Pictures of the complete casa, garage & rainwater tank storage facility

Yay, Jan finished the house, garage, rainwater tank storage area & retaining walls, so here they are!










And for those of you needing more technical detail or need some ideas on how we will do our garage, gabions, and rainwater collection system, check out these graphics:

A more detailed video on SIPs (Structural Insulated Panels)

They will answer questions like

Why they will save you 50% in energy bills...
Why they are superior in strength...
Why they are highly insulative...
Why they are earth friendly...
Why they are easy to build...
Why any framer can learn SIPs...

Check out this longer video

ON BEHALF OF ST. PATRICK'S DAY, BE GREEN AND GOOD!

We're mentioned on Money Magazine!

Still thinking of building your dream home? Maybe this article will convince you. We were interviewed and mentioned in this article in CNN's Money Magazine. Check it out!

http://money.cnn.com/2008/03/10/real_estate/build_home.moneymag/index.htm?postversion=2008031218

Pretty neat Google Sketchups of our house in 3D

A guy named Dan who commented on my blog introduced me to Google Sketchup, and we got hooked immediately! You can create 3D renderings of your house or any object you desire, and the best part is that it's free to download! There are even premade 3D sketches of things you can add to your own Sketchup (for example, mid-century modern furniture even!)

Jan got so into it, that he did a DETAILED rendition of our house, including the doors, windows and cedar siding that will look pretty close to reality.

We're still working on the interior and garageport, but here's our completed exterior of our house!

CLICK TO ENLARGE PHOTOS



See how much detail you can put into it, look at our Crestview Door that we're going to use ... it's very cool, but very timeconsuming to draw up!


We're excited! Jan is going to finish this baby up and we'll probably post an animation of our house on You Tube for you to see later.

Got our appraisal in!

We're happy to report that we got our house and lot appraisal in, and although it's not the highest we wanted, it's above what we expected. I won't report what yet, in the interest of getting the best possible bids. I will, however, need to cut costs and am working on "trimming the fat" on our budget. I am getting some updated bids on things to see how prices have changed, hopefully for the better!

I have heard that lumber prices have come down. Yes, let's hope so!

Right now, one of the challenging things to do is to find a lender that will accomodate 100% financing for an owner builder and a one time close. We are right now searching for the program that suits us. I'll update you when we find out who we'll go with!

I desperately need a vacation and a backrub... over the weekend we moved apartments, so I'm sore. But, I have planned a nice little getaway to New Mexico, one of my favorite places in the world. We can't wait!

The Green Misnomer & Other Issues

I just received a comment today about our house design being too invasive and "commercial looking". Well folks, I'm not building a conventional home, so prepare for something cool, hip and yes GREEN. And first of all, looks are a matter of personal taste, not a factor of how green is your green built home. I happen to LIKE MODERN. I don't want our house to have A-line gabled roofs, fake shutters or embellished exteriors that aren't the original thing (don't get me wrong, I like old European architecture, just not on our new house!). So, if you're looking for a green lawn roof or an Earthship looking abode, this is not our house, nor is it a point to make it look any more different than another modern house. The point is building green any way you like it (and to your taste!)

As I said in my post, just because it "looks" commercial, doesn't make it any less green or lower impact. Low impact doesn't only encompass natural building materials and making it "look natural" (which is just a facade anyway). Low impact also encompasses energy efficiency (our's is super efficient at 950 sf per ton HVAC, compared to 350-400sf per ton HVAC!), as well as sustainable (our SIP home will use a lot less dimensional lumber than normal stick built and that combined with our geothermal will save us about 60-70% in energy).

So, here's how I see how our house is GREEN:

- Sustainability by way of reducing the use of non-renewable resources (by our house using less energy and naturally efficient geothermal heatpump, we are reducing our carbon footprint by many folds, as well as using very sustainable bamboo, sorghum and local natural stone)

- Increased energy efficiency (like fiberglass windows and high quality insulation (SIPs)).

- Reduction in pollution (like using more fly ash in your concrete or using less electricity)

- Healthier environments (like the no VOC paints)

- Lower impact on resources (like our rainwater tanks)

So you must look at the entire picture, and not just one part of the whole green movement. It irks me that someone is calling our design unsustainable without seeing all the factors. Just wanted to make my point on my blog.... thanks for reading.

p.s. Our original goal was to make it more affordable, but I have come to realize that there are huge hurdles in this industry and a lot of people monopolizing on the green building effort. For example, subcontractors want to charge a hefty premium just because their unfamiliar, it's "new", and it's hip at the moment. This is VERY unfortunate, but only people like us can change this. I guess the only way is to raise awareness and get more people to build like us so that we can have more competition in this field. I have a few tips on this, how to make it more affordable, but it still needs to be worked on!

Financing, appraisal concerns for green homes...

I'm starting to feel sorry for myself :-(... nah, I know I shouldn't, but it's been tough because I am finding that this house and lot appraisal method is so frustrating because we are building green.

Why? You see, in order to get a construction loan for your house, you have to get your houseplans and lot appraised so that the lender can base the loan on the total appraised value. They basically compare your house square footage and the area where you're building and try to find comparable homes in your neighborhood. The problem is, there aren't too many green built homes to compare to, so they end up comparing your house to the shoddy stick builts and it's simply NOT FAIR because stick built is much cheaper to build so the price/sf is a lot lower!!!

I've been talking to appraisers around town and they are saying the same thing... it doesn't matter because we have to go by what is around you. So tell me, how are we going to get comparables around us when they make it so hard for people to build green in the first place? Add the fact that they don't appraise green features/building for a higher value, even though you're saving thousands a year in energy costs, you're not breathing dangerous vapors, as well as being the benevolent and eco-conscious hero of your neighborhood.

And so I ranted and vented and said, but we're building with SIPs, got geothermal and rainwater collection and all these other cool features but to no avail. I am so thinking of going political over this. If anyone has any insight on how I can go about lobbying for making it easier for green built homes, then I'm very open to suggestions and will put on my marching boots.

Here's our situation, and I'll be an open book (as if I haven't already exposed enough):

We need to appraise both our house and lot at about $740K so that we can get 100% financing for our construction costs which came to be approx $590K (80% of the appraised value). This allows us to put no money down because in essence we are using our equity (difference between appraisal value and costs) for the 20%. We are doing this as owner builders with U Build It. And if that's not hard enough, building green can be costly upfront, and so we require more of a loan than if we went conventionally stick built. Then add on the fact that the nation is under a housing decline at the moment....

We did find ONE appraiser who has specialized in green building in Austin, can you believe that? Here's his info (free PR for him):
Ward Appraisal Services

I guess when people build green, it's their 2nd or 3rd or more house, but of course, we are the pioneer-spirited ones who decided to build our very 1st home properly and green! Woohoo! :-D

The hope is that our land has appreciated enough to cover any large differences. Acreage lots around the Hill Country are getting expensive, so maybe that will be a good thing for us. It's almost becoming a mini California out here (pre 2006). They even built the Hill Country Galleria 8 miles from us, so there's a lot of development coming out this way.

Despite the above, I am trying to stay positive. Really truly, because we deserve this house and want to do it right!!! I am SO HOPING we get the appraisal we want. Wish us luck and as always I'll update with what I find out!

I should do a before and after picture of us when we start the building.... :-)

Quick 3 minute video on SIPs from HGTV Pro

Some more SIPs cheering... here's an excellent 3 minute video showing you the benefits of building with Structural Insulated Panels (SIPs) from a non-sales biased point of view (HGTV Pro's website). It also shows how they are put together, saving you time, money and the planet!

http://www.hgtvpro.com/hpro/pac_ctnt/text/0,2595,HPRO_20196_55073,00.html?c=484&videoid=66936

And the winner of HVAC efficiency is...

...Us! We did a manual J calculation of our SIP (Structural Insulated Panel) home and found out that our house was very efficient at 941 sf per ton! The average HVAC contractor normally sizes HVAC units at 450-550 sf per ton.

What does the ton mean? Your HVAC (Heating Ventilation Air Conditioning) system is sized by the ton. Typical sizes for single family residences are between two and five tons. Each ton equals 12,000 Btuh. Basically, it means our house is so air tight, insulated and efficient, it would take a 3-ton HVAC unit to cool our SIP house compared to a 5-ton HVAC unit to cool a stick built house that is the same size as our SIP home.

Our future house, a 2419 sf home, is the most energy efficient home that our green architect has ever designed. :-) Sorry to toot our own horn, but it makes us a bit proud to know this.

Bush's stimulus plan actually making us happy?!

This is maybe the first thing EVER from Bush that has actually made us HAPPY. With the stimulus plan, they intend to increase the jumbo loan limit to $625,000 for 12 months. You see, anything under the jumbo loan limit gets a much lower interest rate than above that limit. Before it was around 417K which would have caused us to get a percent or more interest rate higher because our loan would have been around 575K. Here's a quote from the news:

"For instance, the interest rate difference between loans that fall
within the cap limit and jumbo loans was more than 1 percent on Thursday
-- 6.39 percent compared with 5.30 percent, according to Bankrate.com.
On a $500,000 mortgage, the difference is about $350 a month."

Below is the full story:
http://money.cnn.com/2008/01/25/real_estate/stimulus_plan_targets_pricy_housing/index.htm

Duct, duct, goose!

I'm glad I'm not Mrs. Cheapo, because my husband is insisting on metal ductwork for the house which is the most expensive way to go for your HVAC (Heating Ventilation Air Conditioning) ductwork. My husband, the typical Swede, is so quality driven that he absolutely insists upon it.

From what I've learned, there are a few good reasons. We talked to several geothermal, HVAC consultants and took a couple of classes where they have said the same thing - Metal ducts are better. Metal ductwork lasts longer, is easier to clean, doesn't get particle buildup as easily as flex duct and the air flows better (less possibility for restricted airflow, which causes A/C inefficiency!). A/C usage and inefficiency accounts for a lot of Texan's house bills, so this is pretty darn important. You must insulate the metal ducts on the exterior to keep it from sweating if it's cool air or losing its temperature if it's heat. The only disadvantage I can see besides the expense, is that there have been cases where sound travels through the metal ducts to other parts of the house. There are solutions to fix this (duct liners), but I don't know what that does to the efficiency of the ducts (which will defeat the purpose of the metal ducts!).

The alternative has been to get flexduct (the most common in new homes) or fiberglass ducts (made with a rigid fiberglass duct board). The advantage is that it's way cheaper and already insulated. The problem that occurs is that flexduct bends, restricting airflow and being a lot more inefficient. They can also bust open (some guy found a little rat's family home in one once!EWWWWWW) if little critters can get in, and they are difficult to clean.

Also, you will want to clean your ducts periodically, as there is always a danger of getting fiberglass particles, mold or dust in the ductwork. You do NOT want to breath fiberglass, as that is super dangerous to your lungs, which is why you always need a mask when putting in batt (fiberglass) insulation. With metal ducts, it is easier to clean very thoroughly with a brush. Another tip is that if you are sealing your ducts, always use MASTIC tape not DUCT tape, as mastic tape is better quality and does not wear out as easily as duct tape.

Metal ductwork will cost us about $4,000-5,000 more than using flexduct or fiberglass. But again, my husband says it's worth it! (*sigh*). I guess we're going to have to wait a little longer to get another car :-).

Localvores... a growing trend that's good for us

With all the talk of building and buying green, how about eating green? There's a growing trend (or maybe I'm just late) of people who only want to buy local or nearby food and produce. They are called "localvores".

According to a Canadian researcher named Vicky Blatt, "If you’re buying green, you should consider the distance food travels. If it’s travelling further, then some of the benefits of organic crops are cancelled out by the extra environmental costs."

We try to buy at minimum 90% organic, to make sure that we're not putting dangerous chemicals in our bodies, but this localvore concept adds a whole other layer of awareness that's important too. According to localvores.org and the guy's relentless research, organic produce is "racking up" more miles than conventional produce in many cases.

So, what do you do? Whatever you can, really. Awareness is always the first step. Read signs in your produce department and buy things in your state as much as possible. It supports the local farmers, economy, and reduces your carbon foot print. What better way? Also, if possible, try to get at least these fruits/veggies as organic, as they are the most pesticide ridden of the bunch. Known as the Dirty Dozen, conventionally grown peaches, apples, sweet bell peppers, celery, nectarines, strawberries, cherries, pears, imported grapes, spinach, lettuce and potatoes contain the highest levels of pesticides, according to the Environmental Work Group (EWG), a nonprofit research organization in Washington, D.C.

Also, try going to your local farmer's market! They are a joy to go to, reminiscent of how people used to shop in the old days. Produce is fresher and mostly organic. We have 3 great farmer's markets here in Austin where they sell other wares, baked goods, hormone-free, grass-fed meat, raw or low pasteurized milk, cheeses, as well as the vegetables at usually way less than Whole Foods (in Austin, where they were founded, there's a local motto for them, "Whole Foods, for the healthy and the wealthy").

Besides making our own garden for our consumption, there's still something you can do to be as green as you can!

And something interesting to know for you carnivores, have you ever tried grass-fed meat? I'm a foodie, and its out of this world. You see, cows by nature like and want to eat grass. That's what they are supposed to eat until farmers started feeding them grains and hormones to fatten them up. Cattle aren't even designed to eat grains (who knew!) and also aren't supposed to be fat creatures! Look at these lean guys.

Even organic meat isn't as tasty. Because even though they are eating organic grain feed, it's still GRAIN FED. And not only that, grass-fed meat has more Omega-3 fat and is naturally more lean too! I just made tacos with grass-fed ground beef, and couldn't believe the taste difference.

The best would be to get grass-fed, no hormone/antibiotic free beef. Trust me, you'll never go back. More information on grass-fed beef, go here.