Going Green in Silicon Valley
More likely than not, you either own or have shopped for Silicon Valley homes with fireplaces. In that case, you’ve likely also heard tale about the new law that would force homeowners to replace older fireplaces with new gas only ones or decommission them entirely before selling. Let me quash those rumors now – homeowners with wood-burning fireplaces do not automatically need to replace them at the sale of the property at this time. But what’s behind the rumor anyway?
About a year ago, there were proposed regulations in place that were going to make stipulations for home sellers with older fireplace in the San Francisco Bay Area, including San Jose, Los Gatos, and nearby. Amendments have since been made to the ordinance, removing this requirement. These were part of Regulation 6, Rule 3: Wood-Burning Devices, which was adopted in July 2008 to regulate and improve air pollution levels for the health of the Bay Area community (Wood Burning Regulation). Its immediate effect was to enforce Winter Spare the Air Alerts and Mandatory Burn Bans. The regulation also stated numerous rules that would be effective at future dates (mostly beginning November 1, 2015/6), including many that will be passed this year and in the future, up to 2020. So, while you don’t need to worry about replacing your fireplace before you sell, there’s plenty to be aware of when you use, replace, repair, and install your fireplace – and you may still need to replace it.
With 1.4 million woodstoves and fireplaces around the Bay Area, it’s no surprise they make up a major part in the region’s air pollution – approximately one third of winter pollution! That’s greater than the amount of pollution caused by vehicles. Burning solid fuels produces what is known as soot, or more scientifically, PM2.5, which stands for Particulate Matter with diameter of 2.5 microns or less (Ordinance). These particles in the air are a form of pollution which is so fine that when breathed in it can penetrate deep into the lungs and even enter the blood stream. Wood smoke contains a group of compounds that are similar to second-hand cigarette smoke and are likewise hazardous (2012 flier). Studies show that this type of pollution can cause a variety of health conditions which can put undue stress on individuals with weak respiratory or cardiovascular systems. Apparently 1 in 7 Bay Area residents has a respiratory condition, and these folks of course are more vulnerable to problems from pollution. Immediate effects might be watery eyes and coughing, while long-term exposure to polluted air can permanently harm lung function, capacity, and development – possibly instigating diseases like asthma and bronchitis. “Eliminating residential wood burning during a Winter Spare the Air Alert can reduce soot in the Bay Area by 35 tons each day” (Wood Burning Regulations Flier). On top of the particulate pollution, wood smoke also contains a variety of gases, including toxins like dioxin (Wood Burning Regulations Flier).
But why winter? What about summer barbeques? Weather is important in regard to the displacement of these polluters. Spare the Air Alerts are hardly ever called when it’s been raining. Cold, still weather conditions cause the smoky air to become trapped near the ground, allowing pollution to build up to unsafe levels (Flier). When a Spare the Air alert is not called but data indicates worsening conditions there may be an optional compliance health advisory in the form of a Recommended No-Burn Day. And as for summer barbeques – the weather conditions in summer are more prone to heightening levels of ozone than soot, so Summer Spare the Air Alerts are placed based on very different weather and pollution concerns.
Other than pollution, there are still plenty of reasons to not burn. Fires are not a very efficient form of heating, and many fireplaces actually rob your home of heat, sending hot air up the chimney and out of your home. Prevent heat loss (and the need to burn more fuel or crank the thermostat) by keeping your home well insulated and weatherized. Get more efficient heating with an EPA certified device or alternative natural gas or electric heater. Continue reading
When house-hunting in Silicon Valley, it’s good to take note of how clear the windows are. Sometimes when a dual pane window appears wet or foggy, it’s not just a matter of the sprinklers hitting it, but instead could be a failure of the vacuum seal. If that’s the case, the window will not be as attractive as intended.
There are some window repair professionals who claim that they can de-fog windows with condensation (the common belief is that foggy windows must always be replaced). What many consumers do not know when purchasing dual pane windows is that many of them will fail, unlike the single pane windows they are replacing. (The Old House Authority site says 30% of the time, a replacement window will be replaced within 10 years. It also advises that “More heat is typically lost though your roof and un-insulated walls than through your windows. Adding just 3 and 1/2 inches of insulation in your attic can save more energy than replacing your windows.”)
Many of my home buyer clients for Los Gatos, Almaden, Cambrian and San Jose insist upon having dual pane windows in their future house or townhouse. Before assuming that any brand is OK, though, do some research to learn about the windows’ failure rate and how long the warranty on them will be. Dual pane windows look great and do save a little energy, but if you have to replace one third of them within ten years, it won’t be a bargain at all.
Further reading on insulation and windows
$1,450,000 : 6552 Winterset WAY, SAN JOSE4 beds, 3 full baths
$755,000 : 6559 Copperwood CIR, SAN JOSE2 beds, 2 full baths
$2,699,000 : 6752 Lookout BND, SAN JOSE5 beds, 4 full baths
$1,480,000 : 5959 Larabee CT, SAN JOSE4 beds, 3 full baths
$1,349,000 : 6554 Bose LN, SAN JOSE4 beds, 2 full baths
$2,297,500 : 1142 Starling View CT, SAN JOSE4 beds, 3 full, 1 half baths
$1,849,000 : 6586 Graystone Meadow CIR, SAN JOSE5 beds, 3 full baths
$899,000 : 6594 Alleghany CT, SAN JOSE4 beds, 2 full, 1 half baths
$1,375,000 : 7044 Elmsdale DR, SAN JOSE4 beds, 2 full baths
$999,000 : 6978 Silver Fox DR, SAN JOSE3 beds, 2 full, 1 half baths
See all Real estate in the Almaden Valley community.
(all data current as of 5/24/2017)
Listing information deemed reliable but not guaranteed. Read full disclaimer.
A question posed to me recently was whether or not houses with solar panels sell faster and for more money. We would tend to think so, because solar panels make paying for electricity considerably less expensive, especially here in sunny Silicon Valley. Conversations with buyers reveal that solar is highly valued. Placing a dollar amount to that value isn’t so easy right now, however.
The difficulty is in the lack of data. Recently, in my Belwood of Los Gatos neighborhood, we’ve seen a lot of houses getting fitted with solar just in the last year. I believe that 3-4 years from now, we’ll have a larger pool of closed sales in which solar was part of the equation, but at the moment, only a tiny fraction of closed escrows were houses with these energy efficient features.
Here’s what I’m seeing as I pull the numbers from our MLS:
All of Santa Clara County, all houses which have closed escrow in the last 30 days: 916
All of SCC, all houses with solar panels on the grid which have closed escrow in the last 30 days: 13
This is a mere 1.4% of the sold properties in the last month. Continue reading
In the middle of the last century, the Santa Clara Valley was bursting with vineyards, fruit and nut orchards, and groves of citrus trees. The mild climate and all of these beautiful blossoms mile after mile warranted the nickname, “The Valley of Hearts Delight“. Most of it was, of course, unpaved. Following the end of World War II, the agricultural land began giving way to housing and industry, later more housing and high tech in particular, and Silicon Valley was born. And, to quote a song, “they paved paradise”.
Water can be somewhat scarce here at times – the sub tropical climate means mild temps and just enough rain, about 20″ per year for most of the San Jose area, but more as you get closer to the Monterey Bay and Pacific Ocean. When we do get rain, where does it go? In the days of big agriculture, most of it found its way back into the drinking water: it was absorbed by the soil, and then it filtered down into the underground streams. Wells tapped into this water source and the water was used for drinking, cooking, bathing, watering the crops and more. Now, though, much of the valley is paved. Water runs to gutters, and they lead directly to the bay, skipping the aquifers and also skipping the filtering process that the soil provides. As you might imagine, this can screw things up a bit.
One solution is to create more places for the runoff water to get back into the soil and meander back to the aquifer. The City of Cupertino has vegetated swales for just that purpose behind the library and city buildings, and a large sign explains why the landscaping looks the way it does (a dirt strip with a sunken section in the middle, but landscaped). This is not uncommon in many parts of the US – I have seen it all over the east coast and the southern states – but a little less common here. A great idea, I hope it catches and becomes more typical. Kudos to Cupertino for working to improve the local ecosystem and water quality! We need to do more for water reclamation. If it gets all the way to the bay, it cannot be drunk any more, but from the aquifer it can. So many reasons why we should be diverting water away from pavement and gutters and onto soil!
After taking note of this a week or two ago, I did some searching online and found a 2006 article by the Cupertino Courier (now owned by the San Jose Mercury News) about this same effort. It’s a well written piece and if you want to learn more, read on over at the archive:
This morning brought a chilly 35 degrees here in Silicon Valley. Rain was threatened and kids everywhere across Santa Clara County have been hoping that the snow will come low enough to play in easily today.
The nippier-than-usual weather brings not just hope of very unusual snow, but also a chance to learn something about your home (or your future home, if you’re in escrow to buy a San Jose area home).
My Los Gatos street is like a lot of other residential areas in Almaden Valley, Cambrian Park, Campbell, and Willow Glen – homes are clustered together and closed up tightly against the cold. Look at the rooftops. What do you see on an icy morning?
Frost graces all three of the roofs above. But how much of the roof has the white blanket? In this case, more is better. The homes where there’s little or no frost are essentially “defrosting” their roofs with escaping heat. Homes that hold in the heat better do not have warm roofs and thus have a good amount of frost on top.
Of course, places where air or gas is meant to escape, such as at the vent pipes, are going to warm up the area immediately around them. If there are just patches of melted ice with no such pipes nearby, perhaps your insulation has been disturbed and it’s worth a visit to the attic.
Buying a home? Drive by early on these cold winter mornings to see how frosty the roof is. Selling a home? Make sure your insulation is good – it is a selling point that cost-conscious homebuyers will appreciate!
So if you want to go green, have a look at your roof on an icy morning and see if your heat is staying in the house or defrosting your roof.