*** Something funky going on with the formatting, sorry for the giant blob of text. Newlines being ignored...*** I would like to make some energy efficiency upgrades to my 2000sq ft residential home (1985 single story, Las Vegas area) and was wondering if anyone had any advice. I don't know how long I will be staying here, and we've already done quite a bit of updating, so we're already at the high end in terms of value for our neighborhood. I'm a little worried about sinking more money into this place, but I hope to find some low hanging fruit. I know for sure I want to replace at least some of the windows (they are 25+ years old, you can feel the air/heat transfer). We also live next to a busy street so I am very interested in improving the sound dampening too. I'm pretty sure the HVAC unit is original, but that seems crazy expensive to replace... So if you were looking to improve efficiency/reduce noise, what would be the first things you would do? Any referrals/advice/tips welcome! Thanks

Try a different web-browser to get the formatting right. FireFox seems to work OK, so does Chrome.

Air sealing directed by blower doors and infra-red imaging has good bang per buck, paying particularly close attention to leaks at the ceiling plane, assuming the ducts & air handler are in the attic, above the insulation. Sealing the ducts and air handler would also be well-advised.

If the walls aren't fairly air tight they transfer a lot of sound. Blower door directed air sealing can improve that a lot too. If the walls are wood framed and completely uninsulated, blowing the wall cavities full of cellulose will make a large difference in sound transfer too. The number of homes in the SW with no wall insulation and only modest amounts of attic insulation are shockingly numerous. You usually get more bang/buck out of squirting fluff into empty walls than replacing the windows, unless the windows are all clear-glass single panes.

Windows usually have a fairly low return on investment from an energy savings point of view, but can have fairly substantial return on raw human comfort.

Running an aggressive Manual-J load calculation and right-sizing the HVAC might also be in order. Most systems installed in the 1980s are 3x oversized for the actual loads. At the very least you can roughly measure the oversizing factor by tracking the duty cycle of the compressor on a hot day when you'll hit the 1% outside design temperature. See this bit o' bloggery: http://www.greenbuildingadvisor.com/blogs/dept/building-science/how-tell-if-your-air-conditioner-oversized

A 32 year old air conditioner is really past it's anticipated lifecycle, and if it's 3x oversized, replacing it with a heat pump version right-sized for the cooling load goes a long way toward comfort & efficiency, and can be cheaper than replacing a bunch of windows with Energy Star windows. It would a be sales feature when it's time to move.

The A/C is a non question. Replace it.

I have successfully used Andersen Windows "A-Series Coastal Windows" for noise reduction. They work as well as I could ever find for commercially made windows.

They are built with two pieces of 3/16" glass laminated together, a 1" gas filled air space, one piece of 3/16" tempered glass. They help a lot with noise. They would even be better for noise "if" Andersen would switch the inside piece of 3/16" laminated with a 1/4" piece, but they refuse to do so. Cardinal Glass makes the glass for them, and Cardinal told me that they also recommended the 3/16, 1/14, 3/16 configuration, but Andersen won't do it. Go figure

You can choose different grads of u value glass. I have them in a 20' window wall in my beach cabin. they keep the heat in during winter and the heat out during summer far better than the original much smaller windows.

Check them out.

Posted By Roger R on 09 Mar 2017 05:19 PM
The A/C is a non question. Replace it.

But, but, but... it's not even old enough to qualify for an AARP membership yet! :-)



He seems convinced that it's going to be too expensive to be financially rational for a short-timer, but then nothing other than air-sealing and ear-plugs passes that test with ease.

Right-sizing the replacement with a dumb 13 SEER single-stage heat pump or AC probably won't break the bank, and would likely be paid back at the point of sale, far more likely than ever getting paid back for the windows.

I'm willing to consider replacing the AC, but the unit is roof mounted, so we're not just talking about the unit, but a pretty expensive install too (crane).

And Is anyone aware of actual companies in the Vegas area that do onsite evals? Seems like I really need somebody out here to make some hard recommendations.

Posted By greenbuilderun on 11 Mar 2017 03:33 PM
I'm willing to consider replacing the AC, but the unit is roof mounted, so we're not just talking about the unit, but a pretty expensive install too (crane).

And Is anyone aware of actual companies in the Vegas area that do onsite evals? Seems like I really need somebody out here to make some hard recommendations.

They are called real estate agents, bank appraisers & building inspectors. Good ones will know how to get the most bang for the buck out of a reno sale. All you'll find out here is ppl like Dana 1 telling you windows won't sell better than heat pumps when he has no experience selling homes in LV or appraising them nor anywhere I'd bet. I'm sure he deals with no clients, if he did he'd know windows are a big seller. It is our biggest seller people want and siding for aesthetics, roofs, where we make our best profits, last is HVAC unless it is decommissioned but, that varies around the country, even region.

In your sunshine state I been there many times working, if you fix those drafty leaks ppl will feel on walk throughs if thats the case, they may be a big one. The two big things to look for a low u-values and solar heat gain coefficient (SHGC) for the price to keep room cool in that desert climate. The windows, if you can again ask the pros if adding new Dynamic SHGC films like from Smart Tint or Invisishade I bet impress new potential buyers. You can easily take a cheap window and turn into better performance than a high dollar thripple pane just by adding a DIY film and there is no need for shades, they also are dimmable. The higher cost ones w/10 year warranty like Innovative, Sage, View, laminated glass are more long term. You can have just the glass shipped to you to install in low cost windows to enhance performance. Cardinal glass is not a competitor here and outdated. Do that I bet those "SMART" windows sell like hot cakes there "FAR" better as DANA 1 got wrong better than HPs.

Lots of roof mounted down draft swamp coolers in that region, guessing is the case. Not sure if they use sissor jack or sky lifts, crane sound like too much. It probably depends on roof pitch s/b pretty flat, the unit is not expensive at all. Get 3 local HVAC contractosr to bid. Again see if you are pushing comp limits with the agent since if the place won't appraise based on them the banks will struggle issuing loans to buyers.

You have three Appraiser Institute qualified Green and Sustainable there, very hard to find in most USA locations: http://www.myappraisalinstitute.org/findappraiser/green_sustainability_residential.aspx

If you do energy improvements based on agents advice, facilitate communication with bank and them so you and the agent can recommend banks to buyers and make sure the energy improvements are accounted for properly. The agent can add the attached AGREEA to the MLS and Hers score you get from a local RESNET rater another to communicate with along with utility bill comparisons to other homes. Most buyers could care less about energy improvement nor will pay for them vs aesthetics unless there is a lower energy bill which most banks/appraisers don't consider. It's no different than adding after market parts to autos, they may help sell but NADA and most banks don't use it. Builders are struggling here so beware!

AGREEA: https://www.appraisalinstitute.org/assets/1/7/AI_820_04-Residential_Green_and_Energy_Effecient_Addendum.pdf

Solar may make the most sense, I know in parts of CA like San Diego they are practically putting them on roofs for free. Check DSIRE and local incentives. Here is some info: https://energy.gov/eere/sunshot/homebuilders

Fish around on DOE website there is also lots of info on how to sell energy efficient homes including what I posted above.

As far as noise, the last reason you want to spend money on air sealing is to reduce noise it will have little effect. Depends on type of frequency, thin insulation takes out highs, thick mass adsorbs lows. Probably not alot you can do worth the expense other than a landscape DIY sound wall like they do by freeways again, only if local pros think it's worth it.


You probably don't know this but by asking these questions and doing this type of research BEFORE you spend money on energy reductions you are smarter than most and should be giving the advise, not the other way around.

Good luck!

Forgot to mention, local Real Estate Investors (REI) are another good source that do alot of flips. There may be a local club on Meet-Up. I belong to one. Also, BiggerPockets.COM is a good REI source to learn where the best bang for the flip buck is and to connect with local REIs. They have financial excel spread sheets, etc...

https://www.biggerpockets.com/

Replacing windows and hvac isn't low hanging fruit.

Real estate agents may help you but won't know anything about energy efficiency but you could get free advice if they think they might be on the short list for the listing if you need some wall color advice.

The appraisal system is so screwed up don't waste your time, I can get a high appraisal for the bank and I can get a low appraisal for property taxes. They play for circumstances, that's a really weird suggestion.

Building inspectors are code enforcers, they don't like getting involved in what is and why would they have a market pulse? Another bad piece of advice.

An energy audit makes sense, then you know the state of your house, generally auditors are home inspectors for real estate transactions, they should be able to steer you right.

A good remodeler will know where to put money for resale and you have a better chance finding one with actual energy efficiency field experience.

Resistance to energy audits really blows my mind, good luck and be wary of a certain posters advice, it generally has been very poor.