Reporting from Washington -- There is no question that green has captured the imagination, if not the pocketbooks, of new-home buyers. But that raises a question: What can sellers of existing homes do to compete with builders for the hearts and minds of potential green-leaning customers?
As it turns out, the answer is: plenty. It's just a matter of how much money you want to spend. You can turn your place into at least a pale shade of green for, say, no more than $500. Or you can go all-out by spending thousands.
Obviously, you won't be able to go whole hog. You can't do anything about the house's orientation to the sun, for example, and you can't extend the roof's overhangs.
But it doesn't cost all that much to switch out the lightbulbs or install water-saving devices. And although it is far more expensive to replace outdated appliances or leaky windows, it may prove more costly in today's market not to make those kinds of improvements.
Green is "an additional power play," says Michael Kiefer of Green DC Realty in Washington, one of a growing cadre of environmentally conscious realty professionals. "In a market where not everything sells, you need to differentiate. If you can stand out there alone, you really need to do that."
No, you might not recoup your cost, dollar for dollar. But depending on how effectively you market the place, you should be able to sell at closer to your asking price.
You also could end up selling faster. At a time when many houses are sitting unsold, the importance of speed can't be overstated.
"Faster is money, too," says Kiefer, a certified eco-broker, which is a relatively new professional designation awarded by the National Assn. of Realtors to members who complete an advanced curriculum and demonstrate a proficiency in sustainability.
Why list with an agent who is going to advise you to do something that's essentially common knowledge? After all, doesn't everyone know that it's a good idea to wrap water heaters with insulation or install ceiling fans?
"We go into dozens of houses every week. We see what sells and doesn't sell, and we can provide an objective view," Kiefer says. "If I can sell your house in one month or in six months, I get paid either way. But I'd rather see you sell sooner and without three or four price drops."
To see where your house stands on the green spectrum, Kiefer suggests asking the utility company for an energy audit or hiring an independent home inspector to go over the place and let their findings be your guide. Do what they recommend now, he says, before problems come back to bite you.
"You want your contract to go through with as few hiccups as possible," Kiefer says.
Of course, you can hope an inspector hired by the buyer overlooks some of your home's flaws. But is now the time to bury your head in the sand? Even if your buyer decides to make the repairs after the deal closes, he or she is likely to want a credit that's twice as much as it would have cost you to make the fixes in the first place.
Another reason for greening up is to demonstrate to would-be buyers that you were serious about keeping your home in peak condition. According to the Joint Center for Housing Studies at Harvard University, most owners spend less than $1,000 a year on maintenance, which isn't enough to keep most homes running properly.
Still, simple and fast green improvements will probably have little effect on what a buyer is willing to pay for your house. Dan Fritschen, founder of www.remodelormove.com, a website that compares the cost of staying put with moving, warns that "it is a big gamble" to assume someone will pay extra for them.
Nevertheless, if the idea is to stand out from the crowd, here are some things you can do to be green, from the easiest to the more complex:
* Lightbulbs: In permanent fixtures, replace your regular bulbs with compact fluorescent bulbs. CFLs use only one-fifth the energy of regular bulbs and last about 12 times longer.
* Water: Switch to low-flow shower heads and faucets, and adjust the float in the toilet tank. Wrap your water heater in a blanket of insulation and insulate the pipes that distribute hot water to your fixtures.
* Thermostat: Replace your dial-type thermostat with an electronic one that can be programmed to change the temperature when you are asleep or not home.
* Doors: New front and back doors not only dress up the place but also help save energy.
"New exterior doors and windows that are energy-efficient are a great investment," says Fritschen, often increasing the value of the home by the same amount as they cost to buy and install.
* Appliances: If your refrigerator and stove are old, they will probably be the first things the buyer jettisons after moving in. So do yourself and the buyer a favor -- replace these appliances now. And go the extra mile by upgrading to energy-efficient models. You're likely to get back what you pay and then some, Fritschen says.
* Flooring: If the linoleum floor in your kitchen is worn through, consider replacing it with something made from a renewable source, such as bamboo or cork.
* Recycled materials: Using salvaged or recycled materials can be a winner for both your wallet and the environment.
