Even with the new proposed regulations surrounding their installations, the debate about wind turbines continue to rage in Ontario and certainly here in the Blue Mountain area. Recent letters to the editor such as this one and this one highlight the divergent opinions that exist. Coalitions of citizens have formed groups such as the Blue Highlands Citizens Coalition and the Coalition on the Niagara Escarpment to examine the issues and lobby government.
A recent column by Bob Aaron in the Toronto Star caught my attention as he described the case of a taxpayer who challenged the Municipal Property Assessment Corporation (MPAC) in September, 2008. (How did we miss that!?)
This case set a landmark precedent attaching a dollar value to potential impacts of industrial wind installations on surrounding land owners.
A fellow by the name of Paul Thompson of Amaranth Township in the Shelburne area, appealed the assessed value of his home on the basis that it was located opposite a hydro substation that served an area wind farm. His appeal was not actually based on the existence of the turbines but rather, on the noise produced by the substation. He entered evidence that showed it emitted noise at a decibel level exceeding the normally acceptable range.
In its ruling, the board member wrote that, “The Board finds that the constant hum alleged by Mr. Thompson does exist and significantly reduces the current value of the subject property.” They also said, “Having heard this nuisance, apparently sanctioned by the Municipality, the Board accepts Mr. Thompson’s testimony that the stigma of noise contamination has a negative impact on the value and marketability of the property, and that after learning of the hum, prospective purchasers will quickly lose interest in purchasing the property. The Board is satisfied that a very substantial reduction is warranted.”
The Board cut Mr. Thompsons assessed value of his property in half from $255,000 to $127,000. What I find troubling about this case is that the number was not quantified and I read no evidence to suggest what the new property value should be. Does this mean that a property affected by noise is impacted by $127,000 in that location? Is that the new number? If the house were originally valued at $150,000 or at $750,000, how would the value have changed?
Only time will answer the question as the free market adjusts for new conditions emerging in a new world.
This is a historic week for the world with the Conference on Climate change taking place in Copenhagen. It’s fitting then to share two little tidbits with you today that I thought you might find interesting regarding local initiatives in the Collingwood area.
Last Friday, a group gathered at the Library to sign a petition on the “Climate Wall” followed by a vigil and walk to the local MP’s office in support of the 350.org target for “acceptable” levels of carbon emissions. I found the messages inspiring and in particular, was engaged by the young folks in the crowd as well as by the very interesting discussions that occurred.
There is another upcoming event that may be of interest to you. On January 6th, the Environment Network and Riversides are presenting a 2 hour seminar called: “From Toilet to Tap.” It will be held at the Wastewater Treatment Plant located at 3 Birch St north of First and will include a tour of the facility and a seminar on ways to reduce the volume of polluted urban stormwater runoff the reaches our taps.
I heard at the vigil that a Transition Town group is forming in the area. Since reading The Transition Handbook: from oil dependency to local resilience, I’ve been fascinated by these and am excited to hear we will have one here. Stay tuned as it develops further.
It looks like a large number of new home builders are missing out on some real opportunities to attract new home buyers. According to a survey released earlier this month, less than half of new home buyers were offered energy-efficient features for their new homes yet, 90% of buyers state they value energy efficiency when making a new home purchase.
Energy efficiency is quickly becoming a major factor in home buying decision making, according to the survey. 1,638 homebuyers in the Toronto and Ottawa areas were surveyed by energy-efficiency consultancy EnerQuality Corp.. The study found that homebuyers were willing to pay an average of $13,183 in additional costs for a “green” home. While last year only 20% of homebuyers were willing to spend $10,000 or more extra, that figure has quickly doubled to 40% of people who were willing to spend so much extra if it meant lowering energy costs over the long term. More than 70% would be willing to spend $5,000 or more.
I heard a term once that referred to a house having two purchase prices; one to buy the home and the second price tag being the cost to carry and operate the home. As this second price tag takes on increasing prominence for homeowners with declining disposal incomes, a net decrease in the cost of owning a home to the tune of hundreds of dollars per year can have a significant impact on a buying decision.
Under the new Ontario Green Energy and Green Economy Act, buyers will soon have the right to ask for a mandatory home energy audit from the seller. As consumers become ever more aware in rapidly increasing numbers about the benefits of an energy efficient home, I can see the day when all homes have ratings and indicators as part of the standard listing. People buying energy efficient homes today will already be one step ahead of older homes with no energy-saving retrofits.
The EnerQuality survey found that 92 per cent of homebuyers who participated would seek out energy efficiency for their next home purchase and, most are willing to pay for it yet, many builders have not offered these options or features. That is a real disconnect and it would be wise for home builders to become educated about the many opportunities and options available today. I would think this carries over as well to home renovators and contractors. Educating themselves right now would be good business practice in meeting consumer demand that is sure to continue growing.
I got a notice the other day from the Environment Network in Collingwood that I think will be of interest to all rural property owners. They are promoting the Well Aware Program which is a project of Green Communities Canada that receives funding support from the Ontario Ministry of the Environment.
Well Aware home visits, conducted by trained Water Guides, help rural well owners identify priorities for action to protect their drinking water source. The visits, which are VOLUNTARY, CONFIDENTIAL, and NON-REGULATORY, guide well owners through a self-assessment to help identify and address potential risks to their well water.
This Includes:
• Well owners are guided through a self-assessment to help identify and address
potential risks to their well water
• Recommendations on well maintenance and upgrading
• Water Conservation Tips
• Information on sealing unused wells
• How to correctly take water samples
• Septic Safety Information
• A full written report for the well owner
To arrange well aware home visit for rural well and septic owners in Simcoe and Grey Counties, contact the Environment Network located at 44 St. Marie St. In Collingwood, 705.446.0551 or Toll Free: 866.377.0551 Email: info@environmentnetwork.org
We received a memo from the Ontario Real Estate Association that refers to the current situation with approval of wind turbines for power generation. This has been a major issue in the Georgian Triangle area and so, I felt it worthwhile to share the contents of the memo which reads:
“ On June 9th, 2009 the Ontario government announced proposed approval requirements for renewable energy projects, including wind turbines. The proposal also includes setbacks for wind energy projects from dwellings.
The ministry is proposing a minimum setback for wind turbines of 550 metres to ensure noise levels do not exceed 40 decibels from a dwelling. Forty decibels is approximately the noise level experienced in a quiet office or library.
The applicable setbacks would rise with the number of turbines and the sound level rating of selected turbines. For example, a turbine with a sound power level of 106 decibels would have to meet a setback of 950 metres from the nearest dwelling. A facility with eight turbines with a sound power level of 105 decibels would need to meet a setback of 1000 metres.
All wind turbines with a sound power level greater than 107 decibels, regardless of the number, would require a noise study, as would projects involving more than 26 turbines within 1.5 km of any dwelling.
The Ministry is also proposing that as a condition of approval for wind turbine projects, proponents would be required to monitor and address any perceptible infrasound (vibration) or low frequency noise as a condition of the renewable energy approval.
The province will hold information meetings in six locations across Ontario in June to get public input. Visit the Ministry of the Environment’s website for dates and locations. Ontarians can also comment on the proposals of the Ministry of the Environment and the Ministry of Natural Resources, which will be posted on the Environmental Registry until July 24.”
Last week, a delegation from the Ontario Real Estate Association (OREA) appeared before the Standing Committee on General Government to discuss REALTOR® concerns related to the Green Energy Act, and more specifically, mandatory home energy audits.
Since then, it appears that the government will be amending sections of the Act as originally proposed. From a memorandum we received today from OREA, it would appear that in regard to the provision pertaining to mandatory home energy audits, they will no longer apply to leases or commercial properties and, in fact, will only apply to single family residences.
The most significant proposed change however is that the government added a provision that would allow purchasers to waive their right to receive an energy audit report provided they do so in writing.
According to the OREA memo, the next steps, are that the government will now draft regulations to implement the home energy audit provisions; “We expect that, given some of the difficulties mentioned above, that could well be a lengthy process. That section of the Green Energy Act may therefore not be proclaimed for some time.”
The memo went on to say, “We believe these amendments are a victory for OREA that is largely due to the thousands of emails individual REALTORS® sent to their MPPs as well as significant support from our member boards.< > This is an outstanding example of how REALTORS® can work together to influence legislation affecting our industry.”
While OREA is busy self-congratulating and while the government is rolling over on their bold legislation, I’m sorely disappointed. I know I am neither alone in my views nor am I in a majority however, I steadfastly disagree with OREA on this one and strongly believe that mandatory energy audits were the only way we’d effect change at the speed we need it to happen. Our future is not something we should gamble with over challenges that could be addressed. Audits have already been voluntary for years yet very few home owners, home sellers or home buyers have done them in their homes. Yes, there were problems in the Act as proposed and yes, there would be a difficult adjustment period however, the intent was correct and everything could have been addressed. Mandatory audits exist in many countries and once again, we fall behind in our commitment to urgently address our environmental problems and commitments for change.
We often talk about our desire to “go green” but outside of replacing fluorescent light bulbs and using organic garbage bins, I’m not sure some people really have been able to translate their desires into concrete action. I’ve been thinking about this a great deal lately as we try to develop our own green plan here in our home.
A few weeks ago, it was a real treat for me to visit my clients, Dr and Dr Vecchio at their Inner Harmony Chiropractic Clinic and to see a green commitment in action. You may recall from earlier posts that Dave and Melissa have a special touch when it comes to renovating and, they’ve done it once again.
When they bought this building last year, it had been home to a lovely older couple for many, many years. The Vecchio’s could envision modifying the property into a live/work space with a longer term view of an exclusively commercial space. They brought in Paulette Clement who has a master’s degree and many years of experience in the area of Feng Shui as well as a professional design background. I have to say it was fascinating to hear her thoughts and really in hindsight, they were spot on.
Since then, the Vecchio’s have done a marvellous renovation that has been 90% green. Here are some examples of what they did:
• Purchased materials from the Habitat for Humanity Restore in order to recycle and reuse wherever possible. They found things like tiles, wood, mirrors and old doors that could be put to reuse
• All paints and finishes are low VOC including the floor stain which is a non-toxic, water-based formulation made by SamaN.
• I found the unique, textured finish on the reception area walls of particular interest. Made from American clay, it comes in a powder from eco Inhabit in Meaford.
• Most windows were replaced with Energy Star approved windows
• They used natural slate in the entry and bathrooms while the old existing hardwood floors were refinished with low VOC, water-based stain.
• The unique reception area bench was made with wood reclaimed from an old park bench and old doors!
• A half wall made of natural stone product separates the waiting area from the clinical area allowing light and air to flow freely through-out
• The reception desk was reused from another business
• All of the original wood trim was salvaged
As reported in the last post, we recently had a Home Energy Audit performed on our own 22 year old, brick bungalow. Although it ranked very well with respect to our over-all energy efficiency, there are still things we can do to make it better and in this post, I’d like to review some of the grants available to assist homeowners with their retrofits.
After having the audit, you have 18 months to complete the recommended work after which time, the auditor will come back to re-assess your home. In our case, we have a few areas to concentrate on:
1. Improve our attic insulation up to an R50 value
2. Seal air leaks predominantly behind outlets and around pipes
3. Replace two of our toilets
4. Replace two windows
I estimate that our costs will be roughly as follows:
1. Attic Insulation: $800 (DIY style)
2. Air Sealing: $60
3. 2 new toilets $400
4. 2 new windows $800 TOTAL $2060.00
If we do this recommended work, the rebates we will be eligible for include:
1. Attic Insulation: $600
2. Air Sealing: $300 (plus a possible bonus of $150 if we exceed targets)
3. Replace 2 toilets $200 ($100 each)
4. 2 new windows $120 TOTAL $1220.00
So in terms of the bottom line, our net investment in these improvements will be under $850.00. But wait… We can also claim these under the new Home Renovation Tax Credit reducing our net outlay by up to a further 15%. Not bad! On top of that, I calculate that these changes will reduce our home operating costs by about $350-$400.00 annually.
We’ll make our home more comfortable, improve our home’s resale value, save on energy bills AND help to have a cleaner environment. Gosh, is there any reason NOT to do this?
There are many other rebates available that I have not listed here but the local Environment Network website has a complete list of the consolidated Federal and Provincial grants available.
I’ll keep you posted on our own progress as this evolves. So far, we’ve purchased outlet and door gaskets and insulating foam. Hubby has his “Honey Do” list set for today.
The house that my hubby and I live in is just over 20 years old. It was well built and you wouldn’t think there would be much value to having an energy audit done. Think again.
Since talking to people a lot about things like ecoEnergy rebates, the pending Home Energy Rating Act and about becoming a certified Green Broker, I’ve found that public awareness and sadly interest, is still very low about green real estate initiatives. Almost daily, I find myself telling people about the opportunities available. Even in the general real estate community, few REALTORS® seem to be aware of these types of things.
This week, we had our audit done and thought it may be helpful to follow the process with you.
First, we went online to the Collingwood based, Environment Network website and filled out a request for an audit. Within 24 hours, we got a call and an appointment was arranged within days. The price is $300.00 plus GST however, the government will automatically refund $150.00 to us after the audit is done.
Yesterday, Jeff, the auditor arrived and started by doing a walk about the outside of the house taking notes, measurements and pictures. Then he came inside and toured the house looking at things like our toilets, windows, heating/cooling mechanicals and an attic inspection. All the while, Jeff was most pleasant in explaining to us what he was looking for and he was very patient in answering our questions as we went along.
Next came the really fun part. Jeff set up a contraption at the front door which created an air lock through which he placed a large blower fan. This was connected to a computer and controller device of some sort so that a blower test could be performed. Basically what it does is create a de-pressurized state in the house which causes air leaks to be easily revealed. Jeff explained to us that the combined effect of multiple little air leaks could be the equivalent to having a big hole in your wall directly to the outside.
While the blower was working, we then walked around the entire house and looked for drafts around things like electrical outlets on outside walks, the range hood fan, dryer vents, window and door frames, baseboards and so on. Our energy rated windows performed well but we did find some air leaks around doors that could easily be fixed with new gaskets. We were amazed to feel the air blowing back in through vents – they had never been cleaned outside and were no longer closing properly. Places where vents headed outside or too the attic left some real drafty holes and a quick correction with foam spray should solve those problem areas. Our attic is well insulated but with the passage of time and the recognition of higher standards, Jeff explained to us that we could blow in lots of extra insulation to bring it up to an R50 value for a very reasonable cost.
One of the things we had not thought about was phantom energy. Today, when we turn off appliances, battery chargers, TV’s or computers, the little lights are still drawing currents that add up around the house to several dollars of electrical usage that would be the equivalent to leaving several lights on 24/7 all year round. By simply plugging these into a power bar and shutting that off at night, we could reduce our energy consumption painlessly.
In Collingwood, every drop of water we use is meterered and then sewer fees are tied to that. Jeff pointed out that two of our toilets were 13L tanks instead of the more efficient 6L tanks readily available on the market today. By changing those, we could reduce our water consumption by 7L every single time we flush and that would certainly add up over time. He also suggested we consider investing in or renting one of the new tankless hot water heaters that only heat water as needed rather than 24 hours a day, 365 days a year.
In the end, our house rated as being in the top rating category for energy efficiency but yet there is much we can do to improve.
Jeff gave us a kit that explained all of the things we could do. It also included a questionnaire that could assist us further in improving our energy efficiency by looking at newer energy rated appliances, how we use our furnace and ceiling fans, energy efficient lighting choices and so on.
But the best part was reviewing the ecoEnergy grants available to us. I’ll review that in the next post.
If you were selling or renting out your property, would you agree to provide the potential buyer or tenant with a report describing the energy efficiency of your property? What would the results of such a report show?
In October 2008, the Ontario legislature passed the second reading of Bill 101 known as the Home Energy Rating Act. If approved, this new act will require that owners of detached, semi-detached homes and units in multi-unit, low-rise buildings, who enter into an Agreement of Purchase and Sale on or after January 1, 2011 or into a tenancy agreement on or after January 1, 2012, will need to provide a Home Energy Rating Report of the building to a prospective buyer or tenant. Read that again because chances are, it will affect YOU at some point.
The new act proposes that a Home Energy Report will be required that evaluates the energy efficiency of a building when it is sold or rented.
In December, Green Saver announced that it has joined forces with the Ontario Association of Home Inspectors to offer EcoEnergy home audits across Ontario with training of inspectors to commence this month.
If you anticipate selling a residential property any time after the end of 2010 or, of renting it out after the end of 2011, now might be a good time to develop a plan for improving the energy efficiency of your property. Up to $10,000 in grants are available to homeowners for retrofits done as shown in this chart of possible rebates available. You can start with an Energy Audit which typically costs about $300.00 although right now the provincial government will automatically rebate you with $150.00. Locally, the Environment Network in Collingwood has excellent information on their website outlining the steps you should take and explaining the process in general.
Really think about this. While it seems to be getting very little notice so far, I suspect this will become a very big topic over the next couple of years. You have a chance to help your home, your pocketbook, the environment and a successful future sale by getting started now.
When it’s time to buy or sell real estate in the Collingwood, Blue Mountain or Georgian Triangle area, contact Marg, an experienced and competent Broker who’s ready whenever you are!
Marg Scheben-Edey, Broker
RE/MAX four seasons realty limited, brokerage
Market Value Appraiser - Residential
Direct Line 705.446.1762 marg@collingwood-bluemountain.com
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This case set a landmark precedent attaching a dollar value to potential impacts of industrial wind installations on surrounding land owners.
Last Friday, a group gathered at the Library to sign a petition on the “Climate Wall” followed by a vigil and walk to the local MP’s office in support of the 
The ministry is proposing a minimum setback for wind turbines of 550 metres to ensure noise levels do not exceed 40 decibels from a dwelling. Forty decibels is approximately the noise level experienced in a quiet office or library.
Yesterday, Jeff, the auditor arrived and started by doing a walk about the outside of the house taking notes, measurements and pictures. Then he came inside and toured the house looking at things like our toilets, windows, heating/cooling mechanicals and an attic inspection. All the while, Jeff was most pleasant in explaining to us what he was looking for and he was very patient in answering our questions as we went along.
leaks around doors that could easily be fixed with new gaskets. We were amazed to feel the air blowing back in through vents – they had never been cleaned outside and were no longer closing properly. Places where vents headed outside or too the attic left some real drafty holes and a quick correction with foam spray should solve those problem areas. Our attic is well insulated but with the passage of time and the recognition of higher standards, Jeff explained to us that we could blow in lots of extra insulation to bring it up to an R50 value for a very reasonable cost.
In Collingwood, every drop of water we use is meterered and then sewer fees are tied to that. Jeff pointed out that two of our toilets were 13L tanks instead of the more efficient 6L tanks readily available on the market today. By changing those, we could reduce our water consumption by 7L every single time we flush and that would certainly add up over time. He also suggested we consider investing in or renting one of the new 
