Tuesday, November 17, 2009

Cash for Caulkers



November 18, 2009
Economic Scene
A Stimulus That Could Save Money
By DAVID LEONHARDT
WASHINGTON
The one highly visible success of the stimulus bill has been the cash-for-clunkers program. It induced a boom in vehicle sales this summer that clearly would not have happened otherwise.
The rest of the stimulus bill has created a lot of jobs — 700,000 to 1.5 million, according to economists’ estimates. But it has done so in thousands of little ways: scattered construction projects, plugged-up school budgets and the like. Politically, these measures are not popular enough to create a groundswell for more of them.
And the economy still needs help. So White House officials are looking at creating a new version of cash for clunkers — this time for home weatherization.
John Doerr, the Silicon Valley venture capitalist, and former President Bill Clinton have separately suggested versions of the idea to the White House. Mr. Doerr calls his proposal, which would give households money to pay for weatherization projects, “cash for caulkers.” Rahm Emanuel, President Obama’s chief of staff, told me, “It’s one of the top things he’s looking at.”
The idea has a lot to recommend it. The housing bust has idled contractors and construction workers, who could be put to work insulating homes and caulking air leaks. Many households, meanwhile, would save substantial money — not to mention help the climate — by weatherizing their homes, research by McKinsey & Company has shown. All in all, a cash-for-caulkers program seems like a promising part of the jobs program for 2010 that Mr. Obama has suggested he is planning.
But I would also mention one point of caution: the details of any caulkers plan will matter enormously. Weatherizing a home, as I recently discovered, turns out to be a lot more complicated than buying a car.
This year, my wife and I had an energy audit done on our home. We were interested in finding out if we could save money and, given the attention that weatherizing was starting to get, I figured it could also make for good column fodder. For $400, an auditor spent hours scouring our house, with the help of a big fan he set up in our front door and an infrared camera. He produced a full-color, 13-page detailed report, informing us of the leaks in our house, and he was also willing to tell us which changes were usually a waste of money (new windows).
Even so, we are still trying to figure out which weatherization projects we should do. The whole package would probably cost $4,500 and save us something like $400 a year. We may not stay in the house nearly long enough to justify the investment.
Such concerns are typical. How do you find an auditor? How do you know whether you should seal a few ducts or pay $2,000 for new insulation? Which of the existing subsidies — state and federal — might you qualify for?
Mr. Doerr and Mr. Clinton are well aware of these problems. Mr. Clinton has sent the White House a memorandum written by his foundation staff that lays out the reasons people don’t weatherize their homes. Mr. Doerr, who sits on a board of outside economic advisers to Mr. Obama that is working on a formal cash-for-caulkers proposal, told me that his goal was to “keep it really simple so we can do it really fast.”
The Doerr plan would cost $23 billion over two years. Most of the money would go for incentive payments, generally $2,000 to $4,000, for weatherization projects. The homeowner would always have to pay at least 50 percent of the project’s total cost. About $3 billion would be set aside for retailers and contractors in the hope that they would promote the program, much as car dealerships promoted cash for clunkers. (Mr. Doerr says he owns no stake in any weatherization companies.)
The Clinton plan depends on the reallocation of clean energy money from the stimulus bill that has not yet been spent. It covers not just houses and apartments but also commercial and industrial buildings.
Perhaps most intriguing is its proposal to help homeowners and building owners who are nervous they will end up selling their property before a weatherization project has paid for itself. Under the Clinton plan, they could add the project’s cost to their long-term property tax bill, effectively splitting the cost with the next owner. The New York State Legislature approved such a program on Monday.
All these efforts would lead to more weatherization. But I would be surprised if they were enough to create a program as successful as cash for clunkers. Remember: Many homeowners could already save money by weatherizing their homes. And they are not doing so.
That’s in large part because the projects can seem so daunting. To date, energy experts, in the government and the private sector, have not done a good job of distributing useful information. What does exist tends to be either too complicated or too general. I recently asked various experts what percentage of homes should get new insulation, for example, and several replied that it varied by region — which is both true and unhelpful.
Imagine, though, if the Energy Department put together a weatherization-for-dummies fact sheet and Mr. Obama began promoting it.
It could start by noting that almost all homes should have a programmable thermostat (about $100) to turn down the heat or the air-conditioning when nobody is home. Other simple steps can include wrapping a water heater with an insulation blanket and replacing heating and cooling filters. Next on the list would be sealing easily accessible holes in air ducts, which can cost just a few hundred dollars and pay for itself in a few years. In California, the average duct system loses 30 percent of its heating or cooling to leaks.
Finally would come the more complicated categories, including insulation and heating equipment. Yet some basic information could still help enormously here. What share, say, of Midwestern homes built before 1950 could use more attic insulation? How quickly would the insulation pay for itself on average? Every home is different, obviously. But without any reference point, many people won’t be confident enough to plunge into a project.
The shining example that Mr. Clinton cites is a Houston program in which the local government pays about $1,000 to weatherize any home in a given neighborhood. It works in part because the houses need similar improvements, which makes the program easy for residents to understand.
“Unlike traditional programs that provide an audit and a customized package of solutions for each home,” the Clinton memorandum notes, Houston “offers a fixed set of interventions that include climate-appropriate ‘low hanging fruit.’ ”
The bottom line is that cash for caulkers would be trickier than cash for clunkers — yet would have the potential to do far more good. McKinsey, the consulting firm, estimates that households could reduce their energy use by 28 percent over the next decade. In terms of greenhouse gases, that would be the equivalent of taking half of all vehicles in this country off the road.
And unlike many other climate-friendly policies, it would not cost money over the long term. Done right, cash for caulkers would be precisely the kind of stimulus that makes the most sense: spending money now to save money later.

Friday, November 13, 2009

Home Depot Foundation Award

Congratulations to Habitat for Humanity Saint Louis!
Award of Excellence for Affordable Housing Built Responsibly2009
Homeownership Category Winner—
Habitat for Humanity St. Louis, St. Louis, MO
75k to continue the work! As a volunteer and Board Member I continue to be inspired by the work, the staff, and the homebuyers. Our goal is to build 30 in 2010 and 50 by 2015. Click on the Habitat link above and get involved. You will not regret it.

Development Project Wins Award

The East-West Gateway Council of Governments presented an award for Leadership in Planning and Design Innovation for our uHome uCity Project. http://uhomeucity.com/contact.html is the place to go to find out about the team.

Thursday, November 12, 2009

The Shrinking McMansion

NOVEMBER 13, 2009
Builders Downsize the Dream Home

By MICHAEL M. PHILLIPS
SMYRNA, Ga. -- For the first time in four decades in the luxury-home business, executives at John Wieland builders are thinking the unthinkable: Maybe houses in the South don't really need a fireplace.
They're also wondering whether new homes require 4,700 square feet of living space. Or private theaters with 100-inch screens. Or super-size-me foyers.

As they draw up blueprints for the house of the post-recession future, builders are struggling to distinguish among what home buyers need, what they want and what they can live without -- Jacuzzi by Jacuzzi, butler's pantry by butler's pantry.
"You have to keep taking things out until you hit a critical point where people reject your product," said Jeff Kingsfield, senior vice president of sales at Smyrna-based John Wieland Homes & Neighborhoods.
It's an experiment brought on by necessity. Two years ago, closely held Wieland was building 1,800 houses a year in posh subdivisions in Georgia, Tennessee and the Carolinas, selling for an average of $650,000 apiece. Today, the company is closing on just 600 homes annually, according to Wieland. It has slashed staff to 330 employees from 1,100.
The American housing market continues to drag, with the Mortgage Bankers Association reporting Thursday that applications for home-purchase loans have hit a nine-year low, plunging a seasonally adjusted 11.7% in the week ending Nov. 6 from the previous week. U.S. sales of newly built homes have fallen sharply as well, from 1.3 million in 2005 to 485,000 last year. The latest Census Bureau data suggest that this year's sales will be even lower. Just 294,000 new homes sold through the first nine months of this year.

Compare the floor plans of a boom-era luxury home and a smaller, post-recession design.
More often than not, builders say, post-crash buyers of new homes want smaller and simpler. The average new single-family house peaked at 2,507 square feet in 2007 and has since slipped to 2,392 square feet, according to Census Bureau data.
Average prices are sliding, too, by 16% -- to $269,200 -- between the first quarter of 2007 and the third quarter of this year, the Census Bureau reports. Wieland has been hit worse than most. The company's average sales price has already dropped $153,000, to $497,000, or about 24%. And company executives expect that a year from now, 85% of its homes will go for less than $430,000.
That has forced Wieland to design a new range of compact homes and reconsider everything that goes into them. Replacing tiled tubs with fiberglass units can slice $4,000 off of the house price. Skipping the fireplace can slash an additional $3,500. In its place, Wieland is trying out a media wall -- essentially a place to hang a big television, surrounded by shelves.
Last year, Paula Bishop, one of the company's architects, designed the 4,700-square-foot Arden, a 107-foot-long, five-bedroom, three-stairway showcase planned for a lot near Suwanee, Ga. The laundry room was 10-by-7, the mudroom 12-by-8. Including the bedroom, bathroom and his-and-hers walk-in closets, the master suite stretched almost 40 feet. Above the garage was a guest suite with its own kitchen and rec room. A covered breezeway stood off the vaulted breakfast room.
Wieland never built the Arden.
"The price point has dropped in the neighborhood," Ms. Bishop explained.
So the company told her to squeeze 900 square feet and $60,000 out of the original $650,000 design.
The other day, Ms. Bishop sketched a new Arden on tracing paper. She erased the rear staircase and flattened out the bay window. She cut the 94-square-foot pantry in half. She turned the mud and laundry rooms into a mud-and-laundry room. The three-car garage remained, but she redrew it so two cars now had to be parked bumper to bumper.
"I haven't gotten to the second floor yet, but it will be a ton smaller," Ms. Bishop promised.
The trend toward smaller homes hasn't hit all builders evenly. Winchester Homes, a Bethesda, Md.-based unit of Weyerhaeuser Co., is launching five new floor plans between 1,973 and 2,800 square feet, the smallest homes the company has ever produced. Vintage Communities, a privately owned developer in Southern California, plans to unveil a 2,900-square-foot, $1 million-plus model when the market improves -- replacing a 3,600-square-foot house that it had priced as high as $1.5 million in Rancho Santa Fe.
Toll Brothers Inc., a Horsham, Pa.-based home builder whose average home sells for $600,000, reported this week that net contracts for new homes rose 42% in the three months ended Oct. 31. The company says its luxury customers are more skittish about buying than they used to be, but, when they do make a purchase, they still want large homes with all the frills.
Not so Aaron and Meredith Easley, who put aside the temptation to buy a foreclosed 4,500-square-foot manse and instead bought a 3,200-square-foot Wieland home in Pineville, N.C. "We weren't so concerned about square footage," said Mr. Easley, a 31-year-old trainer with BB&T Corp. "I'm not all about keeping up with the Joneses."
In fact, there are few Joneses to keep up with. The Easleys were the first family to move into what's planned to be an 800-home development, living alone amid empty model houses and expanses of graded land. Wieland executives were so happy to have someone move in that they finished the attic level and put in hardwood stairs for free.
"There's a lot more that comes with those McMansions," said Mr. Easley, whose wife is a kindergarten teacher. "There's a lot more cleaning. There's a lot more heating, a lot more cooling."
Wieland believes the market downshift reflects "a fundamental change in the way people are going to want to live," and not just a reaction to scarce credit and insecure jobs, said F. David Durham, senior vice president. "We're not waiting for things to return to the way they were."
The shift is visible at BridgeMill, a Wieland subdivision in Lancaster County, N.C. The early houses, built near the front gate during the go-go years early in the decade, are massive brick structures. Further inside come the post-boom homes, more cottage than mansion.
The juxtaposition can prove awkward for Wieland. The company's new, smaller homes sometimes compete for buyers with bigger houses it built just a few years ago that hard-pressed owners are now reselling at a discount.
The turbulent market has led the builders to ponder just where they -- and their customers -- went wrong. Easy credit allowed some buyers to purchase more house than they could afford. And, in reflective moments, Wieland officials wonder if the builders simply fell in love with the idea of creating giant houses loaded with cherry cabinets, body-spray showers and built-in wine coolers. Builders built them because they could; buyers bought them because they could.

The 3,750-square-foot Coventry, an older Wieland home, has a two-story foyer and a grand staircase.

The Etowah, a new model, has a modest stairway. 'It's not about impressing anymore,' says the company's sales chief.

Fearful that their market is evaporating, company executives have spent the past few months trying to figure out what buyers are willing to give up, and what they aren't. On the latter list are four bedrooms, a downstairs powder room, a garage that fits at least two cars, and granite countertops in the kitchen. "We feel that's one of the things homeowners are still holding onto," said Shane Roach, vice president of home-building operations.
The master bedroom must have its own bathroom, with separate tub and shower. The tub is still big, but the jets, standard equipment for at least a decade, are now optional in new models. It turns out few buyers used the jets more than a couple of times. The children get one-piece, fiberglass tub-shower combinations, instead of tiled walls.
The "home-management" center -- a built-in desk in the family room -- has disappeared from the newest plans. Such luxuries are now available at an extra charge. Window casings are 2¾ inches wide instead of 3½ inches wide in one scaled-down model that Wieland is just now putting on the market. In another, company officials want to move a master-bedroom window from the side wall of the house to the rear. Smaller houses come on smaller lots, and having a window on the side makes it hard to avoid noticing that the neighbor's house is just a few yards away.
The other day, Mr. Kingsfield, the company's sales chief, pulled into a golf-club development near Canton, Ga., and stopped at a lot where workers were listening to mariachi music as they stacked bricks to form the facade of a 3,335-square-foot home called the Madison.
A couple of years ago, a new house in this neighborhood would likely have had a two-story foyer that framed the curved staircase inside. But the Madison's staircase is neither grand nor visible from the front door. In fact, it climbs out of the mud room next to the garage.
"In an ego-driven market, it's where you walk in the door and impress friends with the staircase," Mr. Kingsfield said. "That's gone. It's not about impressing anymore. It'll still be nice. There will still be wood, still be trim. But it's more conservative."
The Madison is more rectangular than its predecessor, the 3,750-square-foot Coventry. Curves and corners add cost. The powder room doubles as the guest bathroom. A folding door will conceal the fiberglass tub from dinner guests.
Ms. Bishop, the architect, is in charge of designing a new series of 2,500-square-foot single-family houses, tiny by Wieland standards of old. They're so petite that the double garage -- 19 feet across -- takes up half of the facade. To combat ugliness, she puts a porch on the other half and decorates the garage doors with trompe l'oeil seams and handles to look like carriage doors.
There's no formal living room or grand entryway. So she joins the family room, kitchen and breakfast area into one open space, just visible down a narrow hallway from the front door.
"People enter and are in danger of being underwhelmed," admits Ms. Bishop.
That's what happened in the Oconee, one of the new economy designs. The master suite absorbed almost half of the second floor. That left little space for the other three bedrooms. The smallest was so cramped that buyers rebelled. Wieland sold one Oconee and then scrapped the design.

Monday, November 9, 2009

Boa helps AFH help Big Brothers and Big Sisters



Click on the link to see the AFH blog post. As the weather gets colder and the holidays draw near it is nice to try and make a difference in the comfort of a home and to help folks save money as well.

Friday, November 6, 2009

Website for U City Project is Launched

http://uhomeucity.com/ is the place to go for more info on an award winning concept just waiting to add the final partners. Could one of them be you?

Thursday, November 5, 2009

Tax Credit Expanded and Extended

MEMORANDUM

DATE: November 5, 2009

TO: All NAHB Members and Executive Officers

FROM: Joe Robson, 2009 NAHB Chairman

RE: A Major Victory on Home Buyer Tax Credit and NOLs

In a major victory for NAHB that will boost the fledgling housing recovery and help struggling business owners nationwide, Congress today approved legislation that will extend the first-time home buyer tax credit beyond its Nov. 30 deadline and expand it to a wider group of home buyers. The bill also provides relief to cash-strapped home builders by providing broader tax benefits for businesses with net operating losses (NOLs).

The legislation, which will be signed into law shortly by President Obama, will extend the $8,000 credit for first-time home buyers for sales contracts entered into by April 30, 2010 and closed by June 30. Further, it has been expanded to include a new $6,500 credit for owners of existing homes who are purchasing a new primary residence. An existing home owner can claim the $6,500 tax credit if they have been residing in their primary residence for five consecutive years out of the last eight.
In more good news, the income eligibility limits to claim the full credit amount for both groups of home buyers have been raised from $75,000 for single taxpayers and $150,000 for married taxpayers filing a joint return to $125,000 for individuals and $225,000 for married couples. NAHB’s consumer-oriented Web site, www.federalhousingtaxcredit.com, will provide complete details on the enhanced home buyer tax credit after the bill is signed into law by the President.

For NOLs, the new law will allow all businesses -- regardless of size -- with operating losses in 2008 or 2009, not both, to claim refunds on taxes paid up to five years ago. Businesses can offset 100% of taxable income with NOLs carried back in years one through four and offset 50% of income in year five. Small businesses with less than $15 million in gross receipts would be able to claim a five-year carryback for 2008 losses under the American Recovery and Reinvestment Act and for 2009 losses under the new law. The new net operating loss provisions will throw a lifeline to struggling businesses, allowing them to continue making payrolls, paying business loans and otherwise keep their doors open until the economic recovery takes hold.

Last Action on the Home Buyer Tax Credit

Even as Congress neared completion on the legislation, proponents made it perfectly clear that the home buyer tax credit would not be extended when it expires next year. Sen. Johnny Isakson (R-Ga.), a long-time champion of the home buyer tax credit, said: "This is the last extension of the home buyer tax credit. Tax credits like this only work by creating the sense of urgency to take advantage of it, and to bring the market back."
On the floor of the Senate, Finance Committee Chairman Max Baucus (D-Mont.) said that, “It’s important that this tax credit does not become a permanent fixture in the tax code. Our amendment would end the credit on April 30 of next year. This extension would get us through the winter – traditionally the worst season for real estate. Our amendment would jump-start the housing market as it enters the summer months of 2010.” Baucus added that the seven-month extension of the tax credit would be “long enough to encourage home buyers to buy homes, but it’s short enough to remain fiscally responsible.”
A Federation-Wide Effort

This legislation is the result of months of determined effort by the entire NAHB federation. This summer, NAHB instituted a “Revive Housing, Restore America” campaign calling on Congress to extend the home buyer tax credit’s Nov. 30 expiration date and expand its eligibility to more buyers, to provide net operating loss carryback relief for all businesses, and to urge regulators to resolve credit and appraisal problems that have been hampering a housing recovery.
In the interim, NAHB has worked tirelessly to make this a reality. On the legislative and grassroots front, our lobbyists have been in continuous contact with House and Senate congressional leaders and encouraging action on several fronts to achieve our housing priorities. We have testified before Congress on several occasions on the need for lawmakers to act quickly on the tax credit and our other housing priorities and warned lawmakers that a failure to act quickly could derail the fragile housing recovery even before it has time to take hold.

During key stages of the campaign, we activated our grassroots network to meet with their lawmakers when they were in their home districts and to visit them on Capitol Hill. We have inundated congressional offices with more than 10,000 e-mails and 1,500 phone calls urging senators and representatives from both parties to extend and expand the home buyer tax credit to create jobs, spur home sales, reduce foreclosures, stabilize home values and push housing and the economy to higher ground.
NAHB’s Economics and Housing Policy experts crunched the numbers and estimated the economic impacts of the proposals. This information, particularly the number of jobs and home sales created by extending and enhancing the home buyer tax credit, was circulated among lawmakers and quoted widely in the media. It made a compelling argument for our case.
A Housing Coalition Second to None
To help get this vital legislation across the finish line, NAHB worked with the National Association of Realtors and Mortgage Bankers Association during the past few months to form the most powerful coalition to speak for our industry. Our joint lobbying, grassroots and public relations efforts were heard loud and clear by Washington policymakers.

Appearing at the same Senate Banking Committee hearing, our three organizations brought different perspectives in testifying on the urgent need to take action on the home buyer tax credit. We also sent a joint letter to the Obama Administration calling for the tax credit to be extended and made available to all purchasers of a principal residence.
On the public relations front, NAHB and the National Association of Realtors recently ran a full-page ad in the Wall Street Journal and USA Today calling on Congress to extend and expand the home buyer tax credit to create jobs and put America back to work. To bolster this message to Congress, NAHB, the Realtors and the Mortgage Bankers Association for the past several weeks ran a series of joint advertisements in the Capitol Hill publications Roll Call, Politico, CQ Weekly, the National Journal and The Hill with the message, “Congress: Don’t Let America’s Real Estate Recovery Expire.

Local Builders Lend Their Voices to Our Effort

To further increase public awareness on our housing priorities, NAHB during the past several weeks conducted several regional teleconferences with builders across the nation to generate media attention for our campaign goals. Builders provided perspectives on their individual housing markets and the urgent need for congressional action on the home buyer tax credit and other important housing initiatives. EOs, HBA presidents and other builder constituents across the country utilized NAHB’s resources at www.nahb.org/ReviveHousingNow, a one-stop site that contains information to call or e-mail your members of Congress, print ads, op-ed letters for use in local newspapers and more.

Our national media outreach has also been quite successful. NAHB CEO Jerry Howard conducted a New York media tour in mid-September, where he discussed the need to extend the home buyer tax credit with reporters at the Wall Street Journal, the New York Times and CNN/Money. He delivered the same message in interviews with Fox Business News and Bloomberg Television. Other major media outlets in recent weeks have reported on NAHB’s housing priorities, including CNBC, U.S. News & World Report, MarketWatch, AP, Reuters, The Today Show, The Washington Post, the Chicago Tribune and the Baltimore Sun.

Across the nation, 16 op-eds in 11 states were published in favor of NAHB’s position on extending the tax credit, including nine that were placed by local HBAs. Our locals proved very adept at promoting media coverage to push our campaign goals. A prime example was a YouTube video by the HBA of Kansas, which has attracted a great deal of attention on the Web and was sent by the HBA to their representatives in Congress.
NAHB Public Affairs has worked diligently to promote the tax credit to consumers. Our Web site at www.federalhousingtaxcredit.com, which provides detailed information on the tax credit compiled by the NAHB Economics and Housing Policy team, has attracted five million visits so far, and we’ve charted thousands of followers on Twitter, FaceBook and YouTube combined. To further generate public interest, NAHB created a consumer-focused Web site at www.ReviveHousingNow.com to urge potential buyers to contact their lawmakers and ask them to extend the home buyer tax credit.The actions listed above highlight our efforts to get this legislation passed and certainly demonstrate the value of NAHB to our membership. On an issue of enormous importance to the housing industry, the entire NAHB federation has worked together to get the job done. I want to thank everyone for their hard work. Together, we have made a difference for our industry.
Click here to unsubscribe
1201 15th Street NW, Washington , DC, 20005-2800