Apple FAQ's

• I've heard that energy efficient homes cost more. Is it true?
• Why is OMB involved with green building?
• Are there any incentives or tax breaks for building green?
• If I go with Radiant Heating, what will I do about air conditioning?
• Do Homes Built With SIP Panels Take Longer To Build?
• If I build my home with such an air tight envelope, how do I get good fresh air into my home?
• How do I find a good builder?

I’ve heard that energy efficient homes cost more. Is it true?

A recent study completed in California actually revealed that for every dollar spent on green building materials, you get $5 in return! Upfront costs average 2-5% more. But you will make this up many times over from energy and maintenance savings.

Some features cost more and some cost less. What goes into a new custom home is always under the control of the client and the builder, and many lower cost substitutions can be made while still maintaining the beauty of the home and most the energy efficient qualities.

There are also many ways to reduce overall costs by making wise choices. You can invest your dollars upfront in energy efficient systems that pay for themselves, and then with the extra savings, install that hot tub you've always wanted a little later!

While the construction costs for energy efficient features are up front, they begin saving you dollars on monthly utility bills immediately. This can amount to thousands of dollars in savings in just a few years. (See US Dept. of  Energy energy cost chart ) Homes built with SIP Panels and Built Green™ building principles reduce energy usage by 60-70% per year.

In the long-term the benefits far out-weigh the costs. (And with the way energy costs are rising, the long-term is getting shorter and shorter.) With additional features, homes can be built to a net zero energy use standard.

In addition, energy efficient homes tend to appreciate faster in value, giving you additional returns when you sell.

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Why is OMB involved with green building?

Olympia Master Builders is involved with Built Green because the building industry uses vast amounts of resources, and OMB wants to be on the cutting edge of promoting better use, conservation and stewardship of natural resources including energy and water usage. Built Green encourages builders to be responsible and be cognizant of the impact they have. Additionally, OMB believes that Green Building is the future. (Evidenced by Quadrant's pledge of building all their homes as level 3 Built Green). OMB wants to be ahead of the curve.

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Are there any incentives or tax breaks for building green?

YES!  The City of Olympia sponsors rebate programs for both residential and commercial customers who purchase energy and resource conserving appliances and fixtures.

There are also several other financial incentives such as energy efficient mortgages and solar rebates offered by Puget Sound Energy and the Federal Government available to both the homebuilder and the homebuyer.  More are being developed every day.

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If I go with Radiant Heating, what will I do about air conditioning?

A radiant heating system will only heat your home. If you want air conditioning, you have to install a delivery systems which involves a ducting systems or you may simply install a wall unit. This will mean some additional costs. Keep in mind that climate control systems are tailored to the climate conditions of the geographic area. Here, in the Puget Sound area, our climate is mild and our summer evenings are usually quite cool.  We've had customers insist on installing central air conditioning only to find out later that they never used it due to the following factors:

• Superior insulation and reduced air infiltration
• SIPs construction kept the home from big temperature fluctuations during night and day cycles.
• Larger overhangs were designed to keep mid-day summer sun from penetrating the home with solar gain.
• Windows were chosen with double paned glass and low-E argon gas filling to better insulate and to reflect infra red heat.

The general comment has been, “We are amazed to find that our home stays cool all through the day and we never feel the need to use our air conditioning.”

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Do Homes Built With SIP Panels Take Longer To Build?

No. In fact we can build faster with panels than with standard stud and fiberglass framing - and there's no lumber waste. It’s exciting to see the shell of a house take form in a matter of hours, especially when you realize that when a wall goes up, the exterior sheathing and insulation are all completed at the same time.

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If I build my home with such an air tight envelope, how do I get good fresh air into my home?

This is an important question about indoor air quality and how to control it. The key word is control because only when a structure is fairly air tight can you exercise real control. 

Each home has a whole house ventilation system operated on a timer which controls the venting of the house and brings fresh air into each room regularly. This system is standard on every house. An upgrade to this system includes a heat exchanger at the point where the warm interior air is being vented. This allows for the old air to exit while the heat energy is retained.

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How do I find a good builder?

Building a house is one of the most complex and stressful processes most people ever undertake. Is it worth it? Absolutely! But to keep the stress part to a minimum, it is really essential to work with a builder of integrity with whom you have a level of trust.

Unfortunately many people take the path of multiple bids thinking they will get the best value that way - the most bang for their buck. And while that makes sense at first glance, there are some compelling reasons to take that approach with a large grain of salt.

Looking for the lowest bid may assure you of the "cheapest" home, but are you really looking for "cheap?" Quality and value are more important than a lower price, and often you can discover that the lowest bid evolves into the highest cost due to "hidden" expenses, lack of care in the construction process which can evolve into call backs and costly overruns from poor planning. Added to this is the stress factor which is a real cost not measured just in dollars.

Putting the home out to bid in an effort to "keep the builder honest" is the wrong way to approach the process. It is important to realize that a builder's mission is to design the best possible home within budget and make a fair return for his or her effort. Builders are not miracle workers, and no one can promise you your "dream home" and then do it on the cheap.

A custom home takes an incredible amount of time and expertise to bid correctly. If plans and specifications are properly drawn and executed, and if the bid instructions are complete, three competent and reputable builders will appear with pricing that is almost identical. If this is so, why submit yourself and your potential contractor to the stress of "competitive" bidding? You should actually choose your builder the same way as you would choose any professional - by reputation and warranty.

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