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How to Find a Great Builder or Watch Them Run for the Hills

Three Questions to Ask

I want to let you in on a little secret: buildings are complex. We expect them to 1) keep us comfortable, 2) to handle all kinds of weather 3) to be safe 4) durable 5) stylish, and 6) efficient.

The last time I checked, the laws of physics didn’t ignore buildings, and these laws can actually be applied to deliver five of the six expectations above. Perhaps there are even physicists out there who can predict style with science -- I suppose I can extend the benefit of the doubt. But how many people do you know who build, sell, inspect, purchase or occupy buildings and who comprehend how the flows of energy, moisture, and air influence comfort, efficiency, durability and safety? 

The process of building or remodeling a home typically involves many subcontractors, each focused on his or her specific niche, with a builder overseeing the entire operation. This is a lot for a builder to juggle, so how can you be confident that the builder of the home you’re considering purchasing is delivering a quality product that will perform? Here are three questions you and the professionals you’re working with can ask to determine if building science and industry best practices were considered in what is surely one of the biggest purchases of your life. Included are some of the responses you will hopefully hear:

(1)    What details were incorporated to manage energy, moisture, and air flows in this house?

Yes, hit them with the million-dollar question. Now don’t expect to be able to comprehend builder jargon regarding installation of all the components, but some key elements of the response should include, “we concentrated on air and duct sealing to create a tight house with tight ductwork that keeps the heating and cooling you’re paying for in the area you want it (energy efficiency, comfort). This additionally helps keep warm moist air out of areas we don’t want it traveling to, where it might be at risk of hitting the dew point and condensing in a building cavity (durability, comfort).  We take insulation seriously, and made sure it was properly aligned and installed so it can do its job (energy efficiency, comfort, durability). Finally, to ensure there is fresh air for the occupants, and to also help handle indoor moisture, we have installed a controlled, mechanical ventilation system (comfort, durability).”

 A simpler response that can give you just as much (or perhaps more) confidence that these items have been addressed is, “we had this home third-party certified”.

(2)    How does this house exceed code? 

Some people like to say that building a home exactly to building code means building the worst possible home you can without going to jail. Maybe it’s more like achieving a passing grade of C where some additional effort could earn a B+ or an A. Okay, I’ll give some building codes some slack, our energy code here in Oregon is pretty good compared to other places, and it’s about to get about a 10% improvement. But asking this question of a builder should shed some light on how much the builder understands and how up-to-date he or she is on building codes, and how much effort they put into evaluating what they think is the right way to do things. 

Another thing to consider in seeking a home that exceeds building code minimums is the concept of “future proofing.” Wouldn’t it be nice to know that a home you buy today might be as efficient and durable as homes being built years from now? And think about how a future proofed home might compete with other homes on the market when you decide to sell.  

Does thinking about building codes seem overwhelming and/or boring? A great way to identify if a home is built to exceed code is if it has been third-party certified. 

(3)    How much is it going to cost to operate this house?

A lot of people only consider the mortgage when looking at purchasing a house. But houses require energy that costs you your hard earned dollars every month – for as long as 20 years! How many successful businesses do you think enter into big deals without looking at all the cash flow implications? Emotion plays a large role in buying a new home, but wouldn’t an estimate of annual energy costs be a useful piece of information to help justify the purchase on the rational side of the decision making process?

If you’re looking at an existing home, it should be relatively easy to determine how much it actually costs to operate that home, yet investigating this expense is often overlooked. If you’re looking at a new home, can the builder give you a good answer? If the house has received an Energy Performance Score, they can.

An EPS will provide estimated annual energy costs based on estimated energy consumption, much like a miles-per-gallon rating for an automobile. And yes, an EPS can be requested for a third-party certified home, which will show you the true value of your home in energy dollars.

Ensuring that all the parts and systems of a house come together to deliver a product that meets our expectations of being safe, durable, stylish and efficient is no easy task. We’re not all experts on these often hidden details that can define whether a house will perform, but knowing some good questions to ask can help provide insight into the builder’s level of knowledge. 

About the Author

Eli Volem

Located out of Eugene and managing project throughout the Willamette Valley, Eli Volem is a certified RESNET HERS Rater, LEED for Homes Green Rater, and ENERGY STAR Homes Verifier, and primarily assists builders with building energy efficient, durable, healthier, and more environmentally responsible homes through Earth Advantage, ENERGY STAR, and LEED for Homes certification programs. He provides technical training and support in the field from planning through construction, and sales and marketing support through the sales process. Eli graduated from the University of Oregon with a MBA with concentrations in entrepreneurship and sustainable business.