The windows on the SmartHome let in heat during the winter and shade the sun's rays in the summer.

Reduce, reuse, and recycle. We’ve heard it. Some people practice it. But as energy and other natural resources become harder to obtain and conserve, more people are looking toward solutions for a sustainable future. SmartHome Cleveland, first located at the Cleveland Museum of Natural History, was designed to create a vision for some sustainable technologies and practices that are available right now to people who are thinking about building or renovating their homes.

One of the biggest challenges in our country is to conserve our energy supply. Energy, usually starting in the form of natural gas or other fossil fuels, is burned or converted to electricity to supply heating, cooling, illumination, and other household conveniences. It is estimated that an average home wastes about 30% of the energy used for heating and cooling due to poor household insulation. The U. S. Department of Energy estimates an annual cost of about $1,900 per household in lost energy savings. And that doesn’t count the energy we use for lighting, appliances, computers, video games, and many other things we might take for granted.

So, what have the designers of SmartHome Cleveland done to address these and other environmental challenges? They have incorporated a variety of technologies to reduce this home’s heating and cooling demands to about 10% of that required by the average home, and they have reduced the need for primary energy consumption to about 30% of that used in the average home. Let’s take a closer look at some of these technologies and the strategies to employ them.

The first design principle was to create an air-tight system of super insulation. This involved installing an insulated concrete foundation and walls one foot thick that use a combination of synthetic foams and natural cellulose. High-performance triple-pane windows seal in the heat and keep out the cold. Even the joists and beams in the house’s construction were insulated to prevent conduction of the home’s heat to the outside. Even the little bit of heat that would normally escape to the outside is channeled back into the incoming air.

Large windows with a southern exposure are used to allow the sun’s heat energy into the home during the winter. Instead of a furnace, the SmartHome uses the sun’s heat energy and a small, ductless, air-source heat pump to provide winter heating. The inside-outside air exchange in the house is rated at about 0.6 changes per hour. A typical home exchanges its internal air supply with the outside about 3 to 6 times per hour. By comparison, a drafty, poorly-insulated home might be exchanging its complete air system with the outside as much as 20 times per hour! In northeast Ohio, with winters averaging about 30 degrees Fahrenheit, you can calculate that you might have to heat a poorly insulated house 33 times for every 1 time in the SmartHome!

A solar panel array and a storage/conversion system provide the home’s electricity. Enough electricity is generated to power the heating-cooling-ventilation system and the energy-efficient appliances and LED lighting. The large southern windows also provide a special kind of directional shading. In the summer, when the sun is higher in the sky and more heat energy is concentrated in the northern hemisphere, the shading reflects the sun’s rays back toward the outside. The heat pump, insulated walls, and roof also help to maintain a comfortable summer temperature.

Outside the house, the roof, a rain garden, and pervious pavement channels up to 500 gallons of rain water and storm runoff to a storage cistern and irrigation system. This reduces the demand on the city sewer system and provides recycled water used to keep the shade trees, lawn, and garden plants healthy during the hot Ohio summer.

In the end, the Cleveland Museum of Natural History hopes people will “warm up” to this “cool house” by using components of SmartHome Cleveland design to improve our community’s use of its natural resources. In October 2011 the SmartHome was moved to a residential neighborhood in Cleveland’s University Circle area and will serve as a real home for a family so that further innovation and development can be conducted on its systems.

For more information on saving energy in your home, download the U.S. Department of Energy’s “Energy Savers Booklet (pdf).”

Additional audio, video, and images: "What Makes a Smart Home Smart?" Sound of Ideas radio report, WCPN ideastream.

A PG&E SmartMeter on a Bay Area home. (Photo: Lauren Sommer)

Smart meters have arrived for many Californians. More than 11 million have been installed by electric utilities in the state, with PG&E leading the way. The new meters digitally track a household's energy use. So, for the first time, we can see our daily and even hourly data online (with a one-day lag before it's posted).

Studies have shown that consumers reduce their energy use when they have access to this information. But as PG&E and other utilities have discovered, raw energy data doesn't mean much to most of us (including me in this week's QUEST story).

A number of clean tech start-ups and major corporations are jumping into this space, trying to bridge the gap between hardware (meter) and well, "soft"-ware (consumers).

Getting busy people to change their behavior is no simple task. So I spoke to two companies that have worked with PG&E and other utilities on this problem. Both Opower and Silver Springs Networks have designed the web portals that consumers see when they log into their utility accounts. They're designed not just to make us understand, but to inspire us to use less energy in our daily lives. I asked Dan Yates of Opower and Eric Dresselhuys of Silver Spring Networks what lessons they've learned.

Lesson 1: Keep Up with the Joneses

You might think that saving the planet would be enough of a reason to guilt us into energy conservation. But it turns out that our competitive streak is a bigger motivator.

The companies' websites show customers how their energy use compares to similar houses in their neighborhood. Don't worry – they're not publishing exactly how much electricity the Smiths use down the street. But the companies say knowing how you compare to others is a powerful motivation.

"It's not shame," says Yates of Opower. "It is really just recognizing an addressable opportunity to reduce usage. If I have a $250 utility bill, I don't really know how much I can save. But as soon as I know that a similar home in my neighborhood is paying $150, suddenly I feel like I have an addressable gap of $100 that I want to pay attention."

It's called "normative comparison" in the behavioral science world. And Dresselhuys agrees. "People don't like to lose. People start to wonder why they use so much more than their neighbor does and they start to dig into it."

Opower is rolling out new social features later this year that allow customers to compare themselves to friends on Facebook. "It puts the information in a context that's relevant to people. We've seen the power of the neighbor comparison and we're taking it to the next level with the friend comparison," says Yates.

Lesson 2: Provide Concrete Advice

Once you get people's attention, they need specific recommendations to take action on – and those recommendations need to be doable, say Yates. "People don't want data, they want insights."

"I always joke that my mom is my litmus test. And I know that she would never spend a minute looking at raw energy data. But what she would love to find out is that her freezer is very energy intensive and it would be worth it to buy a new one," he says.

Opower is working with PG&E to roll out a new web portal to customers by the end of the year. Using smart meter data, they can analyze a household's energy use and break it into four categories: heating, cooling, base load (like refrigerator and DVR) and everything else (like lighting and TV watching).

Heating and cooling makes up half of a home's energy use on average. Yates says reducing your heating and cooling load is one of the easiest ways to save energy and reduce your bill.

Lesson 3: Get Information Out There

"The average customer isn't getting up in the morning and checking their energy use data," says Yates. Emails, text messages and plain old snail mail are crucial for getting customers to pay attention.

Eric Dresselhuys says mobile devices, including iPhone apps, are making it much easier. "You can get a text if your electricity usage is getting high. Or the utility can send a message on peak days when they need customers to conserve energy," he says.

Letting customers know what their bill will be is also a good way to get their attention. "Today, getting your utility bill is like shopping for groceries all month long and never seeing a bill until the end of the month," he says.

Lesson 4: Set a Goal

Remember those gold stars in elementary school? It turns out we still like to be rewarded when we achieve something.

"What we see is that getting people to go after a goal, even 5%, has a big impact," says Yates. When they track a customer's progress towards a goal, Yates says it helps them save energy, no matter the size of the goal. "It's applicable even if you're at the very bottom of the pile and use a ton of energy," he says.

Lesson 5: Tell People When They Do Well but Don't Overdo it

Say you're super energy efficient, turning off lights and power strips in your house with unrelenting dedication. If your utility tells you that you're head and shoulders above everyone else, chances are you'll stop trying so hard. "This was a concerning outcome of earlier studies we did," says Yates.

"It's been seen in other scenarios. There was an anti-drinking campaign called ‘two beers is enough' at college campuses. There were non-drinkers who started thinking ‘if the campus is telling me two is enough, maybe I should drink more beer," he says.

"We've designed our reports so everyone has a goal in front of them," says Yates. It's always good to reward people for doing a good job, but Yates says they stay away from telling people if they're achieving way above expectations.

Lesson 6: The Smart Grid is Probably Smarter without Consumers

Home automation, as its known, is almost a holy grail for utilities. If technology can take care of energy conservation, then customers don't have do remember to do it.

The idea is that on peak days, when the utility needs to conserve energy, it can send a message to a customer's smart meter. The meter is connected to the thermostat over a Home Area Network, so the thermostat adjusts itself by a few degrees to conserve electricity. Customers can opt-out anytime.

Both the carrot and stick in this case comes in the form of a varied pricing plan. During hot afternoons or so-called "peak events," electricity would be more expensive. So the customer has the potential to save money by shifting their energy use later in the evening when power is cheaper.

Dresselhuys says they saw the potential of this in a pilot with Oklahoma Gas & Electric customers. "The more automation in the home, the higher the level of savings. Using that home automation about doubles the amount of money they can save," he says.

A "smart" demonstration home set up by Southern California Edison. (Photo: Lauren Sommer)

California's electric utilities have installed more than 11 million smart meters in homes and businesses around the state. Which means for the first time, customers can see how much electricity they're using every hour, instead of once-a-month when the bill comes.

Consumers use less energy, studies have shown, when they can see that real-time data. But getting customers to pay attention in the first place may be the biggest hurdle.

Digital smart meters provide a stream of energy use data, which industry analysts say has the potential to remake our homes. That's evident just outside of Los Angeles, where Southern California Edison has set up a "smart" demonstration home.

"Above us we have photovoltaic solar panels to the left used for generating electricity and a solar thermal water heating system," says Cynthia Miller as she leads a tour of the "Smart Energy Experience."

"You might notice that we have some nice appliances," she says, pointing to the kitchen. The house is a green gadget-lovers dream. There's an electric car in the garage, LED lights, and a "smart" washing machine that communicates with the dryer.

"They're able to talk to each other so the washer can tell the dryer what its washing and the dryer can determine the optimal heat setting for that particular load of laundry," Miller says.

There's also a small screen in the kitchen that shows how much power the house is using at any given moment. Miller demonstrates what happens when you turn the toaster on. "And we'll see a jump here… and there we go. The jump happened and it's 1.7 kilowatts at 41 cents per hour."

The real intelligence of this house is its ability to communicate with the electric grid through its Home Area Network. So on a hot summer day, when SCE is cranking out power, the utility could send a message to your house that kicks your home into conservation mode.

"You notice my lights have dimmed, the ceiling fan turned on, the shades are coming down," says Miller. The thermostat turns up to 73 degrees and the air-conditioning shuts off. SCE would offer this as a voluntary program with financial incentives to sweeten the deal.

"You know, what we anticipate is the awareness is really going to drive a change in behavior for our customers because this information is compelling," says Miller.

Swimming in a Sea of Data

Of course, our homes today aren't quite as advanced. That's evident every time I log into my PG&E SmartMeter account.

My home energy use on PG&E's website.

My account shows charts of my home's daily and hourly energy use. But, for the average consumer like me, it doesn't tell me a lot. I see a few spikes in the chart where clearly my husband and I used more electricity, but what caused it? Neither of us could figure it out.

"For most people, including for me, that really is not very useful information," says Jim Sweeney, director of the Precourt Energy Efficiency Center at Stanford University.

Studies have shown that consumers reduce their energy use by as much as 10 percent when they have smart meter data like mine. Sweeney says they also studied that with a group of Google employees.

"The results have been very disappointing. In the first month, there was a significant reduction of energy use, but by end of three or four months, they were back to the same amount. This becomes an interesting toy or gimmick for people at first, but then they get tired of doing it and they revert right back to the old behavior patterns," Sweeney says.

No One Said Change Was Easy

Sweeney says using electricity in our homes is a lot like going grocery shopping in a store with no price tags. "There are flank steak and chuck steak and hamburger. But you've never seen a price tag ever in a grocery store. How good a shopper would you be with that little information?"

There are reasons to pay attention to energy, whether it's to reduce your carbon footprint or save money on your utility bill. But even though electricity may seem expensive, Sweeney says it's only a small part of the average household's income.

"We use 2.3 percent of our disposable personal income for electricity, natural gas and all other energy in the house. So if you have work hard to save that, you're probably not going to do it," he says.

Sweeney believes the key is to attach a price tag to the decisions we make the second we make them. So, if you turn up your air conditioning, the thermostat tells you how much more you're spending.

The technology to do that isn't far away. Today's smart meters already have the capability to talk to your house through a home area network. The California Public Utilities Commission also recently ruled that utilities must make customers' energy use data available to third-party companies that sell home energy management systems, if a customer purchases one.

But utilities have a long way to go to get customers to think this way. Only 20 percent of PG&E customers have set up online accounts. And according to one study, consumers interact with their utilities for only six minutes a year on average.

Clean Tech Companies Search for the Secret Recipe

"We have to get it right when we have those six minutes," says Dan Yates, CEO of Opower, a smart grid technology company that's trying to find the secret sauce of behavioral change. PG&E has hired Opower to redesign the website I was looking at. (Check out a preview here.)

"People don't want data, they want insights. So, I always joke that my mom is my litmus test. And I know that she would never spend a minute looking at raw energy data. But what she would love to find out is that her freezer is very energy intensive," he says.

Working with other utilities, Opower says their program has helped households cut their energy use by one to three percent and the change sticks. They do that by showing customers how their energy use compares to similar homes in their neighborhood. (More about what motivates us).

"It's not shame. It is really just recognizing an addressable opportunity to reduce usage. And then when you start to have people's attention, the key comes down to have relevant, targeting insights," says Yates.

Yates says for utilities that are used to dealing with hardware, working with behavioral science is a new challenge. But it's one with the potential to remake the way we consume energy. PG&E's redesigned SmartMeter website will be available by the end of the year.

Water and cornstarch make a non-Newtonian fluid when mixed: messy but great fun!

Fast-forward fifteen years to the beginning of the present school year and the Internet has given us all a huge leg-up in finding hands-on ways to learn science. These are demonstrations rather than experiments–an important difference for those entering a fair. Nevertheless, I have included two of my favorites below.

Homemade Oobleck:

Pay tribute to Dr. Seuss's book Bartholomew and the Oobleck by whipping up this mixture that is both solid and liquid at the same time! The simplest version is listed below, but adding a few more bells and whistles can increase the demonstration's awe-factor a bunch.

What to do: You need a mixing bowl, water, and cornstarch. Fill the mixing bowl with about 1 cup of cornstarch, and add roughly an equal volume of water. Mix, incrementally adding cornstarch or water until the mixture attains an appropriate blend of goopiness and firmness. Enjoy the fluid's bizarre properties by squishing and kneading it with your hands.

What's going on? Nearly all fluids have some intrinsic flow resistance. This property, called viscosity, is the reason water flows more easily than honey and at least partly why Usain Bolt can run 100 meters in under 10 seconds while it takes Michael Phelps well over a minute to swim the same distance. Our water/cornstarch mixture has a very special viscosity, making it easy to dip your hand into the mixture slowly, but quite hard to push it in quickly. (Technically, this is an example of a non-Newtonian fluid.) Science class will teach you that almost all matter can be classified into either a solid, liquid, or gas, but this is at least one example where the distinctions blur.

Bernoulli's Hair Dryer:

In 1738 the mathematician Daniel Bernoulli (pronounced Ber-NEW-lee) published a theory of fluids that has influenced the designs of airplane wings and sailboats ever since. Exploit this concept to suspend a balloon or ping-pong ball precariously in mid-air with a hair dryer.

What to do: You need a hair dryer and a small round balloon (or a ping-pong ball, depending on the hair dryer's strength). Turn the hair dryer on, point it upward, and place the balloon in the vertical column of air. If the ceiling is not too high, you should be able to balance the balloon in mid-air this way. Now begin to tilt the hair dryer and watch the balloon stay suspended almost magically.

What's going on? Everyday experience helps us understand why the balloon or ball stays suspended when the hair dryer is pointed vertically: air blowing upward pushes on the balloon, and this in turn counteracts gravity. But why doesn't the balloon fall off to the side when we begin to tilt the hair dryer? The answer lies in Bernoulli's principle, which states that, all other things being equal, a fluid loses pressure as it picks up speed. The air coming out of the hair dryer is moving faster than the room's air so its pressure is lower. This pressure difference helps keep the balloon suspended, even when you tilt the hair dryer.

Water and cornstarch make a non-Newtonian fluid when mixed: messy but great fun!

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How much air is your house leaking? Are you unknowingly slurping in dirty air from your garage and attic? Perhaps a blower door test can help you find out.

"I went to the ServiceMagic Web site that I learned about editing a Home Energy article," says Tom. "Within less than a minute after I entered some basic information about my house and what I was looking for in the way of an energy audit, the phone rang." It was Sustainable Spaces, a home performance contractor located in San Francisco. Tom made an appointment for his audit for the next week. "They were offering a 'Stimulus Special' for $395."

The house Tom shares with his partner Dmitri was built in 1907. "The home has never been remodeled," says Tom. "We recently had the furnace replaced with a hot water radiant system. We have been careful to keep to the original features of the home, so we got our radiators from buildings built around the same time that used to be part of the heating systems in buildings at Fort Baker." They also installed a renewable energy source. "We installed photovoltaic (PV) panels on our roof, but we should have had the audit first to show us how to use less energy and save on the PV.  Our annual true-up statement says we owe $75 for electricity, but I want to get that down to $0!"

Rob Mitchell, an experienced contractor who knows a lot about Bay Area houses, came with two younger men for an audit of Tom and Dmitri's 102-year-old home. The crew closed all the exterior doors and windows, installed a "blower door" in the main doorframe, and depressurized the house. Immediately, dust and insulation particles began to pour through the "pocket doors" from the attic. After taking some measurements to get a general sense of how leaky the house is, and blocking some of the major air leaks, the crew from Sustainable Spaces then pressurized the house. "We walked around the house with a liquid pencil, which showed there is airflow around switch plates, gaps in the baseboard where the home is connected to the outside, and the cabinet in our kitchen where there used to be 'torpedo tubes,' which used to hold hot water heated by the wood stove, and other places" says Tom.

So the old house has some problems with air leakage, which means heating energy being lost to the outside. The crew also found out that the humidity in the kitchen was 20% higher than that on the outside of the house. "We both took showers that morning, and I had a cup of hot tea," says Tom. That was enough to keep the humidity high a few hours later.

Since the home has no mechanical ventilation, moisture build up could lead to mold growth on surfaces in the living spaces, or-even worse because it is hidden-within the walls. Mold can degrade building materials and create poor indoor air quality. Tom has allergies and a moldy house could make it difficult for him to breathe. Since Tom is living in the mild climate of the Bay Area, where we can open windows and get fresh air other ways in our leaky houses, the moisture may not hang around long enough to be a problem. If he lived in a cold climate such as Minnesota's, or a hot-humid climate such as Atlanta's, fixing the air leaks in his house without adding mechanical ventilation could create a "sick house", meaning one with poor indoor air quality due to mold.

"We won't get the report until next week," says Tom. The report will include specific numbers for air leakage from the house to the outside-or in this case between the living spaces and the attic and basement. Too much air flow means lost energy and too little means a sick house. The report will also give a range of measures that will make Tom and Dmitri's house healthier and more energy efficient. "We'll decide what measures we want done when we get the report. We made our heating system more efficient with the radiant system that heats the living spaces and provides us with hot water. We use half the gas now to heat water than we did before. So spending a lot more on fixing the building envelope doesn't make so much sense to us right now. We'll probably fix the big leaks by air sealing around the attic. And we may insulate under the floor between the living spaces and the basement."

"I wanted to have our house audited mostly because I'm curious," says Tom. "And we want to save energy." But from now on when Tom talks about home performance, and the importance of healthy and efficient homes, it will take on a whole new dimension-the homeowner's perspective.

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This attic hatch insulation kit install is making the author use some choice language.

I promised Michele that I will practice the Yoga of home improvement projects and keep the cursing down to a minimum. My home improvement projects usually involve some cursing. I worked part time as a janitor when I was in high school and that's when I learned some pretty spicy language. I didn't intend to write about cursing here, but since I am in this so deep now, then damn it, I may as well connect the topic to some cutting edge scientific research. You got a problem with that?

British scientists found that cursing takes away pain. When people put their hands in a tub of cold water and cursed, they could hold their hands in longer than if they said things like, "butterscotch." If you don't want to take my word for it, you no-good so-and-sos, the research results were published in the online journal NeuroReport.

The attic hatch insulation kit will save us some energy losses and utility bill pain in the long run. According to the DOE Weatherization Assistance program, a gosh darn uninsulated 10 square foot attic hatch in a 100 square foot insulated attic can decrease the overall R-value of the attic floor by more than 50%! For example, an attic with R-38 insulation everywhere but on top of a stinking quarter-inch plywood hatch-with an R-value of approximately 0.3-will have an overall R-value of only R-17. What a freaking waste! Bloody hell!
You can find out more about insulating attic hatches at the Department of Energy's Energy Efficiency and Renewable Energy Web site. Do it now!

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Non-profits like Green For All are working with federal and state goverments to usher in new "weatherization worker" legislation.

Tuesday, July 21

There are 3,200 people here for the conference in Indianapolis! This is more than twice as many as the last time. Heard from Gil Sperling, Program Manager for the Department of Energy’s Weatherization Assistance Program, and others at opening plenary. Some buzz about Davis-Bacon prevailing wage legislation. Department of Labor created a new category "weatherization worker" and is polling organizations around the country to come up with prevailing wage numbers. Department of Labor staff is here to get feedback.

Five U.S. Territories are now part of the Weatherization network.

Van Jones speaking at lunch today.

Will set up display for later today. Something like 94 exhibitors are here, including heavy hitters like Home Depot and Sears. Will try to convince Home Depot folks to carry Home Energy Magazine in stores.

(later)

Van Jones, White House green jobs czar, spoke to weatherization workers at the National Weatherization Training Conference, "You are the quiet heroes. Your job is to take the inhalers out of little girls' pockets; little boys pockets."

No, he is not encouraging shoplifting, but the kind of homes that do not aggravate kid's asthma. A green home is an energy efficient and healthy one. That's something the weatherization community has known since the DOE Weatherization Assistance Program began in 1976.

Wednesday, July 22

At the awards lunch today, Gil Sperling mentioned that the Dept. of Labor (DOL) is making good progress in discussions with local weatherization agencies to determine the prevailing wage for a new classification of worker, the weatherization worker. The Davis-Bacon legislation from a decade ago (?) requires that organizations receiving federal government project money must hire people at the prevailing wage for similar work in the area. The legislation is being applied to the funds coming through the American Recovery and Reinvestment Act (ARRA) of 2009, (also known as the Stimulus Bill) for weatherization efforts. DOL came up with a new classification of worker, weatherization worker, in order to help the states comply with the Davis-Bacon requirements.

If the prevailing wages of construction workers were the standard, in New York, beginning weatherization workers would have to make $50 per hour! Weatherization agencies all over the country want to pay their workers well, but those kind of wages for beginning workers would wreck the budgets of most of them. So the new classification and prevailing wages will help agencies to pay a living wage, increase pay as workers become more experienced, and allow the agencies to live within their budgets. DOL staff are here in Indianapolis, and there listening sessions have been packed!

Thursday, July 23

A friend asked me What is the headline for the conference? I think it should be Weatherization Gets Down to Business. I am reminded of the ramp-up to the war in Iraq, and the war profiteering that is probably still going on. I remembered the “lost” $8-billion in the first months of the war. And I wonder if that kind of corruption will enter in the “war for energy security and green jobs and against global warming.” It probably will, because humans are involved. But the level of accountability here is very very high, and the expectations are very very clear. And I get the sense that, this time, the adults are in charge.

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Are you using Twitter or other social media as a way to promote progressive causes like energy efficiency? What do you think about mandatory home energy audits or line drying clothes versus machine drying? Source image: Tina Keller

Now I get my information mostly off the Internet and through Twitter, the social media service that is in the news because of its use by the opposition parties in Iran. Twitter is like snail mail cubed. You send messages from your computer or smart phone that immediately show up on the computers or phones of all your "followers." You get followers generally by following others. It's kind of an unwritten rule that if someone is following you should return the favor. So far I am following about 30 people or groups and have 11 followers. But I just started.

I am following Energy Circle, a new Internet resource that is using social media to report news about home energy efficiency on Twitter. A recent "tweet" connected me to an article by Peggy in Toronto who thinks that mandatory home inspections should be replaced with mandatory energy audits upon the time of sale of a home. Advanced Energy's Research Director Melissa Malkin-Weber, tweeted "Energy saving smugness nixes scratchiness of air dried sheets. But don't ask my kids about how those stiff cloth diapers felt."

I agree with Peggie and Melissa. But what do you think about mandatory home energy audits or line drying clothes versus machine drying? Are you using social media as a way to promote progressive causes like energy efficiency? You can respond below, and your response needn't be limited, like "tweets" are, to 140 characters. Or sign up for a Twitter account and join the conversation at KQED Science!

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This is a LEED-certified building on Columbus Circle
in New York City. Anything wrong with this picture?

But there is some question as to whether LEED buildings actually save energy. Henry Gifford, an engineer and mechanical system designer in New York City, "…the best data available shows that on average, they (LEED-certified buildings) use more energy than comparable buildings." His view is controversial, but I have seen the data he used and have studied his analysis and it seems reasonable to me, though I am not a statistician and have done a limited amount of number crunching in my short career as an engineer before becoming a writer.

I have heard the arguments from the other side and haven't been convinced. Even from a common sense perspective, it seams unrealistic that LEED buildings are built to save energy. I've seen too many LEED certified buildings with a large percentage of windows as exterior walls–that is like trying to build an energy efficient building without walls. Also, LEED certification does not require performance testing of buildings. A building can achieve points for energy efficiency from modeling alone. In my role as editor of Home Energy Magazine, I have wanted to publish in-depth articles about LEED-certified homes, but I have been unable to find a LEED-certified building owner or designer who is willing to publish a full year of performance data, post-occupancy.

The LEED program has made green building a common term and a sought after designation among architects, builders, and developers across the nation. LEED buildings may use more environmentally friendly materials and be healthier for their occupants. But it is not yet clear to me that they save energy compared to business as usual. If we want to achieve energy independence, combat the worst effects of global warming, and grow a green economy, we can't afford to build–and celebrate–buildings built as usual.

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Dave Robinson is the "anti-flipper." Credit: Tom White

The cab driver is a renter, and when I told him that the conference he was driving me to was about residential energy efficiency, health, sustainability, and affordability, he complained that his landlord is not interested in making his rental home energy efficient, since the landlord doesn't pay the energy bills. We call this a split incentive. The split incentive facing the imaginary bankers in the back seat of my driver's cab-he wants to keep the bailout money for himself but he's supposed to use it to help people struggling in a down economy-may not end up putting a fat wallet in the cabbies back seat.

I met a man here who can handle a split incentive pretty well. David Robinson is a retired contractor who recently started doing what he calls Energy-Wise Renovations of foreclosed homes. He is buying clusters of homes in rundown neighborhoods in the South Bay, and retrofitting them with measures such as R-50 insulation in the attics, air sealing, and Energy Star appliances. But he is also creating some pretty stylish kitchens, redoing hardwood floors, and installing granite countertops, crown molding, and wainscoting in these homes. "You can't sell a home on energy efficiency alone," says Robinson.

Robinson is having no problem selling these houses for 20% above market prices, and he's still giving the homebuyers, and the neighborhood, a very good deal. "I believe that there is a wonderful and huge opportunity in bank-owned foreclosures-millions of them-and we must rescue all those wonderful opportunities from the normal house flippers who would turn them into a rental and lower the values and miss the opportunity for deep energy reduction. I buy all foreclosed homes and don't feel bad about beating up the bank to get the really good deals."

Robinson is looking for former or current realtors, and financial backers. He wants to teach them his method and therefore accelerate the process of converting our housing stock to affordable, efficient, and sustainable housing, and to make a good living doing so. If you want to know more, call him at (605) 475-4800.

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