Would Your Home Pass an Energy Inspection?

Home inspectors are known to be tough. Some can undermine a sale with a single phrase ("is that asbestos on those pipes?"). But none are as tough, it seems, as that new breed — the energy inspectors.

Energy inspectors are here to be sure that even a home built of recycled materials, with all the latest in solar gadgetry, is truly energy efficient. Perhaps not surprisingly, they often find that the answer is "no."

The New York Times describes an energy inspection of a home in Austin, Texas: "The house had all the markings of an ecologically friendly structure. The insulation surpassed code requirements, the water heater was the highly efficient tankless type, and kitchen counter tops were made from recycled glass. But when the inspectors ran a test of the duct system, they found leakage more than twice that allowed in the energy code."

Had the inspector never bothered to check the ductwork, the house would have leaked energy — and dollars — for decades to come.

Given America's new preoccupation with all things energy efficient and green, it seems that the idea of energy inspections is likely to catch on. And that's a good thing. Many states have poor or non-existent energy-related building codes, resulting in an incredible loss of heat, energy, and — of course — cash.

With proper energy inspection plus an investment of about $2,000 in materials, it seems that most homeowners can save hundreds per year in energy costs. In just five years, they make up the "extra" costs entailed in proper construction — and from that point on the savings are gravy. What's more, notes Ed Mazria, executive director of Architecture 2030, an organization that researches building efficiency, “As you begin to level off emissions from buildings, you can begin to phase out coal plants as they age.” That means lower and lower carbon emissions — and, theoretically at least, a slower rate of global warming.