The Change to "Green" -- Why Does This Matter?

 

In geographic areas where the homes are commonly 50-plus years old, and the most recent tracts were built up in the 1970s, the push for retooling may just feel like an uphill push only.  But in these times of need to financially conserve, there are ways to get your foot in the door towards more sustainable housing and lower expenses. To completely retrofit an older home may not bring a good cost-benefit return financially, but may other steps can be taken to improve a home's efficiency.

California has already passed laws concerning implementation of low-flow appliances, so if your living quarters haven't been changed out yet, they should be. And if you're not using light bulbs that save electricity, you're spending unnecessary money.

If a property owner is doing a major remodel on an older home or rental property, then he or she may be looking at retrofitting costs.  Part of that cost is estimating the time period to recoup the original investment.  According to some sources, adding low flow showerheads, installing LED lights and adding home insulation bring the fastest payback period for the lowest costs, most within a one year period or less

Ways to Save:

There are advanced green certifications as LEED or ENERGY STAR, which require following many steps towards certification.  But the average homeowner wishing to enhance features can do certain things that will build towards energy efficiency and more comfort without costing a lot:  

• window retrofits (more expensive but will save over time) which will also enhance the value of a home to a prospective buyer;  
• Replacing all the interior and exterior light bulbs with LEDs which use 25% of the energy of an incandescent bulb and may last up to 25 times longer, and save $75 or more each year.
• Efficient refrigerators may be 20% more energy efficient, and EE ceiling fans may be 50% more efficient. 
• Using weather sealant for doors and decks, and check insulation for proper "R" values, and wrap your old water heater to save up to 10%.
  
• Waterproofing paint generally leads to a longer lasting, more sustainable building. 
• Using renewably sourced construction material such as engineered woods, recycled woods, bamboo construction.
• Caulking, weatherstripping, sealing air ducts, installing a fireplace flue plug are additional ways to prevent air from escaping.  Thirty percent of energy in a California home is for heating and cooling, and these measures will help to reduce escaping air.
  
• A Smart Thermostat allows for programmable hours for work and vacations, another way to control home expenses up to 10% annually.  Find more energy management tools (EMTs) to save money.
  
• Xeriscaping, which calls for water conservation through low maintenance landscaping, can save over 50% of residential water use.  It's not necessary that your home look like a desert in order to achieve this, but planning with the right plants will reduce the amount of water on your grass lawn.
• Greywater is repurposed water for outdoor irrigation, and may involve a small filtration unit to direct water from the house to the outside.   
• Unplugging home printers and computers when not in use may save up to $200 annually in electricity costs!  
  

Buildings in the U.S. produce about 40% of the overall CO2 emissions, and scientists are expecting the world to need 40%-70% less CO2 emissions by 2050 to counteract the worst of climate change.  So energy efficiency is not just fashionable, it's important.  An energy efficient home is estimated to produce 2.5 fewer tons of CO2 each year! And an energy efficient home is less costly and more comfortable to live in.

For more information, check with your local city for incentive programs in place.

Further resources:

https://www.huduser.gov/portal/consumer/financial_incentives.html

https://www.benefits.gov/

http://www.dsireusa.org/

https://www.energystar.gov/rebate-finder

https://www.energyupgradeca.org/home-energy-efficiency/upgrading-your-home/ 

https://www.energy.ca.gov/programs-and-topics/programs/home-energy-rating-system-hers-program 

https://moneywise.com/a/easy-tips-for-saving-money-by-going-green     

https://greenhomeguide.com/     

https://greenlivingideas.com/              

Julia Huntsman, REALTOR, Broker | www.juliahuntsman.com | 562-896-2609 | California Lic. #01188996

Time to Update Your Home Appliances for Water Conservation

Jan. 1 2019 deadline

Do you live in a condo, or own a multi-family property built before 1994? Or are you improving or remodeling a property?  It's now time to make changes as of January 1, 2019.

Beginning in 2017, all single family homes were required in California to install water conserving plumbing fixtures, i.e., most commonly faucets, showerheads and toilets.

And what exactly are the requirements? SB407 puts it this way, so look for toilets (really, they've been on the market for a long time now) that are not more than 1.6 gpf, and so on:

“Noncompliant plumbing fixture” means any of the following:

(1) Any toilet manufactured to use more than 1.6 gallons of water per flush.

(2) Any urinal manufactured to use more than one gallon of water per flush.

(3) Any showerhead manufactured to have a flow capacity of more than 2.5 gallons of water per minute.

(4) Any interior faucet that emits more than 2.2 gallons of water per minute."

Here is the link to the law on plumbing fixtures replacement as passed in 2009 which set the deadlines and requirements for California properties:  SB 407

But what if you sell your condo or house and you haven't complied with the law yet? Just be aware that the seller must disclose to the best of his/her knowledge if such fixtures have or have not been installed.  The lack of such fixtures is not a condition of sale according to the law, but you will still be in violation of the law, and the buyer may really wish for the seller to take care of this before the close of escrow, it all  depends.

But considering years of water drought, and the necessity of cutting back on water usage throughout the state, it's really best to comply with the law--everyone has been given 10 years!!

Also, cities may have stricter standards than what the state requires, so check your local municipality, such as Los Angeles, San Francisco, and San Diego, which do have point of sale requirements.

At this point I'm not aware that Long Beach has more stringent requirements than the state.  The City is, however, offering a rebate if you give up your 1.6 gpf toilet and get a .8 gpf toilet http://www.lbwater.org/Rebates -- see a list to download on approved fixtures.  More information on the City's water program is currently on their website: http://www.lbwater.org/Residential%20Conservation

 See prior post:  2017 post on low-flow toilets

Lastly, for more complete information, I will be happy to share a complete up-to-date posting from California Association of Attorneys legal section about this law, to clarify any questions about how to negotiate with your buyer on this subject, and more.  Just call or email me with your specific question and contact information. If it turns out I think you're a non-California property owner in China, I'm probably not going to respond.☺

Julia Huntsman, REALTOR, Broker | www.juliahuntsman.com | 562-896-2609 | California Lic. #01188996

New California Law on Low-Flow Toilets for 2017

As of January 1, 2017, water-conserving plumbing fixtures for single family homes built before 1994 will be required for California homes.

So as a Realtor, one thing I want to say right away is that it is not the agent's responsibility to disclose this at time of sale, but it is the seller/owner's responsibility to disclose if such fixtures have been installed.  And, it is not a point-of-sale requirement, but it is a requirement by virtue of owning a single family home as of January 1, 2017.

So what must be replaced?

1) A toilet manufactured to use more than 1.6 gallons per flush;
2) Any urinal manufactured to use more than one gallon of water per flush;
3) A showerhead manufactured to use more than one gallon of water per flush;
4) An interior faucet that emits more than 2.2 gallons of water per minute.

That State of California would like property owners to also know that putting brick in the toilet tank does not comply with the new law, even if it saves the appropriate amount of water. (Sorry!)

While the new law does not create a point-of-sale requirement, there may be local ordinances which do have their own laws which do create point-of-sale requirements, so it all depends on where you live, i.e., San Diego.

For properties which are not in compliance at the time of sale, the seller is required to disclose in writing to the buyer the new legal requirement, the presence of noncompliant plumbing fixtures on the property, and affirm to the buyer that it is the seller's (not the agent's) responsbility to disclose.  Of course, new updated transaction forms are planned by the California Association of Realtors to include this information.

At this point, the law addresses only single family homes, and there is no mention of condominiums or other unit-type properties.
For a more complete printout on this law, please feel free to contact me!

New California Real Estate Laws for 2015

The following are some of the new real estate laws taking effect in the future in California.

California brokers are required to keep transaction records for at least 3 years. These records used to include text messages, instant messages and tweets, but per AB 2136, as of January 1, 2015, such electronic "ephemeral" records are not now required to be kept.  If you wish to maintain a good permanent record of communication with your agent, faxed documents and/or e-mail messages are a better way to go.

Many HOA associations use the services of a property manager who commonly carries out the forwarding of HOA documents to the buyer during escrow.  The fees charged by them for the gathering, production and delivery of such documents has been the subject of controversy and regulation in the past, all the more so since electronic documents do not incur the expense of actual copying and messengering to an escrow office that once was common.  To eliminate the practice engaged in by some companies where non-requested documents were included with requested documents--and charged for--document bundling is now prohibited. It is the now the responsibility for the seller to pay HOA document fees, and the fees must be itemized for mandated disclosures, i.e., CCRs, Minutes, By-laws, special assessments, financial/budget statements, rental reports, operating rules, etc.  The HOA must estimate the cost of such mandated documents prior to production, and if the seller possesses them electronically, they must be provided free of charge.  It is the responsibility of the seller to pay the HOA for any charges which the HOA is allowed to incur. The California purchase agreements have been revised to reflect this change in the law. So if you own a condominium and you are selling it, be aware that you are now legally required to pay for the mandated documents which are to be sent to the buyer, and that these documents can no longer be ordered by escrow using the buyer's deposit funds (a common practice until now).  These and other requirements are detailed in  AB 2430.

There are several other new HOA-related laws concerning exclusive use maintenance, use of recycled water, use of low water-using plants, judicially enforceable dispute resolutions, allowance of personal agriculture in a back yard.  For specific information on these, please contact me.

If you see one in your front or back yard, the California red frog is now the state amphibian.

On July 15, the California state water board adopted emergency regulations restricting water use for outdoor landscapes. The regulations prohibit using potable water outdoors, such as watering your lawn, that results in runoff water on sidewalks, driveways, roadways and your neighbor’s property; washing a car with a hose unless the hose is fitted with a shut-off nozzle; watering down your driveway and sidewalk; and using water in a decorative fountain unless it recirculates. Violation of the regulations is an infraction and may result in a fine of up to $500 for each day the violation occurs.  Various cities, such as Long Beach and Los Angeles, also have water regulations, i.e., watering on certain days and times. Try checking with their web sites.

AB 2310 allows the city attorney in certain California cities, including Long Beach, to demand that a landlord evict a tenant, after following certain procedures, for unlawful possession of weapons or ammunition or for other illegal conduct with controlled substances, or this action may be carried out by the City.

Seniors or disabled citizens may file for a postponement of their property taxes if household income does not exceed $35,500. This program does not include mobile homes, and takes effect July 1, 2016.  Claims are filed with the State Controller and any sums approved and paid by the state will become a lien on the property.

Please contact me for more detailed summary on some of these laws, I am happy to be of assistance.
www.juliahuntsman.com

Water Conservation in Southern California--It Can Save You Money!

Ironically, on the day of heavy rain last week in Long Beach, drought conditions were officially declared (again) by the City, and water restrictions were officially put into place, and/or reminded of once more. So diners must ask for water in restaurants, and water users are not to water more often than 3 days per week at specified times and for no longer than 10 minutes. Most people don't think about how much water a dripping shower wastes, or sprinklers that are constantly leaking--you can save lots of money by fixing these problems.

Here are 10 tips from the Community Associations Institute to conserve water, because about 60% of water usage is used outdoors, according to the Irvine Ranch Water District.

1. Water early in the morning or later in the evening when temperatures are cooler. Save 25 gallons per day.
2. Choose a water-efficient irrigation system, such as drip irrigation for your trees, flowers and shrubs. Save 15 gallons each time you water.
3. Maintain your irrigation system. Check your sprinkler system frequently for leaks, and adjust nozzles so only your lawn is being watered and not the house, sidewalk or street. A well-functioning irrigation system can save 500 gallons per month.
4. Water deeply, but less frequently to create healthier and stronger landscapes. Reduce water runoff onto sidewalk, streets, by watering as frequently as possible and for less time. For a free watering schedule, visit irwd.com. Save 12-15 gallons each time you water.
5. Monitor the performance of your landscape and adjust the run times up or down accordingly. If your lawn does not spring back when stepped on, it’s time to water.  Be sure to turn off your irrigation system when it rains, and depending on rainfall wait to restart. Save 1,100 gallons per irrigation cycle.
6. Consider investing in a weather-based smart controller. These devices will automatically adjust the watering schedule based on soil moisture, rain, wind and evaporation and transpiration rates. Check with your local water agency to see if there is a rebate available for the purchase of a smart controller. Save 40 gallons per day.
7. Replace your lawn with drought-resistant trees and plants. These plants are well suited for California’s mild winters and dry summers. They are low maintenance, use less water and don’t require soil preparation or fertilizing. Remember to contact your association and obtain prior architectural approval, if necessary.  Save 30-60 gallons each time you water per 1,000 sq. ft.
8. Plant the right plants for your climate. Use the Save Our Water-Wise Garden Tool to learn what plants and flowers will work best in your neighborhood. Or, download a free copy of A Homeowners Guide to a WaterSmart Landscape.
9. Put a layer of mulch around trees and plants to reduce evaporation and keep the soil cool.  Organic mulch also improves the soil and prevents weeds. Save 20-30 gallons each time you water per 1000 sq. ft.
10. Avoid using water for outdoor clean-up. Use a broom to clean driveways, sidewalks, and patios. Wash cars with a bucket, sponge, and hose with self-closing nozzle. Save 8-18 gallons per minute.

See http://www.lblawntogarden.com/ for the City of Long Beach conservation and rebate programs for residences.

For more tips and samples of drought tolerant landscapes, visit www.bewaterwise.com, http://saveourh20.org or download the toolkit.

Saving Water is Saving Money, Also, Its Not Wasting Water

Since we're watching TV ads about honest talk about what goes on in the bathroom, this seemed like another good conversation to have. 

A typical household uses 185 to 300 gallons of water a day and the majority of it goes down the drain from the toilet and the shower. One person alone may use about 80-100 gallons per day.  The toilet can consume about 26% of total daily water usage. Updating your commodes will serve as a conservation effort while also lowering your water bill.

If your toilet flushes 3.5 gallons per flush, one person may use as much as 19.5 gallons per day. But if your toilet flushes 1.6 gallons, that usage may be reduced to 10 gallons per day. Today's toilets use less water, prevent staining and resist clogging better than the older toilets--which saves on plumber's visits--and they are easy to install (although I recommend using a plumber to do it).  Good replacements generally cost from $150 to $300.

Until recently, I was one of many households with pre-1992 appliances, but I have just completed a replacement of a 5 gallon-per-flush toilet with a 1.6 gpf, and a new reduced-flow water faucet, so I know I'll be saving water!  Many older homes have older fixtures which, if replaced, will save a lot of water and reduce water bills. The early 1.6 gpf models were problematic in the 1990s, but those made today are much improved, and are easily found at the large home supply stores, you know the ones.
Toilets made in the 1950's used, on average, seven gallons per flush. Compare that with one that only uses 1.6 gallons per flush and it's a big saving. Multiply by the times a toilet is flushed in a year and the number of toilets in your home and it will save a lot of water.  The chart shows how usage changes depending on type of commode.  (1 gallon = 3.785 liters.)

How To Be Beautiful with Dry Gardens in Southern California

We love lawns, we love lush green semi-tropical plants, and we love them in dry, desertous Southern California because they grow so well here in this temperate and sunny climate.

But did you know? Lawns and outdoor landscaping consume as much as 49% of our water use in the Long Beach area. If you've seen my past blogs on the subject, you know that Los Angeles and other Southern California cities, including the other desert areas, have been concerned about water use for a long time--for decades, as a matter of fact. Yet, we persist in our East Coast style of landscaping brought here by our forebears. This becomes more expensive with the passing of time--Long Beach is scheduled to raise its water rates this fall, although residents have done well so far in reducing water consumption by 10% through the current city-mandated watering schedule restricting outdoor use to 3 days per week at certain times.

Lawns in particular had a purpose in the past, and it wasn't related to beauty. Lawns derive from the green pastures once kept by owners of cows, because back when we were a more agricultural, less industrial society, financial status and its production could be measured by the amount of land people owned, their crops and their animals. Cows needed green grazing areas, so the more cows one owned, the more pasture was required, and this over time became the foundation for our attachment to lawns, long after the cows disappeared from the average homeowner's life.

Today, we need to fit in with our natural climate conditions, as well as the current water shortage upon us. Beautiful Long Beach Landscapes right into saving money while creating beautiful gardens using native plants. The photos above are "before" and "after" of one house selected by a Long Beach landscaping program. Another great source is at BeWaterWise for landscape and planting ideas.

For more information, go to http://www.juliahuntsman.com/gardening-landscaping-for-home.html

Water Wise Landscaping in Southern California

This is the time of year when thoughts turn to outdoor lawns and gardens. This year, some planning, and awareness of new laws, can save you some money.

Water conservation is a growing focus in a land that used to be a desert before all the swimming pools were added. Los Angeles' Metropolitan Water District developed a BeWaterWise website several years and (I still have a few CDs) for native plant gardening, classes, and irrigation systems installation. See the Water Calculator to assist with your climate's and soil's watering needs on a season basis.



The City of Long Beach recently passed an ordinance for saving water, and limits landscape watering to specific days (Monday, Thursday and Saturday) and times. Pressure washers (under pulldown menu at "Water Conservation") are to be used instead of hoses if absolutely necessary for outdoor use. The city Water Department is sponsoring landscaping classes during April, May and June focusing on irrigation systems and installation, and "California-friendly" plants. Certain neighborhoods are already popping up with water-efficient landscaping, and looking very attractive. There are also a few rebate programs offered by the City for using certain water-saving toilets, rotating sprinkler nozzles which use 20% less water and reduce runoff, and high-efficiency clothes washers (HECWs). In Orange County, rebates are also offered for synthetic turf and timers.

Local Water Use Restrictions

The City of Long Beach has declared a water shortage and issued revisions to the municipal code concerning water use which ought to be of interest to all Southern California cities.

Record low rainfall and an 8-year drought in the Colorado River watershed, used by much of Southern California, along with other impacts such as a federal court Endangered Species Act ruling on August 31st, necessitated new rules for the City of Long Beach:

Washing driveways, sidewalks, parking areas, patios or other outdoor cemented or paved areas with a garden hose, unless it is attached to pressurized water broom;

Irrigating any landscape with potable water between 7:00 a.m. and 6:00 pm;

Irrigating any landscape more than three days per week.

The City imports almost half of its water and states a water supply shortage is imminent without immediate conservation, and is mandating the use of water pressure devices on all hoses. Just click on the link above for complete information.

Long Beach long beach real estate

How Does Your Garden Grow? Southern California Tips

Environmental factors have always been with us--and now more than ever. Southern California is an arid area and its desert climate is often forgotten among the urbanites. More than we realize, we benefit by utilizing plants and landscaping factors original to this area. Water-saving plants not only look good and blend in, they save money by using less water which is now required to serve even more people in new and spreading developments throughout the state. Take a look at this site--it's a great resource for planning out your garden, which you can save online for a period of time, and how to pick a theme, what is plant functionality, choosing fire-resistant plants, water irrigation and maintenance, to name a few.

See what another garden looks like in Santa Barbara or how to plant a hillside, find out how to create a custom watering schedule, and see what the current watering index is for your area and time of year ("The Watering Index is a percentage based on the maximum amount of water you should apply on your landscape. Typically this is the amount you would use in July or August, when temperatures are high, rainfall is scarce and days are long. But starting in September, as days grow shorter, water stays in your soil longer and you do not need to water as much.") This is a really great site through the Metropolitant Water District, and one gardeners especially should love.

Long Beach Southern California xeroscaping