What Good Is A Home Energy Audit?

by Bob Taylor

Home energy audits take the guesswork out of assessing the energy efficiency, quality and functional aspects of a building. They provide a measured and quantifiable means by which to determine the performance of a house and point to specific remedies to improve it. HERS (Home Energy Rating System) is typically used for new construction, while BPI (Building Performance Institute) analysis is used for existing homes.

Why would a homeowner want to have an energy audit?

In some cities, local energy or “green” codes for new construction are now requiring it. Other cities are requiring energy audits for all houses prior to sale. But besides regulations, buyers may want an energy audit as part of the inspection process during the escrow period to consider the energy efficiency of the home. And homeowners may want an audit before they remodel to find the weaknesses in their home’s thermal envelope and heating systems, so they can decide where to maximize investment in energy-related building systems.

Prioritizing which building systems to invest in, in remodeling or new construction, sometimes goes against conventional wisdom, and therefore begs clarification from a building science specialist like a HERS rater or BPI analyst.

Simply Measures May Be The Best

Because renewable energy, such as solar, gets so much press these days, people naturally think that putting solar panels on their roof is the first and the “greenest” thing to do. In fact, dealing with large air infiltration rates and old heating systems are where they should start.

Admittedly these measures are not as sexy as having a solar array installed on your roof for all the world to see, but the return on investment is much greater for tackling energy efficiency first. Only after a house is tightened up, heating appliances upgraded and other practical energy saving measures taken, should solar or other renewable energy systems be considered.

For instance, installing a night set-back thermostat typically has a simple payback of less than one year, replacing an old inefficient furnace may have a payback of 7 years, while a solar electric system typically will take over 10 years to pay for itself.

More Than An Energy Audit

Home energy audit is a misnomer because energy is only one factor that the auditor looks at. Other factors typically considered in a home audit are the durability of the building systems, health and safety, and indoor air quality.

The auditor looks for such indicators as stucco cracks that may lead to water penetration into the home and degradation of the exteriors of windows, doors, fascia boards and roof drainage systems, such as scuppers and gutters. Both exterior and interior electrical components and devices are examined for safety. Roof vents, chimneys, roofing materials, foundations are checked for condition and function.

The interior of the audited homes is tested for carbon monoxide and gas leaks. The house is also de-pressurized, using kitchen and bathroom fans, and the heating appliances are tested to make sure that their combustion gases are still going up the chimneys instead of back-drafting into the home.

All this information is recorded in a report given to the homeowner, with remedial work prioritized. Homeowners typically get much more valuable and extensive information than they thought they would get out of a home “energy” audit.

Conservation First

It is generally agreed that the answer to our country’s energy problems starts with energy efficiency and conservation. With over 20% of U.S. energy expended on residential buildings, the home energy audit plays a strategic role in reducing waste and our dependence on fossil fuels, while making our homes more cost efficient, comfortable, healthier and extending the life cycle and value of the property.

Bob Taylor is a BPI certified Home Energy Auditor, construction project manager and real estate broker in Santa Fe, NM with www.GreenRoadsRealty.com. He can be reached at (505) 690-5012.