Important Facts About Energy Audits
What consumers should know about Energy Audits

By Gene  Hoyt - Professional Inspector TREC # 10177 

Over the last several years, the emphasis and importance placed on Energy conservation and savings has growth exponentially. This is primarily due to the increasing costs of energy as well as the considerable media attention it has fostered. A considerable segment of this awareness focuses on the energy efficiencies of residential homes and the increased demand by homeowners to have Energy Audits conducted. This demand has engendered numerous individuals and organizations to get into the business as well as many other existing concerns like Plumbing, Roofing, Air Conditioning an Insulation companies as well as Energy Providers.

As with any growing industry, especially with little or no regulation, there are many new entries that are not properly trained or equipped to perform such services which is why this article is being presented. The average consumer knows very little about this process and Real Horizon's feels that the better you are educated about this service, the greater the likelihood you will select an adequate provider.

Listed below, are a number of facts and cautions you should be aware of and consider when selecting someone to perform an audit on your home or business:

1. Unlike Home Inspectors, who are trained and must be licensed by the State of Texas, there are no      licensing or certification requirements for anyone wishing to perform Energy Audits. At this time, anyone wishing to do them only need advertise that they perform Energy Audits. This is also true for existing companies and concerns, since there is no requirement for someone in the company to be trained in this area.

2. Be aware of companies that advertise this service who may have a profit motive based on the outcome of your audit. For example, using an insulation company to perform an energy audit on your home may result in a recommendation for additional insulation or an energy related product they can install, of course, at an additional cost.  This in no way is meant to imply that all business' that offer this service are dishonest, only that you should be aware that this situation does exist. It is EXTREMELY important that your auditor be totally objective with no gains to be realized as a result of the outcome of the audit.

3.  You may at one time or another heard of companies, energy providers in particular, that will perform an energy audit on your home for free or at a seemingly low cost. The old adage that "nothing is free" also applies here. To be sure, you will receive some semblance of an energy audit. However, it will most likely be very superficial and incomplete, addressing deficiencies such as insulation, weather-stripping and window sealing or caulking but not necessarily those issues relating to your home's environment and comfort. Keep in mind that energy providers are in the business of selling energy and not to reduce its consumption.

4.  When interviewing prospective auditors, be sure to ask for their credentials, ie., associations they belong to, licensing agencies, certifications for Infrared Imaging and other pertinent areas. You may also consider asking for referrals, sample reports and their length of experience in performing Energy Audits. 

5.   Ask the prospective auditor to detail what will be done during the inspection process and how long it will take on site. A good inspector should be able to succinctly go through the process with you and give you a reasonable figure as to how long the process will be, based on the size of your home, and how long it will take him to perform an analysis of the findings and complete a report. Generally, it will take a good inspector at least 1 1/2 to 3 1/2 hours to complete the on site portion of the audit. Depending upon what is found, the report preparation could take up to 3 or more hours to complete.

6.   A very important part of the process includes photos and therefore it is very important that the auditor be questioned about the provision for photos which you should expect as a part of the report. Ask if they are annotated describing deficiencies and use graphics to point to or otherwise highlight deficient areas. If infrared images are included, and they should be, will there be an accompanying photo of the IR imaged area since specific locations are often difficult to identify from the infrared image alone. 

7.   In the area of pricing, Energy Audits are generally priced in the same manner as home inspections which is by the size of the home in square feet.  Be aware of  the "one price fits all" scenario or for pricing that appears "cheap". In all likelihood, you will not receive a quality audit but one that only addresses very obvious or superficial areas.  For a typical 2500SqFt home, you should expect a price between $300 and $400.

What Should You Look For In The Inspector And The Energy Audit?

 The Inspector:

The ideal candidate would be an Inspector who is currently a State Licensed Professional Real Estate Inspector. While licensing is not required for Energy Audits, you can be assured that licensed inspectors have been through rigorous training and have had to pass a most demanding examination. In addition, the inspector should have been certified in an Energy related area through RESNET or the ICC. You can be assured that these inspectors have been trained to inspect virtually every system in the home so they know what to look for and where. 

         In addition to being licensed, he most likely is a member of various Real Estate Inspector trade organizations such as NACHI (National Association of Certified Home Inspectors) or TPREIA (Texas Professional Real Estate Inspectors Association). These organizations keep inspectors abreast of changes in the industry and also offer certifying courses in many aspects of home inspection systems. For Energy Audits, the inspector should have, at a minimum, an Infrared Camera and should be Infrared Certified. 

The Energy Audit Inspection:       

         A good quality Energy Audit should be conducted by focusing in on two specific areas; (1) Locating deficiencies in the home which permit energy to escape or enter the home (Leaks) and (2) An analysis of the home's environmental conditions. It is most important to understand that an Energy Audit is not simply an exercise for finding leaks but should result in recommendations that will collectively provide for a home that is energy efficient, healthy and comfortable. In order to do this, both of the areas identified above must be addressed.

       The first area involves a complete visual observation at both the exterior and interior of the home. This would include penetrations into the exterior walls, weather-stripping at doors and windows and door thresholds, an examination of the AC/Heating system both internal and external, the operation of all exhaust vents, an examination of the reflective coatings on two pane thermal windows, an analysis of attic ventilation and insulation coverage, and a complete infrared scan of all walls and ceilings to find leaks and insulation voids which are not visible. 

        The second area involves a series of measurements at each room in the home to record data such as Ambient temperatures at the center of the room, Relative humidity, Dew Point calculations, and temperature differentials between HVAC return and AC/heat supply registers. These measurements are extremely important since they will provide a snapshot of the environmental conditions in the home.

         Once the data in all of the above areas are collected, the inspector will then be able to perform an analysis and construct a report which will address the issues that require attention. As is usual, many of the issues cited as deficient can be remedied by the homeowner at minimal cost while other issues may require the use of specialists in that particular system or sub system. In any case, the inspector should recommend what should be done.

   We at Real Horizons hope that this article has achieved its purpose in educating you about energy audits and in selecting a suitable inspector. Remember, a quality audit is directly dependant on an inspector who is well trained and experienced with the proper equipment. 

 
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