting this adorable photo:

Then on to ventilation ducts. We learned of a system that removes humidity from our bathrooms that can be planned with fewer punctures through our roof because they share the same vent to the outside. They are quieter & better designed so that you can control 2 or more bathrooms with the same ventilation duct....MORE HERE

It's been a while since I posted due to me constantly having to attend to my bids on the house. We have been getting some extreme prices on certain subcontractors, so it's a matter of checking 2, 3 or sometimes more bids to see that you get a reasonable price! It's an art in itself.... but anyway, I wanted to post about windows and doors, since I learned more about them. I didn't realize the complexity, but they are a crucial part of the house and affect your energy efficiency, structural integrity, not to mention your personal style.

There are a number of different frame and door materials, and costs vary greatly. Our architect wanted us to get fiberglass windows (vs. wood, aluminum or vinyl) and I wanted to know why and what the differences were. Here's what I have found out.... MORE HERE.