Lancaster PA Real Estate Blog

Today I had the opportunity to sit down over coffee with Jesse Pelman of Longview Structures LLC.  We talked about how Jesse and his business partner Mike Stoner grew up in the building trade around Lancaster County, and their decision to form Longview Structures in 2008.  Both Jesse and Mike share a commitment to sustainable building designs.  Jesse himself spent some time in the Netherlands and didn't drive during the whole time.  As a result, Longview is eyeing Lancaster City as the target for a green building project.

While they're already actively working for local clients doing everything from front porches to detached garages and basements, they see urban infill as their next calling.  They have been working on securing a suitable Lancaster City property to redevelop such as a blighted home or garage/lot combo, so if you know of anything let me know...Jesse is clearly a passionate, committed pro who is excited about Longview's future. 

Longview Structures LLC is a member of the US Green Building Council and our very own Susquehanna Sustainable Business Network.

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Listen to this article as a podcast at:

 For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff's work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal and Wall Street Journal. Jeff's blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs. Jeff is also a photographer - view some of his lancaster pa photography portfolio. Comments are welcome!

 

Some of you may have seen these already.  Watch 'em again...

I love these because I love the Matrix series, and because they try to raise awareness about our food processing machine in the United States. I've posted articles before about movies such as Supersize Me and King Korn, both well worth watching and pondering. If you're hooked on fast food (and it's tempting, I know) then at least think about how that slab of meat got into your burger...

If you're into patronizing sustainable local enterprises, then go to the "Inside the Meatrix" link here and put in your zip code.  The creators of the Meatrix series have a nice back-end resource that lists local links for your area.  Try it!

The Manheim Township Public Library is having their annual book sale today and tomorrow - if you're a book hound like I am, then this is an event worth checking out.  Prices are very reasonable.  I bought a bagful of books last year...

Here's the details:

Wednesday, April 22 through Saturday, April 25, 2009

Library Book Sale

Municipal Office

1840 Municipal Drive

Thursday:  9:00 a.m. to 8:00 p.m.

Friday:  9:00 a.m. to 6:00 p.m.

Saturday:  9:00 a.m. to 1:00 p.m.

(Half price day!)

We held our biweekly "Lancaster Twitteratti Tweetup" this morning at Square One Coffee in Duke Street in Lancaster City. 

There were several new faces this week, as there seems to be every week, and the conversations were buzzing for over 2 hours!

@lancasterhome, @therealizzy, @wisegrass, @shannellelee, @odonnellsteve, @ryansmoker, @maxtana, @remarks, @chuckholt, @poservarial, @teamccloud, @ijlife, @danielklotz  Did I forget anybody??? 

See you all next time!

I was happy to see my comments to one of the staff writers for Lancaster's Intelligencer Journal, Linda Espenshade quoted in her excellent article from today (4/21/09) on "Greening Your Kitchen" in honor of Earth Day 2009.  She pulled quotes from several local sources on ideas to make changes in our kitchen habits, use new products and common sense to reduce our wastefulness and toxic side effects.

The link to the article is here.

I spent today in the first of a few classes required to earn my "official" green designation from the National Association of Realtors.  They came out with a formal certification process that I applaud and am excited to work alongside the NAR Green Resource Council.  To be honest, the class was very rudimentary for me, more of a primer for real estate agents just getting interested in the movement.  I'll finish my coursework in 2 weeks and let you know how that goes...A highlight was talking to Alex Plesslet, a realtor/developer from the Philadelphia area who attended the class and is planning to develop a 16-unit project aiming for a LEED platinum rating from the start.  Here's the listing on Sheldon Street in Philadelphia  Talking to him encourages me to continue the dialogue with local builders who are interested in making changes to their business models too.

I appreciate the efforts being made by good folks from the journalistic and real estate communities to push into "Green" alternatives.  Let's keep the ball rolling!

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Listen to this article as a podcast at:

 For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff's work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal and Wall Street Journal. Jeff's blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs. Jeff is also a photographer - view some of his lancaster pa photography portfolio. Comments are welcome!

 

I love talking about the Kitchen because there’s so much going on there that can be impacted.  I break my thoughts into 2 categories: Behavior Changes and remodeling ideas.

Behavior Changes:

Many of the things we take for granted as “typical” kitchen behaviors can be changed to reduce waste:  Just a couple of examples would be:

1 - Stop accepting plastic bags at stores (they’re rampant these days).  Plastics inevitably make their way into the trash can to be dumped somewhere.  Start using a canvas grocery bag or two. 

2 - Another idea is to start a compost system.  You’d be amazed how much composting can reduce your trash load.  My family started this a couple of years ago (here’s a link to my blog article) and it works great. 

3 - A quick changeout (not really remodeling) is to replace bulbs with CFLs – kitchen lights seem to be on the most in our house.

4 - Environmentally sensitive cleaners are available everywhere today – replace toxic stuff under the sink and in the dishwasher.  This is great for kids, too, who are often exploring under the sink.

Then we get to the really little items that nobody seems to do – like filling the dishwasher all the way before running and running it late at night when the rates are lower, or leaving the blinds open if you get morning light, so the sun can warm the kitchen better than your heating system.

Remodeling:

Replacing all or part of the kitchen should be accompanied by some research into green alternatives to traditional materials.  Nearly everything (flooring, cabinets, countertops, lighting, appliances, windows) is now available in several styles and price ranges to meet any taste while reducing environmental hazards and energy bills. 

1 – Cabinets – Use products utilizing FSC certified woods or new materials such as wheatboard rather then traditional formaldehyde-laced pressboard.  Even better – if you already have serviceable cabinets just get them refaced or refinished with new hardware, etc.  Substantially cheaper and old cabinets are reused.

2 – Flooring - New materials such as Recycled rubber and Marmoleum (updated) compete with ceramic tile these days.  Cork and Bamboo flooring is hot these days but they can be more soft and less suited to heavy kitchen traffic in my opinion.  (I’ve seen bamboo take a beating).

3 – Appliances – everybody knows about energy star appliances, but look closely at the ratings on the mandatory info sheet.  There will be differences in performance and savings over time.

4 – Countertops – I’ve seen concrete ones and they’re pretty neat.  With all the negative stuff coming out about granite (radon emissions) if you’re looking to remodel you should check out concrete or another surface that’s made of recycled stone materials. 

4 – Lighting – the hot new topic in lighting is LED – technology is catching up and these things are cheap to operate!  I think the expense is still a bit prohibitive, though.  Skylights and “solatubes” are nice too, but take more work (of course they’re free after that).

I’ve been advising home buyers on green remodeling ideas for a couple of years now.  I’m formalizing it into a program offering called “smartgreen”  

More on that later…press releases are coming!

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Listen to this article as a podcast at:

 For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff's work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal and Wall Street Journal. Jeff's blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs. Jeff is also a photographer - view some of his lancaster pa photography portfolio. Comments are welcome!

 

According to my friend and Journalist Paula Holzman of the Central Penn Business Journal, the state has (finally) approved funding of the long-awaited Pennsylvania Sunshine Program. Paula wrote today online that "the state's Commonwealth Financing Authority yesterday approved guidelines for two programs designed to create jobs and make it easier for families and businesses to get greener". 

"The $25 million High Performance Building program will provide grants and loans for constructing energy-efficient buildings or renovating structures to improve energy efficiency.

Businesses with 100 or fewer employees are eligible for loans of up to $2 million; families may receive loans (emphasis mine) of up to $100,000 for construction or renovation of their primary residence, according to a news release from the state.

Grants are capped at $500,000, or 10 percent of eligible costs, whichever is less. 

The second program is an $80 million fund for projects that use or generate solar energy, manufacture or assemble solar equipment, or develop and build facilities for solar-technology research. 

Eligibility amounts are:

• Loans of up to $5 million or grants of up to $1 million for solar-energy generation and distribution projects or solar research-and-development facilities.
• Loans of up to $35,000 and grants of up to $5,000 for each job created within three years of approval for manufacturers of solar-energy components.

The program is part of the state's $650 million Alternative Energy Investment Fund, which is expected to create 10,000 jobs and spur $3.5 billion in private investment, according to the state Department of Community & Economic Development."

Thanks Paula for the update.  It should be noted, by the way, that the Commonwealth Financing Authority is a department assigned to disbursing federal "stimulus" dollars into the state.  So yep, that money you'll be getting is coming from the Economic Recovery Act of 2009...

I'll be posting a thorough article shortly on what the funding for the Sunshine Program means to actual PA home owners who want to remodel green in Lancaster County and elsewhere in PA.

In an era of challenging home markets and uncertain economic outlooks, one might be tempted to think that the dream of home ownership is further than ever away from those in the “low income” classifications.  In Lancaster PA and many other areas, however, community advocates are using an effective tool to extend the hope of escaping the rental racket. 

They’re called IDAs nationally, which stands for Individual Development Accounts.  Basically, they’re similar in concept to an IRA, but with a critical difference: for every dollar invested, an equal or greater amount is matched by the fund.  With associated classes in money management and financial planning, IDAs are a powerful tool to offer renters the ability to save and buy their first home (or other major asset).

Of all the initiatives that government engages in on behalf of the working poor, encouraging asset building is in my opinion the most valuable.  It’s using public and private funds wisely by partnering with wage earners rather then offering handouts.  As a Realtor, I’m particularly enthused about the sense of accomplishment that someone feels who has just bought their first home – I’ve seen it many times up close and in person.  IDAs are opened in conjunction with approved banking institutions and caseworkers meet regularly with participants to assist with budgeting, planning and follow-through.  People living in a negative net situation are given concrete tools to move them from spenders to savers.  IDAs are making headlines, too: There’s a good article on some successful IDA programs in Houston, Texas from World Magazine here.

According to the Corporation for Enterprise Development (CFED) there are 18 IDA programs in Pennsylvania.  Here in Lancaster County, Tabor Community Services offers 2 flavors of IDA: The Family Savings Account program (FSA) that produces a matching grant of $1 for every $1 invested by the participant, and the Matched Savings for Independence program (MSI) which is tailored for female household heads and boasts a $3 match per $1 invested.  I spoke with Program Coordinator Michelle Larsen and she agreed “they are a great tool for enabling asset purchase for low-income families” in Lancaster City and County.

Under the Family Savings Account (FSA) program, applicants must save for a minimum of 12 months and meet government standards for low-income households including a $10,000 maximum net worth.  Funds from the account must be used for one of the following:

1. Home purchase
2. Home improvement
3. Vehicle Purchase
4. Education (self or child)
5. Small Business startup or expansion

The guidelines for the Matched Savings for Independence program are that the applicant save for 6-36 months and meet the same household requirements as the FSA program, except that it’s restricted to households headed by women.  Funds can be used for the same asset goals except a vehicle purchase or home improvement.

According to Michelle Larson, availability “changes regularly as we offer slots intermittently through out the year”. The best way to find out what’s available is by contacting either Michelle (717-397-5182 ext 104) or caseworker Tim Charles (717-397-5182 ext 106).

FSA applications are available and potential clients should contact Michelle or Tim for a personal interview.  Potential MSI clients need to attend a group orientation.  The next one is scheduled to Wednesday, April 15.  For more information on Lancaster PA IDAs and other low-income assistance programs visit www.Tabornet.org.

I’m impressed by the personal responsibility inculcated by IDAs, and the outcomes are hard to argue with.  Washington take note – it CAN be done at a local level.  Be sure to share this article with a friend and see if your municipality or county is offering a similar program – use the CFED program list as a guide.  Let’s help promote self-reliance and the American ideal of giving each other a hand up.

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Listen to this article as a podcast at:

 For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff's work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal and Wall Street Journal. Jeff's blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs.

I wanted to post this video because a) it's filmed in downtown Lancaster, b) is by a Lancaster native, c) was created by a Lancaster producer (Ryan Mast of Unitheo.com) who I have the priveledge of knowing, and d)because it's AWESOME!  Perfect to post on this Good Friday 2009...

Hiram Ring - "One Girl For Me" from unitheo on Vimeo.

Check out Hiram's website at www.HiramRing.com

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 For Lancaster PA homes for sale click here. Jeff Geoghan is a top real estate expert in Lancaster County, PA, and an involved community member. Jeff's work has been featured in the Lancaster Newspapers, WGAL Channel 8, PA Business Journal and Wall Street Journal. Jeff's blog on Lancaster County and its homes is nationally-featured. Contact Jeff for more help with your Lancaster PA Real Estate needs. Jeff is also a photographer - view some of his lancaster pa photography portfolio. Comments are welcome!

 

I received an email trumpeting "Charter Goes Green!" the other day.  Skeptic that I am, I was doubtful.  I've seen "going green" claims before...

Well, here's my analysis of the latest green claim by a major builder:

Good: They got involved with Energy Star (a federal energy efficiency program)

Not So Good: The marketing looks like generic facts about energy conservation from the government Energy Star materials.

Good:  Having a large builder such as this promoting energy efficiency in homes will (probably) spur other builders to investigate.

(OK, that's all the good I can think of).

Not so Good: A company this big had the opportunity to REALLY lead in the development of actual green homes.  Unfortunately, the truth is that this company is not building a green home now, nor have they that I'm aware of (and I would love to be corrected on this).

There's a BIG difference between getting a traditional-design home rated "energy star" and actually building a home using green principles.  Just a few of the principles that any newbie to the field could let this builder know about:

• Site layout to promote passive solar radiation
• Home design to minimize excess square footage and encourage functional spaces
• Water management at the system level (not just "flow limiters" on faucets).
• Grey water reuse (for toilets, irrigation, exterior use)
  
• Active solar design to reduce/eliminate utility demand (gas, water & electric).
• Incorporation of recycled materials that reduce/eliminate offgassing and waste
• Use of new technologies in roofing, exterior finish and framing to reduce reliance on oil-based products, etc.

I could go on, but none of THESE aspects were trumpeted.  The focus is all about recodifying stuff they're already doing (good things, by the way), to present the "going green" message which is so the rage right now.

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Really, I see three stages in the development of a true green home builder:

Stage 1: They're doing pretty much what they've always been doing but have been approached by some vendor reps who've sold them on some new materials, etc. The temptation to "greenwash" is very high and easily seen through by knowledgable homebuyers.

Stage 2: They decide as a company to do some research and seek out new building materials and practices and, to the degree to which $$ impact allow, make some fundamental changes in their traditional approach to homebuilding.  The company marketing should reflect the thought process at the management level and the concrete steps being taken to incorporate green.  It's important to note that knowledgeable homebuyers would still not consider this builder a "green homebuilder".

Stage 3: They make a commitment at the mission level to embark on a comprehensive re-evuation of their materials and practices, bring in progressive architects to guide them, and begin to envision totally different communities & dwellings.  These builders (especially as they can point to completed projects) have the ability to market themselves as having "gone green" because they really have.  The company culture has changed.

As you might imagine, there are a lot of Stage 1s and Stage 2s around, mostly somewhere between 1 and 2.  These companies have to be honest with themselves and the knowledgable public and market themselves appropriately.

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Energy Star, while a good first step, is rapidly being eclipsed by more comprehensive building programs like Environments for Living.  This builder should check out their consumer website and builder specs websites.  Another great option is to get some key personnel set up as Certified Green Professionals through NAHB...

The Verdict:

What this builder is doing is building a high performance, well-built product that's not particularly progressive otherwise.   A strong stage 1, perhaps. 

Let's see how far they're willing to take this journey.