Will buyers in Austin, Texas, turn green?

In Austin, the new energy law requires homeowners to conduct energy efficiency audits before selling homes. The audit report must be disclosed to its buyers. Energy audits and disclosures will be part of the mid-2009 home purchase process.

In the hot climate of Austin, energy performance has a lot to do with the efficiency of the central communication system. We are more concerned with cooling than heating, but both systems are used throughout the year. The new law aims to improve the energy performance of old houses in these key areas:

Look for leaks and reduce the gap in the AC pipe. [The pipeline may have 10% - 30% leakage!]

Improve the insulation of the attic and help maintain air conditioning.

Keep the hot sun on the window with a solar screen.

Reduced air loss through cracks in the doorway and windows.

After some boycotts by homeowners and groups, the law did not mandate an energy upgrade to sell homes. In today's market, it makes no sense to add difficulty or cost to the sales process. Therefore, the law was simplified to require only the seller to conduct an energy audit and distribute the results to potential buyers.

Will the buyer ask the house they purchased to pass the energy efficiency? The market will have to solve this problem. I think that as time goes by, they may. Sellers will predict this by taking steps to correct wasted energy losses at home. Most sellers want a positive report to show potential buyers. They want a healthy list. Moreover, we must acknowledge that the projects required for testing are very important.

They are very basic and are usually not noticed. These are not self-satisfying or truly appealing green features. We did not see their features in Dwell magazine. They are not as exciting as wind turbines, solar panels, rainwater catchments or Icesone counters. These are things that most people are not willing to consider. Like the caulking and pipe frankincense. Moreover, the inconspicuous dark screen and the dusty old attic are insulated. These are not upgrades that cause buyers to say "I like it."

So they never became the most concerned issue in their minds. Austin's new energy audit law is changing all of this. It will bring these behind-the-scenes basics to the limelight. Old houses will welcome new technologies. Homeowners will be able to improve the basic energy efficiency of their homes. This will mean lower utility bills. Power plants that reduce carbon emissions. And, the more environmentally friendly Austin.

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