This is more than important information to know if you are buying, selling or renovating real estate in Boulder County and anywhere in Colorado.  As many of you know, if you sell or rent a home built before 1978, you must disclose that your home may contain paint that contains lead.  Not only is there a disclosure form to sign, but a pamphlet that highlights the paint’s risks, especially to children.  But did you also know that a new law will go into effect this month?  Read on to obtain this essential piece of knowledge.

Here’s the law according to the EPA, which signed a new regulation regarding the renovation of child-occupied buildings built before 1978 on April 22, 2008. The rule becomes effective April 22, 2010. Under the rule, beginning in April 2010, contractors performing renovation, repair and painting projects that disturb lead-based paint in homes, child care facilities, and schools built before 1978 must be certified and must follow specific work practices to prevent lead contamination. EPA’s RRP rule impacts many construction trades, including general contractors and special trade contractors, painters, plumbers, carpenters and electricians. Activities performed by all of these trades can disturb lead-based paint and have the potential to create hazardous lead dust. For most individuals, eight hours of training is required. However, individuals who have successfully completed renovation courses developed by HUD or EPA, or an abatement worker or supervisor course accredited by EPA or an authorized State or Tribal program, can become certified renovators by taking a four hour EPA-accredited renovator refresher training.

Before hiring a contractor, consider the following before performing the renovation to your home built before 1978:

     1.  Safety first.  If any contractor is pushing you to do upgrades prior to the rule change to cut costs, they probably would not have been safe to begin with.
     2.  Verify the contractor is licensed, bonded and insured.
     3.  Has the contractor received the lead paint certification?  If not, find out what their safety practices are to avoid contamination and when they are getting certified.
     4.  Contact references from previous work.  If no references available, move on.
     5.  Get at least 3 detailed bids to compare costs of different contractors.  Pay attention especially to the labor costs as that is where the fees will increase due to the new rules.
     6.  If subcontractors are required for the job, will there always be at least 1 certified lead paint contractor on site?
     7.  Referrals of qualified contractors from family, friends and co-workers is a great place to start.  Ask The Troia Team, we can help.  And if you would like up to date real estate news, subscribe to our website.

Why is this information important? 

For several reasons: Being more conscientious is the way to be.  It’s the right choice.  The eco evolution is not only taking over Boulder but it’s blossoming throughout the world.  We drive Priuses, shop locally, and remodel with the consideration of the environment. 

You’re not only saving mother earth but yourself as well; indoor contamination causes health problems and the community is becoming more aware of its harmful risks. 

 It’s really not that more expensive to do a earth loving remodel and it will positively increase the value of your real estate.  Buyers are looking for those green qualities in a home so here are the basics. 

Part One of “What is an eco friendly renovation?” covered flooring because it’s one of the most important investments in a remodel which can tie the whole look together.  There are so many options, I think you’d be surprised.  Part Two is going to cover everything else -from insultation to paint.

Water efficiency

Why Build An Eco House?states that one of the most popular eco friendly building trends is water efficiency. Techniques used to conserve water are dual plumbing, low flush toilets, low flow shower heads, grey water systems that use rain water, and other eco friendly kitchen trends. 

Don’t forget about the Water Heater Timer, digital programmable thermostat, and Tankless Water Heaters.  These not only save on energy, they SAVE you MONEY!!!!   Also, pertinant to this catergory…… Xeriscaping: xerogardening refers to landscaping and gardening in ways that reduce or eliminate the need for supplemental irrigation. It is promoted in areas that do not have easily accessible supplies of fresh water, and is gaining acceptance in other areas as climate patterns shift.

Insulation

Very important and a great way to begin after demolition because when it comes to keeping heating and cooling costs in check, insulation is the first line of defense. Sierra Club agrees and adds: in the winter, heated air moves from living spaces to attics, garages, and the great outdoors making heating systems fire up to replace all that lost heat. In the summer, air conditioners kick on as heat moves from the outside in. Insulation in the attic, exterior walls, and floors can help resist this heat flow, making homes more comfortable and slashing energy bills and pollution. HA! Environmentally friendly!   Homes built today are usually well insulated, but many older homes–even those built as little as ten years ago–can benefit from added insulation.  Types include cotton, recycled, and non-toxic duct work.

Painting

According to the EPA, the concentration of pollutants inside your home is several times higher than what you’ll find outside, due to the lack of ventilation in rooms compared to the open spaciousness of the great outdoors.  Without proper ventilation, airborne chemicals collect indoors and eventually cause damage to our bodies.  Headaches, dizziness, fatigue, asthma, cancer, and heart disease are all potential side effects of indoor air pollution.  Although the contamination cannot be attributed to any single source, paint and paint-related chemicals play a significant role inside a typical home. 

The airborne chemicals released during painting, after the paint is dry, and as paint is removed, fall into a category of pollutants known as volatile organic compounds (VOCs)—potentially carcinogenic carbon-based chemicals that evaporate easily and contribute to indoor air pollution.  Harmful compounds in the VOC category range from formaldehyde to pesticides to cleaning chemicals.  They can be up to ten times more concentrated indoors than outdoors, in both rural and industrial locations.  However, VOCscontribute significantly to air pollution out of doors as well.  VOCs are released in the highest concentrations during paint application, but most paint will continue to emit harmful fumes for years afterwards.

You’ve got to be convinced by now.  Remodelling with the earth in mind will also increase the value of your real estate.  It’s healthy and trendy.  To learn even more about buying and selling green property, let us know.

Just what defines a home remodel going eco friendly?  It’s important to know if you are a home buyer and a home seller.

If you are a home buyer then this will help you know what to look for when house shopping.  Sellers wanting to increase the value of their home and attract more buyers, need to be aware of what the new earth loving trends are.

Being a real estate expert in Boulder Colorado and Boulder County, we are witnessing a revolution in green building.  This is not a passing trend, but in my opinion, a change in how we build and remodel.

This blog is dedicated entirely to flooring! Yes, aren’t you lucky?  Eco flooring options are numerous and fun to talk about so let’s get started!

From my experience, an eco friendly renovation would be defined as any home improvement that uses sustainable and natural materials.  Supplies were bought locally and independently owned contractors were hired.  Recycled items are used as much as possible . Disposal of items should also be earth friendly; recycling old materials and reselling them as well.  For starters, choosing to remodel instead of building a bigger home somewhere else, is a great start.  That in itself is environmentally friendly.  I see more and more people every day and all around the world becoming more conscientious about the safety of their home and how the earth was considered in its reconstruction.

Floors - a huge selling point in a home.  Do you prefer carpet, tile, or hardwood?  Let’s start with carpets. One brand of green carpeting is called Smartstrand and its made from corn sugar!  Can you believe it?  And it takes 30% less energy to produce than the old nylon carpeting.

Other carpets to consider are made from recycled bottles.  I love it!  Listen to this, according to Mohawk Flooring, they developed a manufacturing process to turn PET containers into carpet. The making of everSTRAND™ starts out by sorting PET bottles and then grinding them into small chips. The cleaned chips are then melted down and extruded into fiber before being spun into carpet yarn. Mohawk also uses the labels and caps from the PET containers to make the carpet core, the roll that carpet is wrapped around on showroom floors. According to their website, since 1999 they have recycled over 17 billion plastic bottles and that’s saved landfills 1 billion pounds of waste.

And what about that cork?  It’s one of my favorite choices.  Surely everyone knows about this ecofriendly flooring by now.  But in case you didn’t know, it’s harvested from a cork tree grown along the Mediterranean.  It’s harvested on a living tree, which is not harmed.  It’s not only a conscientious choice but it’s texture is unique and trendy looking.  Don’t worry….cork comes in over 50 colors and over 5 textures, you won’t compromise style.  Because cork is considered a renewable and sustainable natural resource, they can run a little pricey and their installed cost per square foot can be close to a good quality ceramic tile floor.  To me, the cost is worth it.  You’ll maximize the value of your home with these floors, be the envy of the neighbors, and mother earth will love you.

Next is bamboo.  Yes, the grass that pandas love.  There is enough for everybody because it grows so darn fast.  And, like cork, it can be harvested without harming the roots.  I think bamboo is beautiful and I love when people use it for cabinets as well.  Let the picture speak for itself.

Not so commonly heard of and the latest trend in flooring is eucalyptus.  According to durodesign, plantation-grown eucalyptus comes from sustainable, managed and PEFC-certified European forests. Eucalyptus has a smooth and refined grain with the depth and shimmer of an exotic wood and eucalyptus is 65% harder than white oak.  Sounds fascinating.  HGTV continues to explain that eucalyptus has the appearance of a fine tropical mahogany, yet it has all the “green” benefits of rapidly renewable hardwood. The eucalyptus tree is amazingly renewable and fast growing. Ready to harvest in as little as 14 to 16 years, the eucalyptus tree can grow to 14 inches in diameter and 120 feet tall in that short period of time.

Here are some excellent ideas to get you started.  And if you’re buying or selling a home and would like to know more.

My friend is always asking me to “check” my carbon monoxide detector in my house and I said “I do”! The simple answer is,  I look over to see that the red light is still on and that no one is sick yet! Sounds a bit frivolous, but I don’t remember having a carbon monoxide detector in my house when I was little, more less when my kids were little. Any of this sound familiar to you? The scary part is that you usually hear on the news during the winter time about some poor family that perished because of carbon monoxide poisoning and they never realized what hit them.   Colorado’s  Gov. Ritter Jr. signed a new bill May 2009 that requires all existing single and multi family dwellings offered for sale or transfer (after July 1, 2009) to have carbon monoxide detectors.

Bill 1091, Lofgren & Johnson Family Carbon Monoxide Safety Act, was named after Parker & Caroline Lofgren and their children who died while vacationing in Aspen over Thanksgiving 2008, and Lauri Johnson, 23 year old Univ. of Denver grad student who died in her apartment in Jan 09.

The act requires that all new or sold residential properties have Carbon Monoxide alarms on each floor of the property.  Rentals will also be required to add Carbon Monoxide alarms when tenants change.

The safety act requires CM detectors to be located with in 15 ft. of the entrance to all rooms used lawfully for sleeping purposes.  In addition, if the permit is for multi-family rental unit, CM detectors need to be located within 25 ft. of any fuel-fired heater, appliance, fireplace or garage.

There are actually 3 silent killers in your house that you might not be a ware of:

Carbon Monoxide
Radon
Mold

Carbon Monoxide and Radon  are invisible to the naked eye and is hard to detect.  Anytime you suspect water damage, or water infiltration – anywhere in your home,  mold could be there behind or under something, and you don’t realize it.     There are test you can have done for detection and also sucessful remediation for all of them.  When you are thinking about purchasing a bank owned home that has been left unmaintained,  or a total fixer upper, ask your Realtor to put in your contract that you will be having any or all of these test.  You’ll be glad you did, and it will be the best money spent – by you as the buyer  – before buying the money pit.  Click on any of these links to learn more about Carbon Monoxide, Radon and Mold.

eMedicine’s advice on carbon monoxide poisoning everyone should know!

Click on this link to learn more about radon!

Mold detections, symptons and how to get rid of!

Photo by Bryan Bowen

Photo by Bryan Bowen

For starters, a renewable retrofit is not only economical and promotes energy efficiency but in Boulder Colorado, it is also trendy.  Picture an older home built in the 50’s or 60’s with its original appliances, outdated insulation, and air leaks.  In addition to adding solar panels, retrofitted homes include programmable thermostats, energy efficient appliances, icynene insulation, and heat recovery ventilators.  These photos are of a pop-top home in South Boulder Colorado that converted its 40’s built property to double the size while reducing overall utility bills.  Continue to read about home energy efficiency.

Energy Audit

According to Molly Rettig of Home and Garden magazine, rising energy costs make it essential to target residential emissions.  Buildings for example, account for about 50% of Boulder’s total carbon footprint, with nearly 1/3 of that from homes.  Boulder County adopted one of the nation’s strictest building codes in spring 2008 with Build Smart.  However, only about 100 new homes are built in Boulder every year so it’s the city’s 51,000 existing homes that represent the bulk of the problem. 

Ken Regelson, owner of a Boulder Retrofitted home, further explains that we need to figure out what to do with these older homes and that insulating, sealing leaks, and upgrading appliances only reaps about 30% of energy savings.  If you want to get to zero net energy, he suggests further insulation and solar electric roof panels. 

Because these panels can be over the budget of some homeowners, have an energy audit first.  If you are losing a good percentage of energy due to leakage, first seal the foundation, weather strip the doors and insulate the walls.  These improvements run about $2000 and can save the owner around $360/year in energy bills, paying for themselves in less than 6 years.  I have to agree with many Boulder locals however, it’s not about the money  and what your payback will be.  It’s about choosing a quality of life that supports environmental sustainability and doing the right thing.

In conclusion, a retrofitted home is one that makes changes by re-using materials rather than buying new ones.  It means insulating or updating the insulation, replacing the thermostat, upgrading the windows, and sealing leaks.  It is a practical and affordable way to reduce building emissions and cut energy costs.  And from a real estate perspective, the resale of a retrofitted home could increase dramatically due to lower fuel costs.  And most importantly, a renewable retrofit for your older home is the right thing to do! Contact me to talk more about retrofits.

I recently had the unpleasant experience of dealing with a “For Sale by Owner” seller.  My buyer decided that we should look at a house that was listed in Longmont, Colorado. The Sellers representing themselves, paid a fee to have an agent enter the listing on the MLS system.  After viewing this home, my buyer decided she wanted to make an offer since the home appeared to be what she was looking for.  I cringed knowing that I would now be interacting directly with the Seller, although this shouldn’t be an issue, it was. I prepared the offer and submitted it to the Sellers, who then had tons of questions and their own opinions of Real Estate contracts and Real Estate Law. After several long phone conversations, I was able to educate these Sellers about the Contract and Contract dates and deadlines. We finally went under contract and my buyer was ready to perform her due diligence by getting the home inspection. As it turns out, this home had inspection issues, and had not been properly maintained. We submitted an Inspection Notice to the Sellers to correct many deficiencies. We also asked for documentation relating to radon, which the seller had in their possession. The Sellers refused to give us the radon documentation and refused to disclose the radon reading.  They also refused to correct most of the inspection items, claiming there were no problems and ignored the recommendations of our licensed Inspector. There were electrical issues, furnace problems, the roof had hail damage and there was much pet hair in the ducts and behind the appliances that needed cleaning. The Sellers refused to correct the inspection issues which convinced my buyer that she could not trust these people because they were not truthful and refused to disclose any adverse material facts about the home, such as the radon.

My buyer decided to terminate the contract based on the inspection and the fact that these Sellers were clueless, they had no representation and were making decisions based on emotions with no advise from a professional. The process of terminating the contract became ugly as the Sellers took offense to the Inspection Issues. They didn’t understand that the contract automatically terminates if no agreement is reached between both parties by the Inspection Resolution deadline.  The Sellers decided that I, the realtor, was wrong and that the contract was still valid.  Long story short, they finally came to their senses after several days and released the earnest money.  Meanwhile, the Sellers had re-activated their listing on the MLS system before they released my buyer from the contract.  

Does it really pay to sell your home without representation?  In the future, I will be hesistant to show properties that are not represented by an agent, it’s just too much brain damage and it’s not in the Buyer’s best interest. FSBO Sellers don’t know the laws and they do not have anyone to consult with. If I am representing the Buyer, I certainly cannot justly advise the Seller. In the long run, what is the Seller really saving?  Negotiations are much smoother with representation and agents can buffer all the emotions that go along with an offer and inspection issues.  An agent can make sure that Sellers are disclosing any information that pertains to the house.  In my example, we could not be sure that these  Sellers were disclosing all the information that was pertinent to this home and now that the house is back on the market, it would be interesting to see if these Sellers disclose all the problems that were uncovered during our inspection, my bet is they don’t because no one is monitoring their actions. Buyers beware, For Sale By Owners do not have any representation and should be treated with the utmost caution. A home purchase is a serious transaction with legal consequences and should be handled by a  licensed Realtor.

You’ve been searching for months and finally found a fantastic home on 2 acres with 5 bedrooms and 3 baths and have absolutely fallen in love with it.  What’s next?   A “good” Realtor will have already pulled the septic permit to see if it’s permitted for 5 bedrooms and low and behold it’s not!  You are OK with it being permitted for 2 bedrooms because after all it’s just you and your wife and one child and you’re not really going to use all 5 bedrooms.  A “good” Realtor will point out “what about resale”?  Hummm…,  I’ll let the next buyer worry about that you say to her.   Well that won’t fly anymore – not in Boulder Colorado. Effective September 1, 2008, Boulder Colorado enacted a new real estate property transfer regulation that requires all property homeowners to have adequately operating and approved septic systems at the time of sale or purchase of a new home.   This means that if the seller is advertising 5 bedrooms,  the septic better be permitted for 5 bedrooms!  They did this after much investigation and of concern for outdated septic fields.   Many other communities around the United States have also enacted similar septic property transfer regulations, including Jefferson County CO, Sedgewick County KS,  Washtenaw County MI, State of Arizona, State of Minnesota, and State of New Mexico.   By identifying any issues surrounding the septic system upfront they’ve tried to balance the need to ensure that waste water is handled appropriately with the financial burden that comes with it.   A Boulder Colorado Septic Smart property transfer permit must NOW accompany all property transfers sales at the time of settlement.  By putting this into effect new buyers will be insured that their septic system is working order and will work well into the future.  Here’s how the plan works:

Sellers, here’s what you need to do:

1. Check to see if your septic permit is permitted and approved by the Boulder County Health Dept.

2.   Contact a Boulder County approved inspector and have a septic inspection done and pumped if necessary.  This will cost between$150-$350, not including the pumping.

3.  If repairs are needed, apply for a repair permit.

4.   If everything is ok, apply for the property transfer certificate.

5.  If everything is in compliance,  Boulder Co Health Department will issue the property transfer certificate which will be recorded upon sale of the home at settlement.

6.  If everything is not in compliance, Boulder County will contact you and let you know that it has not been approved and what needs to be done.

If there is not enough time for the seller to remedy the septic issue prior to settlement, Boulder County will allow an escrow to be done at settlement, based on one and a half times the estimate, and the work to be completed by either the buyer or seller (that will be negotiated in the sales contract) within the next year. There is a specific Boulder County Health Department form that needs to be signed by all parties at the time of settlement.  Either the settlement company, or maybe the lender, will hold the septic escrow and that needs to be worked out prior to settlement, as there maybe some issue that arise as to WHO will hold the escrow monies.

Buyers, you have a part in this too:

1.  Have your Realtor check the permit at the Boulder County Health Dept.  Make sure the permit is for the actual numbers of bedrooms on record and that it has a “date of final approval” on it.  Also, your Realtor should check to see that the permit has the same numbers of bedrooms that MLS (mulitple list service) is advertising.

2.  Have your Realtor get from the sellers any maintenance history,  recent property transfer inspection report and certificate of operations valid within the last 4 years.

3.  If the permit states “not approved”,  follow up with your Realtor by asking the sellers what the plans are for repairs or if they are expecting the buyers to do the repairs.  Remember, these need to be done within one year after settlement.

Even though this might seem like a huge burden to the seller at the time of sale, it will ultimatley benefit them as a buyer next time they purchase a home with a septic system.  The antiquated septic systems will be a thing of the past,  in the near future,  for Boulder County Colorado ensuring that our waters stay uncontaminated and our real estate values strong.

When purchasing a home it is very important to have the home inspected for possible issues that might come up in the future. Many people do not realize the importance of a home inspection until it is too late.  But there are other reasons to have a home inspection done especially when you are dealing with REO or Foreclosure properties or properties that are being sold “as is”.   A home inspection can be used as another negotiating tool for buyers.  Lets say the home needs plumbing repairs but you are a licensed plumber and can do the repair work on your own.  You can negotiate with the seller or Bank a lower price in lieu of repair work being done to the property.  This is a great way to save additional money on your overall purchase price when there is simple work that can be done after the property has already closed. 

 I have had REO/ Bank owned properties reduce the price over 10,000 to compensate for repair items.  Most sellers including banks and lender owned properties would much rather take a reduction in price than have to pay to have work done on a home.  The most important thing to remember if you are negotiating a new price per inspection items is NOT GIVE THE INSPECTION REPORT TO YOUR LENDER.  Buyers never give an inspection report to your lender or your underwriter.  This can cause all kinds of problems with obtaining your financing.  Especially when you are dealing with Bank owned or Lender owned properties.  Also when dealing with HUD properties that are sold “as is” make sure if you have a home inspection done it is not given to your lender.  The lender can require that repairs be made prior to your closing on the property.  This is fine if the seller agrees to the repairs but if the seller does not agree or if the seller is HUD, repairs cannot be made to a property prior to closing. 

Giving an inspection report to a lender can cost you the deal so don’t let the cat out of the bag if there are inspection issues and you still want to purchase the home make sure that you are the only one who knows about it.  Also if you are obtaining financing through an FHA loan make sure that you are not going to have inspection issues come up.  If you are unsure about the property condition I would recommend trying to obtain a conventional loan instead of FHA.  FHA loans have specific guidelines and if the property condition does not fall within these specific guidelines your lender may not be able to finance the loan.  All of these guidelines are regulated through Fanny Mae and Freddie Mac so they are universal lending guidelines. 

Be a smart buyer do not let the cat out of the bag.  If you find inspection issues and still want to purchase the property do not share that report with anyone ask for a price reduction or terminate your contract do NOT GIVE IT TO YOU LENDER because it can cost you the loan and make sure to not use FHA financing unless you know for sure that you will not have any inspection issues on the property.

You bet it does! With most mountain properties you are going to find that they use septic systems for their sewer waste. Some very important things to know before purchasing a property with a septic system are

1. Make sure that the septic system in equipped to handle the amount of bedrooms in the home. For example if you have a 3 bedroom home make sure the septic system is permitted for use with 3 bedrooms. For permit information on septic systems visit septicsmart.org
2. Have the septic system cleaned out by a certified technician. For a list of certified technicians visit http://www.bouldercounty.org/health/environ/pdfs/owsCleanerList.pdf
3. Once you have the septic system cleaned out make sure you have a professional inspect the system to insure that it is working properly for a list of inspectors visit http://http://www.bouldercounty.org/health/environ/pdfs/owsInspectorList.pdf
4. If any repairs need to be done make sure that you have a certified technician perform the work that is necessary for a for a list or repair technicians visit http://www.bouldercounty.org/health/environ/pdfs/owsEngineerList.pdf
5. If the septic system need to be replaced here is a list of certified installers http://www.bouldercounty.org/health/environ/pdfs/owsInstallerList.pdf also make sure that once the new system is installed that it is propely permitted through the County.
6. Make sure you keep up routine maintenance on your septic system and for tips on maintaining your system visit http://www.bouldercounty.org/health/environ/water/septicsmart/maintain/index.htm