Case Study: Green Appraisal Certification

PORTLAND, Ore., April 19, 2010

BY DIANE FORSBERG

Editor's Note: In a continuing effort to bring the appraiser, broker, and builder communities together, Earth Advantage Institute would like to feature Diane Forsberg’s, a graduate of our Certified Residential Green Appraiser (CRGA) course, first-hand account of how her green appraisal certification is allowing her to understand the nuances of green homes and accurately estimate their value.

In late 2009, I completed the Certified Residential Green Appraiser course sponsored by Earth Advantage Institute and taught by Taylor Watkins, certified residential appraiser.  I appraise in the mid-Willamette Valley area of Oregon and while the green movement is just catching on in this region, my course knowledge is being used on many occasions.  Most recently, I used the training to appraise a completed 2009 dwelling in Dallas on small acreage.  

The first thing I noticed as I approached the dwelling was that the majority of windows were south-facing (to maximize the natural radiant heat from sunlight year round) and the home had potential for natural stack ventilation (for natural floor to ceiling air flow). While I spoke with the homeowner, I made inquiries about the extensive excavation of the site and the conversation soon turned to the foundation and the home’s envelope.  The homeowner works for a certified green builder and he designed the dwelling.  He incorporated a high-mass heating system into the continuous concrete foundation with approximately 36” high walls, insulated lining, and filled the entire area with 24” of sand (for insulation). A grid of tubing was then installed in the sand bed with heated water pumped through it to heat the concrete slab or interior dwelling floor.  The homeowner showed me his 'gadget room' that housed the plumbing, filters and temperature gauges for this heating system and the additional hot water storage tank.  He commented that they intentionally did not use any floor covering – they simply painted the concrete – due to their son’s allergies, and were surprised at the amount of heat that radiated from the floor.  He also mentioned that in the year they had lived there, they had only turned on this heating system for a few weeks in the late fall, and had not had to use it since (February) as heat that was absorbed by the floor mass was still radiating sufficiently. The homeowner estimated his total cost to operate this heating system at approximately $100 for the year. 

The rest of the envelope was built with 8” staggered-stud framing, specially engineered trusses to reduce thermal bridging, blown-in cellulose insulation, and upgraded low-e vinyl windows. Additionally, all of the appliances were ENERGY STAR®.  With my green home valuation training, I was able to accurately estimate and support energy efficiency adjustments in my appraisal report, allowing me to give a more accurate estimated market value for the dwelling.  Although this home does not have a third-party certification, it does demonstrate that with a little thought and planning, energy efficiency, cost reduction and added value is attainable at many levels.

Diane Forsberg, CRGA
Certified Residential Appraiser
Certified Residential Green Appraiser
Abacus Appraisal Group
CR00259