I have an engineering degree (actually 2) and am looking at doing home energy auditing. This would be a LLC startup situation. The auditing would be blower door + IR imaging + software analysis of energy use. I have no interest in being an insulation contractor - just in finding where the energy losses are and what is cost effective to upgrade.

I have looked at many web sites in the past few weeks, and have found an alphabet soup of certifications and training classes. Two that appear to be useful are Certified Energy Manager (CEM®) and HERS rate qualification. Obviously I would also need training in IR camera use, though I do have lots of diagnostic equipment experience.

IF an energy audit counts as a home inspection here in PA (which it might not) I would be required to be a member of a professional organization an to carry insurance. Home inspectors can get liability and errors & omissions insurance through a well defined list of companies. What about insurance on $10K in equipment taken to job sites?

Any energy auditors here with opinions on where one would start? All opinions appreciated.

-Claire

Hey,
Iknow here in Michigan, I got really lucky. There are only about 500 State CEA's and only 150 to 200 are active. I work for a group in northeastern michigan and cover 11 counties. There are only 2 of us for this area. I see a lot of guys that call themselves CEA's but when I ask them when they were in Lansing for their training. I get a deer in a headlight look. The state has a very tight leash on us. There is a small group in Lansing that covers the hole state. We are alway's going to Con't ed to keep us up to date. I enjoy it becouse I run my HI with my Energy Inspections alot of time. It's better for my Client's and puts a little more cash in the pocket to. Not sure about yhe Insurance in PA so I can't help with that. Good Luck

I think your best bet is to become a RESNET Certified Energy Rater. If a builder wants to build an Energy Star home he/she must use a RESNET Energy Rater. Many GreenBuilding program require a HERS score which requires a RESNET Energy Rater. There are week long training programs ($1200-1500) in NY, GA, KS, CA, TX and CO. Go to the RESNET Web page and view the requirements. In my opinion the RESNET Energy Rater is the best way to go if you want a certification that opens up many different avenues. It is an excellent fit for a home inspector that wants to go "Green".

Thank you for your response. It looks like BPI and RESNET training will be held in State College PA this fall, one week each.

To complicate things, I am not a HI (yet) just an engineer!

Claire - There is some kind of loop-hole for engineers and architects in the PA Home Inspection Law. I don't know the details, but I just wanted to make sure you knew about it.

Hi Claire,

I am just wondering how you are progressing with the Energy Auditor training.....I am in the same boat, as in I am thinking of setting a LLC and going down the energy consulting route.

any advice would be helpful!!

Brian

I found this post and wanted to re-activate it. I'm looking into getting HERS rated with "Northeastern HERS Alliance Training" .
Has anyone out there gone through this training with Northeastern or any other training org. and how was it. I've been an ASHI inspector for 15 years and I'm a Level II Thermographer.
Any advise / input would be appreciated.
Thanks, Herb Scott

You should look at the PA Home Energy Web site and talk with Kathy Greeley. PA Home Energy offers reasonably priced RESNET and BPI training several times a year. I believe you will need both RESNET and BPI to do HERS ratings with some changes they have in the works. (Though maybe you could just take the BPI exam?)

By the way, we have an energy audit group on the Linkedin website - if you would like to join us there it would be great!

-Claire R.

This thread has been interesting. I am currently a Energy Tune-uP inspector from CMC Services.

It is important to know that HERS rating apply to NEW construction only and do not relate to EXISTING construction. The training from a HERS provider is invaluable in understanding building science that contributes to Energy Usage Issues in an existing home.

As a home inspector, you may wish to look into Tune-uP training. To become a HERS rater follow the instructions as described at the RESNET website. Be prepared to invest in training, equipment purchase (blower door and duct tester), software, signing a contract with a HERS provider, insurance.... Again for new construction.

Choose your target market - exsiting homes or new construction - do your business case and go for it.

Actually, there is a use for HERS rating with existing homes. The Keystone HELP Loan program for whole house improvement (in PA) requires a "certified energy audit" ... something that requires a HERS rating provider. Right now I am focusing on existing homes - just what I prefer doing.

There has been some talk of RESNET and BPI having a combined certification process, but I am not sure how close that is to happening.

Sorry to mess up the conversation but I see bad news in these energy audits. Tightening up homes will lead to increased indoor pollution and respiratory problems for their occupants. I've been through the energy classes and they are seriously lacking in good sound information - mainly because their instructors are poorly trained in IAQ.

No doubt that energy audit inspectors will make money. But also no doubt that homeowners will be left with new problems. But, "optimistically," that will open some other new field down the road for inspectors to jump on.

__________________
Eric Barker
Moraine Woods Consulting, Inc.
Barrington, IL

In NY state, there were some CO deaths when contractors started air sealing houses. This and other things led to the Building Performance Institute (PBI) ... we have very well defined standards for making sure the combustion appliances are operating properly before suggesting air sealing work. Also, if a certain air changes per hour level is not reached, mechanical ventilation needs to be installed - usually ERV or HRV.

I would rather have energy audits check out the equipment first, then have houses sealed really tightly without any testing. The alternative is to leave houses leaky, and have unaffordable heating costs for many.

I have to agree with Eric. I did energy audits back in the early and mid 1990's when their popularity was waining. Had the blower door, duct blaster, etc. Then in the late 1990's and early 2000's I did work with an environmental consulting firm who specialized in sick homes and buildings. 90% of the problems we found were caused by negative air pressure in the structure and improper use of insulation materials.

__________________
Scott Patterson
Spring Hill, TN
http://www.traceinspections.com

Claire,

Obviously you've been studying and broadening your knowledge. My hat is off to anyone who makes such an effort. It's by no means a quick study which is why so few properly understand it. If you come across a forum that gets into such topics I'd be interested to know about it. I have yet to find one - the IAQA forum is pretty much unused.

__________________
Eric Barker
Moraine Woods Consulting, Inc.
Barrington, IL

I'm curious as to what type of fees folks are getting for HERS ratings on new homes? How much time do you have invested in an audit?

__________________
Scott Patterson
Spring Hill, TN
http://www.traceinspections.com

Scott,

I do HERS ratings for new homes. I am a RESNET Certified Energy Rater. I also do the phase inspections for these homes which helps to cut down on trips. Since I have a copy of the blueprints, the list of specifications and all of the numbers for the mechanical equipment the predicted HERS rating (computer program input) takes me from 1-2 hours. I do the pre-insulation inspection when I do the mechanical recheck! Might add 15-30 minutes to my time. I make a special trip after insulation before drywall. I try to combine my final inspection with my blower door and duct blaster test. This takes awhile! I then do the final HERS index computer report which takes very little time as long as they built it to plan. I charge $.20 sq/ft of living space. I think I am underpriced as many guys charge either $.25 sq/ft or price by the number of air handlers. Hope that answers your question.

To answer Eric's concerns. You are absolutely correct in that many people doing "energy audits" do not have the required knowledge. The training received at BPI or a RESNET approved school is excellent. The air exchange rate is very important and without good cubic feet numbers and a blower door test that rate is unattainable. To tighten up a house without checking the appliances and without knowing the air exchange rate is irresponsible. The RESNET energy audit program requires that the auditer be trained by RESNET or BPI. I have a real problem with programs such as Home Tune-Up because their training is superficial at best and no real test equipment is required.

We have an Energy Audit discussion group on the Linkedin.com web site. It is just for Resnet/BPI auditors and student auditors. We would love to have you there!

HERS ratings - I have heard $350 - 500 each as a "bulk rate" where the builder is making many similar houses. They may be able to use a sampling method with regard to thermal bypasses and other pre-drywall inspections.

Hi,

iCAST (International Center for Appropriate & Sustainable Technology) is a non-profit corporation that is offering free online courses in Residential Energy Efficiency and Solar Power Systems. These courses were produced in partnership with the WIRED program, a federally funded program. The current course offerings are introductory courses and are online versions of 1 week long classroom courses:

Residential Energy Efficiency Auditor Online Training
This first course prepares students with backgrounds in construction, electrical, plumbing, HVAC, as well as IT, marketing, sales, administration, and operations how to perform a residential energy audit. Imparted knowledge includes building science and the home as an integrated system, HVAC systems, utility bill analysis, auditing appliances, lighting, and water. The course prepares participants for technical careers but is also valuable for people interested in non-technical support positions


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Thanks


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Online Training Manager
iCAST

I'm curious to how you all are faring as energy auditors/raters. Our inspector insurance includes coverage for this at no additional charge and we are having a handful of appraisers also getting into the business. Is it working out as hoped?

David Brauner
OREP.org

Just a bit of information. In the newly developed 2009 I-Codes an energy audit will be required for every new home constructed. That may be an avenue for income if you get in with a few good builders and are able to perform all of their energy inspections/required tests.

I have been told that most of the larger builders will be doing this in-house. I just do not see a person making a good living doing just energy audits on new homes. Just think about how many new homes are being built in your area! It will take several years for the builders to get back to the point that they are building spec homes. We have way too much housing stock just sitting empty now.

I just do not see energy rating being the golden egg that some are thinking it is going to be.

__________________
Scott Patterson
Spring Hill, TN
http://www.traceinspections.com

Hmmmmmmm

And again....Hmmmmmm

I know. I Know.

You just don't get it until you took the all enlightening class. Yatta, Yatta, Yatta and spend a small fortune on equipment that needs repair and replacement and God forbid an IR camera and and and and....................

That is a serious amount of money to account for. OOOOOOOOOOOOps, I just droped and damaged some equipment or camera............................to go out and get a few hundred per inspection...........Let me see. 10,000.00 devided by 300 is 33 1/3 inspections......OOOOPs forgot to add in the 10,000 camera for a decent one.....Hmmmmmm 66 2/3 inspections and then you start making money until you replace the equipment or update it or what ever. Throw away the blower and duct blaster test and it is no better than a good home inspection.

Lets see 66 home inspections with the minimul tools you need equals 20,000 with out the 20,000 expence.

Lets see I check the HVAC system and leaks from such and duct connections and leaks from such.................Lets see, I did not do the mechanical engineering on the HVAC system anyway so all I have to go is by specs when I do a duct blaster test....soooooooooooooo I can only tell you if it is to those specs anyway which tells me nothing other than measuring all openings and cubic feet of space..................................

I know, call me crazy and I don't know anything of what I am talking about cause I never took the class.....shooot, I forgot the 12 to 1500 for the class......Darn it.

Yeah, I get it folks but still a little miffed by it all.

Build a decent home...get it inspected with phase inspections. Make sure they build and install to specs (cause that is all you can go by) make sure it gets sealed up well....done deal. Yeah yeah, throw the blower test in if you wish. A lot more to it. Well I say to that it is everything I have learned in the past 37 years of working.

Is all that testing going to account for the improper duct size and ventilation in a south westerly facing room that is always hot in the summer afternoons. Nah, that just goes with experience.

Not trying to take anything away from anyone but for me I am still trying to grasp it all.

Now, you want to talk of existing leaking poorly sealed 1968 home with trash HVAC, little insul, lousey ventilation, crappy windows, needs caulking all over etc etc etc..............then I can see it. But it would be up to thehome owner or seller on what....if they can afford the payout to put a small fortune into their home. Those homes are slowly getting updated as we speak. It all takes time.

__________________
Ted Menelly
Castle Home Inspection Services
www.inspectmycastle.com

I agree, doesn't make a bit of sense to do this on a new home! But it is a requirment.

David,

I think the energy arena is a nice addition for the home inspector. I completed RESNET certification ($1500) in Sept 2008 and bought my equipment in Oct 2008 ($4400). I have already completed 7 Energy Star Certifications for over $6000. The energy market will continue to increase as many jurisdictions (like Austin,Tx) are starting to require energy audits (with duct blaster) for older home sales. Offering a pre-listing inspection and an energy audit to the seller is a nice combination. San Antonio starting in Jan 2010 will require all new construction to be Energy Star Certified. My RESNET training actually made me a more knowledgable inspector. Adding an energy program is not for every inspector but I enjoy the doing something a little different.

So Bob

Please tell me, and it can be a private message if you wish, 850 per energy star inspection?????? Just extremely curious. Is this with a phase inspection or are you doing a few visits for a few hundred appiece. Also if you could throw anything else by me of how you are pulling that off with the marketing I would greatly appreciate it.

I am not doubting you in the slightest but I am obviously oblivious to this whole new crazy fad and obviously need enlightening. Again I hate to press for details so you can private message me or call me if you wish.

__________________
Ted Menelly
Castle Home Inspection Services
www.inspectmycastle.com

Ted,

Energy Star certification for new residential construction requires a pre-insulation inspection, a post insulation installation inspection, a final inspection that requires a blower door and duct blaster test and about 2 hours of work (if you have the blueprints) putting everything into the computer. The going rate for an Energy Star Certification is between $.20 and $.30 a sq foot of living space. My minimum is $500 for a small house. Two of the houses I have done are over 6000 sq ft. The typical Energy Star cert takes me between 6 and 7 hours of work. I have been doing Energy Star Certs for builders that I do phase inspections for and for other builders. I have also done Energy audits for Energy Efficient Mortgages (requires a blower door) for between $175 and $200. The propose new Energy Star requirements will take more time and will therefore cost more for the builder! Hope this helps. Call me if you would like to discuss it more.

__________________
Tyler Johnson
www.cleanedison.com

Obviously, many fewer homes are being built ... but the new homes market is not dead in PA, just majorly impaired. Amazingly, the builders around here have gone back to small, affordable housing - what the market wants right now. Some builders, such as a major builder in Central PA, have gone to 100% Energy Star Homes - for market differentiation.

Energy Auditing is not a "meal ticket" at the moment (same as starting in the HI business in this market) but does give an important skill set for understanding and decreasing the energy consumption of houses.

Interestingly, I was in the Atlanta suburbs this past weekend . We drove through an entire subdivision of new construction houses, every single one had the darkest roof color available - almost black. Many of the new homes also had a very dark shade of brick. (Most were also unsold - the Atlanta real estate market is pretty bad off from what I can tell)

The energy implications of the dark roofs are staggering - increased AC usage, decreased roof life span, etc etc. In PA the electricity usage reduction targets for next year are just 1-2% per household - something achievable for all houses on average by identifying houses in need of new roofs (due to age) and installing reflective metal roofs (or light colored asphalt).

I've seen my builder (phase) inspections drop off as the market has shrunk. To make up for it, I've increased my area, perform more commercial inspections, Texas Accessibilty Standards plan reviews and inspections, TPO inspections and am now getting my RESNET certification and Green Verifier through NAHB. If that's what the market is saying, I'm listening! I think the time has come to include science into the trade community and play a more active role. I'm also paying attention to the solar/ wind energy arena, as this will undoubtably be a part of the forseeable future. Still waiting on my Jetson's car though.

Isn't it amazing how so many trades can go into a home, analyze the home for concerns and upgrades, give the folks a proposal, do the work if they get it and live happily ever after.

Now....Home Inspectors go into a home inspect every aspect of a home for basically repairs or upgrades needed and can never touch that home or gain any further profit.

Hmmmm is all I say...just Hmmmmm.

Just curious if anyone else has every just said Hmmmmmm to that concept.

Why is it that every construction trade out there can find and fix problems or do upgrades or additions to any home or business but home inspectors have to live by this code of ethics stating they will never be able to gain employment from their findings.

Isn't that just a bit odd. I am asked every single time I do an inspection if I am still in the contracting mode as well as inspecting. All I can ever say is that unlike all other businesses on the planet....Home Inspectors are not trusted to do this and it is in our ethical standards that we have to follow about conflicts of interest and not performing work on any home we inspect, so, no folks I can not do any of the repairs or upgrades I find that are needed in the home.

That's all....just hmmmmmm.

__________________
Ted Menelly
Castle Home Inspection Services
www.inspectmycastle.com

The training for the two different national home energy auditor certifications are similar, with important differences: The Building Performance Institute offers certifications for existing home energy auditors, while RESNET is the certifying body for new home energy raters. Both have training affiliates that teach courses focusing on building science fundamentals, which many home inspectors should have a decent foundation in.

The difference in the training other than the focus of the housing stock (existing homes vs new construction) is that BPI Affiliates typically have substantial in field training, focusing on using blower doors and performing combustion safety testing. RESNET training Affiliates, although they have a short field training component, spend the extra time on teaching how to use the modeling software required for ENERGY STAR new home ratings (HERS).

It seems to me like most home inspectors would be more suited to doing existing home energy audits, rather than new home energy ratings. That's because they are dealing with homeowners and existing homes, which is what their business model is already focused on. Interacting with the new construction industry is much different, primarily because multiple inspections are required, causing the profit margins to be significantly lower. ($300 - $500 for a 3-5 hour existing home energy audit, vs $400 -$800 for Energy Star certification, which requires 2 site inspections and 2-3 hours of energy modeling). In addition, RESNET requires you to find a rating provider, which has annual and per rating fees. No such annual fee structure exists for BPI certified professionals.