May Hsu of GreenandGorgeous.
There’s been a lot of talk about what the future holds for the green movement in light of the current economic crisis. We will be exploring this issue in the coming weeks with various posts looking at different industry trends, perspectives and insights. We thought, what better way to kick-off this exploration than looking at the star of the current crisis, the housing market. Over the past couple of years, residential green building has taken off. Not only do consumers see the economic benefits of low impact building and furnishing materials, but these products have become the pinnacle of modern design. We spoke with GreenandGorgeous’ May Hsu, Certified Green Building Professional and Ecobroker (and more, check out the end of the post for all of May’s accomplishments!) to get a glimpse into how the green housing market is fairing through her personal experiences with her clients.
1) What are the biggest trends in “green” real estate?
Some of the cities in Southern California are going through a trend of urbanization to accommodate growth which has to consider environmental stewardship, population and job growth, public transit, and adoption of green building principles. For example in my area of expertise, City of Pasadena consists of mix-use developments near the metro stations, condominiums are designed to have garden courtyards and commercial districts are designed and developed for pedestrians and social gatherings. When I show a home or sell a home, I explain the benefits living in Pasadena neighborhoods where you can walk and bike to get almost anywhere, the beauty of its historic architectures, the LEED certified City Hall of Pasadena, so that they’re buying the location. As for commercial real estate, adoptions of LEED standards have been mandated in municipal buildings and there’s increase awareness and incentives for greening commercial buildings. Green residential real estate is still more in the luxury sector for single family homes above 2 million and town homes/condos priced from $800,000- $1,500,000. Green certifications in the Los Angeles area are LEED (Leadership of Energy and Environmental Design), Green Pointed Rated, and ENERGY STAR. Because 60%-75% new construction has ceased due to the economy, more “green” type of real estate would fall into retrofitting, remodeling, infill developments and apartments in the coming years.
2) If you could dispel one common myth consumers have about owning a green home, what would it be?
That green is more expensive. To some extent initially it is in the residential sector. My green team member Katrina Rosa LEED AP, says commercial green buildings will cost 0-2% more if it is implements before a pencil is drawn for a project. Most projects are expensive because developers and architects realize that they have to make adjustments along the way. Green doesn’t have to be expensive if implemented in the beginning. It’s like cooking… I’m not great at cooking or following instructions, but let’s say I follow the instructions wrong (which I do often) and I have to add other ingredients to compensate taste or I just dump the whole thing and start over. I buy more ingredients than I need, and dump the rest that I don’t use. I had to spend more money on the ingredients, more time in preparation, and at the end I probably can’t sell it and I’ll eat it myself. Most people don’t plan ahead of time in regards to design, construction, operations, maintenance, and marketing for a green home until problem comes up, then you’re just doing patch up work… can’t put lipstick on a pig.
3) We know the housing market has been hit hard by the current economic crisis. How have your clients responded?
There are definitely fear and uncertainty about the current market and clients have fear and uncertainty of buying a home or an investment. Most buyers’ priority is whether if they afford their current mortgage, put food on the table, and pump gas in their cars. I respond to what my clients needs are, if their main focus is affordability, I will find them a house that they can afford, then after close of escrow, suggest some cost saving ideas they can do like change faucets and light bulbs, insulate the home, buy energy star appliances, etc. As a real estate professional I believe in the current market my job is to protect my client’s best interest, whether to green or not to green, solving their problems, and close deals. People need to solve their problems in the present because they’re uncertain about their future.
4) Are they still willing to pay a premium on a greener home in order to reap future cost-savings?
Personally I don’t believe a greener home should be more expensive than an average home, affordability is part of sustainability. In my take, I believe the market is as it is because it is “unsustainable”, people have mortgages they can’t afford, lives in homes that makes them sick, commutes longer than they need to, and work longer than they have to. However the clients I have are more financially stable that don’t have these issues, are very interested in installing solar panels in their homes and/or retrofitting by using greener features.
5) Would you classify most of your clients as “greenies” -consumers that consider social and environmental issues in the majority of the purchasing decisions?
I have a variety of clients, from renters that wants to purchase a home, investors looking for apartments and shopping centers, to farmers looking for organic farms. 70% of my business is commercial however because of my spheres of influence which mostly are in some scale of being “greenies”, they mainly want a real estate that’s suitable for their home and/or business. Majority of the time their decisions are based on the neighborhood, cap rate, return on investments, and future potential. For example a current client of mine is looking for retail spaces to open a store for organic produce in Pasadena and surrounding areas. They’re also looking for organic farms in the Inland Empire and a home nearby. My team and I help with all aspect of real estate, the store, the farm, and the home. And then suggest things to green those properties that are suitable for their business and their home, it’s really the whole home and business approach to green real estate. Another client of mine wants to look for the ugliest house in my area, tear it down, and built a green home. He actually has a bio-diesel dispenser in his garage and an organic garden, retrofitted his home very “green”, and so I think environmental issues is very important to him and his family.
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May Hsu’s mission is the help people fulfill their dream of sustainable home ownership and investments. Licensed in California, May joined Treeline Realty & Investments® and has successfully sold from condominiums to luxurious estates in the San Gabriel Valley. She is also a new homes consultant for developers for new home constructions which focus on market strategy, market analysis, contract negotiation, and meeting aggressive sales target.
You can follow May on her site, GorgeousandGreen.net. Make sure to check out her regular series of vblogs on green homes and living, they’re informational and entertaining!