Susan's Online Guide to Portland

 

CONTACT SUSAN
Contact Susan

SITE MAP
Site Map

 

 

Susan Marthens

Principal
Real Estate Broker
CRS  GRI

Phone
(503) 497-2984

ABOUT SUSAN

Working Together
Testimonials
Contact Susan

MOVING TO
PORTLAND

Find a Home to Buy
Find a Rental Home
Find a Job
Moving Helps
Free Newsletter
BUYING A HOME
IN PORTLAND
First-Time Buyers
Home Styles
New Homes
Green Homes
Portland Home Prices
Home Inspections
Landslides
Real Estate Law
Property Taxes
Measures 37 & 49
CONDOS
List of Condos
Downtown Condos
River Front Condos
So. Waterfront Condos
Other Condo Projects
SEARCH FOR HOMES
Search by Metro Map
Search by Neighborhood
Featured Listings
Search by Listing No.
Quick Search
Search Guide
Login
MORTGAGES
Mortgages
Mortgage Rates
Calculators
SELLING A HOME
 IN PORTLAND
Selling a Home
How I Sell Your Home
Moving Helps
PLACES TO LIVE
 IN THE CITY
Neighborhood Guide
Close-in
> Goose Hollow
> Pearl
> Nob Hill/Northwest
> South Waterfront
West Hills
> Arlington Heights
> Forest Park
> Hillside/King's Heights
> SW Hills/Portland Heights
Southwest
> Bridlemile
> Hillsdale
> Multnomah
> So. Portland/Lair Hill
> Sylvan-Highlands
Southeast
> Eastmoreland
> Hosford-Abernethy
> Mt. Tabor
> Sellwood-Moreland
> Sunnyside/Hawthorne
Northeast
> Alameda
> Beaumont-Wilshire
> Concordia
> Grant Park
> Hollywood
> Irvington
> Laurelhurst
North
> Boise
> Piedmont
> University Park
PLACES TO LIVE
 IN THE SUBURBS
Beaverton
Lake Oswego
Tualatin
West Linn
PORTLAND
The City
Geography
Weather
Praises for Portland
Buses & Trains
Commuting to Work
Planning for Growth
Trail, Tram, Trolley, & Train
Blogs, Papers, Radio, TV
Film, Music & Theatre
Portland & Pets
Portland Apps
Portland Links
Portland Views
FOOD
Food & Drink
Farmers Markets
Dining Out
VISIT PORTLAND
Visitors Guide
Hotels & Eating
What To Do
House Hunting
Beyond Portland
SCHOOLS
Public Schools
Private Schools
Charter Schools
Preschool
Oregon Tests
National Tests
SAT Scores
Report Cards
No Child Left Behind
Evaluate Schools
Oregon Colleges
OREGON
Oregon
Geography & Climate
Oregon Outdoors
Oregon Taxes
Oregon Golf
Oregon Links
OTHER
Search
Site Map
Feedback
Privacy Policy
Terms of Use Policy
 

Subscribe to Susan's Real Estate Newsletter

Email:

Past Issues

 

 

Find a Home
in Portland

Looking for a home to buy?
Use our Search Tool
Neighborhood Search
or
Metro Map Search

 

A Guide to Installing a Rooftop Solar System in Oregon

Green Home Projects, Green Builders, and Green Architects

Rooftop solar electric systems often are associated with the rich or zealous -- a green privilege.

But sky-high energy prices, a degraded environment and new aggressive government policies are changing the who and the why -- so much that the field is getting level.

The freebies that come with installing solar-electric panels have never been greater. With tax breaks and cash grants, Oregon homeowners can slash the cost of a photovoltaic system by about 60 percent.

Department of Energy Numbers

Still, a lot of numbers are in the price tag, and it's a close call. Consumers need to know why they'd take the plunge before deciding whether a purchase makes economic sense.

A 2-kilowatt rooftop system -- the typical size for a Portland-area family -- carries a total cost of about $20,000. But state and federal incentives now can cut the out-of-pocket expense to $7,500.

Once those solar cells start turning sunlight into electricity, you'll shave about $176 a year, or 20 percent, from your utility bill.

It will take 25 years to recover your investment, however, assuming an increase in electric rates of 5 percent annually. If electric rates go up more, as current trends indicate, you'll recoup the expense sooner.

But that's where personal values come in.

Is this for the money or the peace of mind or both?

"In terms of a simple payback, it's hard to justify," says Bruce Barney, a solar advocate and project manager with Portland General Electric.

He and fellow sun-worshippers suggest evaluating the investment as you would a home improvement. A solar installation will increase your home's sale price, they say, so sit tight and reap the returns later on.

But the biggest motivators, they say, are concerns about the environment and a desire to reduce use of fossil fuels.

"The money issue is a red herring," says Glen Friedman, who installed a 2.4-kilowatt array on the roof of his West Linn home several years ago. His only regret: He didn't go bigger.

Friedman, an architect, could easily afford it. For others it's a tighter squeeze.

Matthew Denton, a software engineer who makes about $50,000 a year, put almost $10,000 of his own money into a solar purchase because he viewed it as a hedge against escalating energy prices.

"It will be a good financial decision in the long run," he says.

Christine Borchert came to a different conclusion. Environmental worries prompted Borchert and husband Greg Socolofsky to look into solar, but financial concerns pushed them away. Borchert is a group leader for Weight Watchers, and her husband a commercial claims adjuster.

"I have this dream of being off the grid as much as possible," Christine said, "but it just didn't make sense. If I had an indiscriminate amount of money, I'd do it. . . . But holy cow."

Oregonians with household incomes between $75,000 and $150,000 account for about half the solar electric systems in the state, according to the Energy Trust of Oregon, a nonprofit offering cash grants for solar installations. Those with incomes between $25,000 and $75,000 account for another one-third of the purchases.

"It used to be the only ones who did it were people with big houses, plenty of money," said John Patterson, the president of Mr. Sun Solar, one of the Portland area's leading installers. "The profile today is a close-in, smaller home, one-car garage, maybe they bike to work."

If you're in the market for a photovoltaic system, here are a few things to consider:

Location. Portland, in fact, is a good place for solar, despite the dreary winters. But the roofline of your home should have a solid southern exposure, although a little off-kilter is OK. Shade is a negative, especially during midday hours. Don't forget to consider newly planted trees; they can grow into future problems.

Consider a consultant. For about $100 an hour, an independent consultant will tell you whether your home is solar-compatible, whether you can afford it and, if so, how much energy you'll save.

Contact several contractors. You can find a list of solar contractors on the Energy Trust's Web site, energytrust.org. . Ask several for bids so you can compare details, including the size of the system and projected energy savings. Contractors will evaluate your roofline and provide a detailed analysis as part of the estimate, so you may feel an independent consultant isn't necessary.

Costs. They vary between $8 and $11 per watt. That means a 2,000-watt installation (2 kilowatts) will cost --everything included -- between $16,000 and $22,000. Solar experts say prices likely aren't going to come down because inflation is pushing the costs of materials up. Neither should solar-wannabes wait for a big technological breakthrough anytime soon, experts say, at least not one that's going to slash costs.

Add up the incentives. Make sure the tax credits and cash incentives apply to you. If you don't have taxable income, the credits won't do you much good. The federal tax credit is taken in a single year; the Oregon credit stretches over four. Both are capped, at $2,000 and $6,000, respectively.

Take note: The 30 percent federal tax credit drops to 10 percent at year's end unless Congress passes an extension. Remember, too, a hefty grant from the Energy Trust applies to PGE and Pacific Power customers only (because customers of those utilities pay into the nonprofit's kitty through a charge on their monthly utility bills). And, you qualify for the trust incentive only if you use one of its approved contractors; do-it-your-selfers are out of luck.

Energy savings. Rule of thumb for a Portland homeowner: You'll reap 1,000 kwh of solar electric generation annually for every 1 kilowatt of installed capacity. Most residents put in a 2-kilowatt system because that's the way to max out the tax credits and reduce energy bill by a respectable 18- to 20 percent.

Battery-free, grid connected. Under the state's net metering law, your home remains hooked to your utility's electricity network, so there's no need for battery storage and no need to go off-grid -- unless you want to. Once you sign a net metering agreement with your utility -- your contractor will have the form -- you're set. When your system produces more power than you use, the power feeds into the utility's power lines, and you're credited for the amount generated.

Maintenance. Once your system is up and running, there's little you need to do. Warranties on the modules generally cover a 25-year period, but the array likely will last considerably longer, experts say, with a slight loss of efficiency. Oregon rains help keep the panels clean, but if there's a long dry spell, wash them off because accumulated dust can affect

How Solar Works
 

The technology is simple. Solar cells in modules convert sunlight into electricity, channeled through cables to your home. The system also is linked to the public power system, or grid, so your utility company can credit your monthly electric bill for any solar power you produce but don't use, lowering your costs.

Source of graphics:  Energy Trust of Oregon

Search for a Green Home
 

We have added the ability to search for a green home in our Search for Homes tool.  To search for a green home, check the "Certified Green" box under the heading of "Residential Property Sub Categories."  The detailed listing for a home will display the code for the type of certification the home has been awarded:

  • EARTHAD (Earth Advantage).

  • EN-STAR (Energy Star).

  • LEED (Leadership in Environmental and Energy Design).

  • STAR-AD  (If a home is both Earth Advantage and Energy Star certified, it will display as STAR-AD).

Search for a green home
 

Green Home Projects in Oregon
 

The best place to find a 'green' building in Oregon is at the Brightworks Web site.  Brightworks helps organizations and building developers, owners and operators become more successful by integrating core principles of sustainability into their work.

We have created a Web page that lists the following items:

  • Green home projects in the Portland metro area.

  • Green home projects in Oregon.

  • Green home builders.

  • Green architects.

Click here to visit the Green Home Projects Web page.

Office of Sustainable Development
 

What a resource!  The Office of Sustainable Development has loads of information which you may want to consider reading.  Topics include biofuels, ecoroofs, fiberglass windows, fuel cells, rainwater harvesting, recycled paint, solar tubes, and sun tempering. 

Consider purchasing their publication called “Designing and Building a More Sustainable Home.”  It's full of illustrations and photos.
 

Build It Green! Tour

Every September, a self-guided tour, sponsored by the city's Office of Sustainable Development and Metro, welcomes visitors into over 20 new and remodeled homes, including condos, throughout the Portland metropolitan area. The information fair gives tour-goers a chance to talk with vendors about green building products and services, and is sponsored by Environmental Building Supplies.  See their Web page for details.

Energy Tax Credits
 

The new federal energy tax credits take effect on January 1, 2005.  Then you'll have to hustle, since those tax incentives expire December 31, 2007.

Total credits are limited to $500. Homeowners who install solar-energy systems for hot water or electricity can claim an added credit of 30 percent of the cost, up to $2,000. But these systems can't be used to heat pools or hot tubs.  For more information on state energy credits and rebates:

Federal Energy-Efficiency Credits

Insulation, doors, duct sealing

  • Insulation, Doors, Duct Sealing  Must meet International Energy Conservation Code (IECC). $500 tax credit.

  • Gas- and Oil-fired Water Heater  Energy Factor (EF) of 0.80 or more.  $300 tax credit.

  • Electric Water Heater   EF of 2.0.  $300 tax credit.

  • Central Air Conditioning  Minimum Seasonal Energy Efficiency Ratio (SEER) of 15 or above.  $300 tax credit.

  • Heat Pumps  Minimum efficiency varies by type; see www.aceee.org for details.  $300 tax credit.

  • Windows, Skylights  Must meet IECC.  $200 tax credit.

  • Furnaces and Boilers  Annual Fuel Utilization Efficiency (AFUE) of 95 or more. $150 tax credit.

Oregon Energy-Efficient Credits

You can get a credit on your Oregon income taxes for making your home more energy-efficient and helping preserve Oregon's environment.

The maximum amount of tax credits a resident may receive per year is $1,000 for appliances including heating, ventilation, and air conditioning (HVAC) equipment. You can receive a tax credit for solar photovoltaic systems of $6,000 carried over four years, with a maximum credit of $1,500 per year.  The credit must not exceed 50 percent of the cost of the system and the tax credit ends on December 31, 2015.

Resources for Understanding Solar
 

  • Solar in Oregon   A site that will provide you with basic knowledge of solar.

  • Home Power   This site will provide you with technical details about solar. 

  • Energy Calculator   A site to help you with calculating the cost of a solar project. 



Susan Marthens
Principal Real Estate Broker, CRS, GRI

Direct: (503) 497-2984
Office: (503) 297-1033
Fax: (503) 220-1131

Copyright © Moving to Portland. All Rights Reserved
If you have comments, please write webmaster


6443 SW Beaverton-Hillsdale Highway
Suite 100, Portland, Oregon 97221