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OGBC FAQs- Frequently Asked Questions about Green Home Building
© 2008 Mary Mike Taylor

1.What is “green” building?

At its most basic level “green” building is designing and building homes and workplaces to be non-toxic, efficient, healthy, and harmonious for the people using them and for the planet.

Green building is much more than adding energy efficient features to a home or building and
requires an integrated design

According to David Johnston, “Building Green in a Black & White World”:
“Green building is… ‘applied common sense’… its roots based in the wisdom of our forefathers. …thoughtful placement on the land, wise use of water, incorporating natural energy, and building healthy environments… .”

2. What does a “green built” home look like?

"Green” homes can look a lot like any other homes… See our Photo Gallery for examples of Ozark homes with “green” features.

3. What is "green building certification"?

Third-party certification of homes & buildings is required to actually designate a home or a building as “green”.
Without 3rd party verification a building may be considered … & marketed … as having “green” options or features, but if marketed as a "green" home it may be considered "green washing" and there may be a liability issue.

4. What are some “Green” building certification programs?

a. The US Green Building’s Leadership in Energy & Environmental Design ® (LEED) program is a well known green building certification program, especially for commercial and public buildings. A LEED® certification program for residential development is also in process.

b. The National Association of Home Builders’ (NAHB) “Green Home Building Guidelines” green certification for homes and residential property has been developed with home builders’ and residential contractors’ input.

“Green verifiers” are being trained by the NAHB locally to certify homes with the NAHB Green Building standards.

c. The energy efficiency standards of the “Energy Star ” program are well known. What is not as well known is that “Energy Star” certification is available for buildings as well as their better-known rating for appliances.

5. What are some of the building elements that make a home "green"?

Elements of Green Home: Diagram (NAHB)

6. When building or remodeling “green” what should I consider?

a. Design & site planning, lot & site design and development are the first steps. This includes saving trees, storm water planning, orientation of the house for passive solar & breezes and much more...

b. Planning for environmental impact. Choose floor plans of home, and building materials that will maximize function and sustainability. Consider the environmental impact of materials to be used & optimize use of natural resources. Using locally produced and recycled materials as much as possible assists in conserving energy. Plan to reduce job-site waste.

c. Energy efficiency is a priority for “green”, sustainable homes. Best results are from utilizing a “whole systems” approach. This includes planning to utilize Energy Star rated appliances, (non-toxic) insulation, including building envelope air & vapor barriers, use of renewable energy sources, more efficient HVAC equipment, low-E window selection, proper duct sealing, "tankless" hot water heaters, etc.

d. Water efficiency & usage. Includes Energy Star rated appliances, low flow showerheads, dual flush toliets and (where applicable) waterless urinals. Collection of rain water for non-drinking water usage and drought-resistant landscaping choices. (75-80% of many American homes’ water use is for landscaping!)

7. What is a “healthy house”… ? How do I know if my house is "healthy"?

Look at your indoor air quality. Consider the efficiency of the air filtration system. Consider potential contaminants in materials used inside the house such as paint: low VOC?, cabinets: no formaldehyde?, carpet & flooring... there are a number of non-toxic, healthy choices available.

Ultimately a “green”, healthy home is the responsibility of the homeowner. Your home and its "green" features can only do so much alone! Products and methods of cleaning & upkeep are of major importance in having a "healthy" home. A homeowner’s lack of proper care, maintenance & sustainable practices can defeat a homebuilder’s best efforts.

8. What are “high performance” homes?

"Green" options in a home create a "high performance" home with lower operating costs & lower energy expenses. This may make it possible to afford "more house" as well as a better quality and healthier home.
The higher quality and energy efficient features of the home means lower utility costs, documented over-all performance, and intangibles such as “comfort” & health. Also can add to its value and the potential for a quicker sale when you wish to sell it.

9. But doesn’t a "green" home cost a lot more?

Energy efficiency savings and water usage benefits of a “green” built home can pay for their investment over the next 7 to 10 years.

The health benefits (and comfort!) of the “green” home are more difficult to quantify. There are studies that show a major decrease in illness & disease-related costs, particularly those related to respiratory disease, allergies & autoimmune disease, as well as an increase in both physical & mental health.

10. Are there lender & government incentives for “green” building?

Some lenders & governmental entities are offering financial incentives for certified “green” built homes &/or for energy-saving appliances or systems. http://www.dsireusa.org Some lenders may consider energy savings estimates from credible sources.

11. What about remodeling to "green-up" my older home?

Many older homes begin with some major advantages for “greening".

a. Think about how older homes worked without “modern” amenities, such as air conditioning. How is the home designed & sited on the lot? Do windows, overhangs, trees & landscaping add to the passive solar heat gain/loss at appropriate times of the year?

b. Consider what is present in the home… what needs to be added… or taken away:

• For better energy efficiency, such as adding insulation, higher efficiency heat/cooling sources.

• Water usage efficiency, such as replacing appliances and bathroom fixtures & possible use of rain water and storm water run-off for non-drinking purposes.

• Health issues: look at possible toxicity of interior floor, wall, ceiling coverings and ventilation system.

• Other environmental questions may include looking at any potential for mold or radon, moisture and drainage issues such as in a crawl space.

12. Do "green" features in my home add to my home's appraised value when I sell or re-finance?

It may not in some markets.Lenders depend on market appraisals by appraisers to establish current value of homes. Appraisers utilize market data from “comparable” residential properties sold in the past 6 months within the “market area” (usually about 2 miles from the “subject” property) to establish value of a residence being appraised. In many areas of the country “green” building data is not yet a part of that comparable data & so is not considered in establishing value.
However, appraisers & REALTORS ® are working on a system (through their local Boards of REALTORS'® Multi-List Systems (MLS) to create this data base. Home Buyers & Sellers & the public can encourage this process by asking for it!

13. Are there concerns or issues with planning & zoning boards regulations and homeowner's associations' requirements when I build or re-model "green"?

There can be. It is always a good idea to check for any restrictions left over from "unenlightened" times that could impact your plans for a "green", sustainable, "high performance" home. You should also check for any development covenants, conservation easements and any restrictions on what you can build or how you can utilize your property or (hopefully) your potential property before you spend money on it.

Another tip: When buying, building, or remodeling "green" create alliances and community relationships:

• Community involvement is essential: Be involved!

• Talk to your neighbors, your potential neighbors and your community leaders about “green”.

• Uninformed government entities may be hesitant to work with you on sustainable elements of building, or alternately may rush in with regulations in an attempt to solve a problem. This may or may not be helpful in the long run. Technology is moving so fast that it is necessary to think "outside the box"... "waaaay outside the box"... on these matters!

• As consumers we can offer insight & input that may prevent legislative “boondoggles” that could create problems down the road as technology, new developments and "ways of building" are developed

14. What could “green” building in a sustainable future look like?

McDonough & Braungart in their book, Cradle to Cradle say, “Consider the cherry tree… what might the human-built world look like if a cherry tree had produced it?”

McDonough at the NAHB Green Building Conference in St. Louis, 3/26/07, said, "Look at nature as a model: a building like a tree... . Cities like forests... . As a tree it (a building) will accrue energy... solar... and export it to the community."

Most of us understand that sustainability is more than a “green” home, public building and workplace. Although that's a great place to start!

Sustainability is a holistic approach to the challenges of our planet.