Two weeks ago our HERS rater Jayme Carden from Maximum Performance Housing inc. performed the duct leak testing, which is the last test to obtain ENERGY STAR.   Up until then I've been wondering what a duct leak test is since I haven't seen it performed.  After seen it performed on my listing its truly an educational experience.  I taped it in hope to educate the future home owners of Mangolia Courts understand what they are truly buying, a home that is well built using high performance building practice. 

ENERGY STAR TESTING FOR MAGNOLIA COURTS AT LA VERNE from GreenGirlGurus on Vimeo.

Magnolia Courts at La Verne, San Gabriel valley's FIRST award winning, luxury living, energy saving condos for active adults age 55+.

From Concept to Practice

Looking back since 2009, the ideas in my head have become a reality.  I prayed to God if he can give me an opportunity to help a client green a home.  Instead of getting one unit, I got a hundred and one.  Sometimes I felt there were little miracles happening throughout the project.  It could be someone I met who direct me to person I need to know or someone know someone who can do a certain job; we're all connected in someway or another.  Following the concept of the California New Homes program through Edison and putting into practice was a challenging and a rewarding experience.  

*I'm preparing gift bags for the grand opening for my project Magnolia Courts at La Verne, total of 1000 bags.  Our team expects approx 800-1000 attendees, there will media/press, businesses, politicians, neighbors, brokers, and potential buyers,  I'm looking for vendors that would like to promote their products/ services to health conscious home owners ages 55+.  If you like to be included to be in our gift bags, please email me greenandgorgeous@gmail.com.

FOR MORE INFORMATION VISIT

http://www.laverne101.com

Be Green, Be Gorgeous!

May Hsu is a Real Estate Professional based in Pasadena, CA, specialize in selling and buying real estate in the San Gabriel Valley.  May is dedicated to promote green building and green real estate practice, health, and environmental issues.

Effective January 1, 2011 the California Building Standards Commission released mandatory California Green Building Standard Code (CAL Green Building Code). 

For the past couple of years cities have been creating their own version of green building codes.  The purpose of CAL Green Building Code is to establish a standarization of green building codes and practice throughout municipalicies across California thus provide less design headaches, less construction mix ups, and faster approvals.  The new code is applied to new construction both residential and commercial buildings, except certain residential residential buildings.

To see the full version of the 193 pages of CAL Green Building Code:  http://www.bsc.ca.gov/default.htm

The general requirements for CALGreen Code for residential are listed below (see code for all requirements and full details):

• Storm water management during construction
• Surface drainage of developed site
• 20% water savings from indoor plumbing fixtures
• Multiple shower heads for single shower will be calculated into total water use calculation and must combine to 20% savings with other fixtures
• Landscape water use must have weather or soil moisture controllers 
• Efficient framing techniques
• Enhanced durability and reduced maintenance
• 50% construction waste reduction
• Operations and Maintenance manual provided to owner
• VOC limits on paints, coatings, carpets, composite wood, agrifiber, resilient floor systems, (must provide documentation)
• Fireplace requirements
• Duct and mechanical equipment opening must be protected
• Interior moisture control
• Humidistat for bathroom fan

As a Realtor in the San Gabriel Valley area, I'm thrilled that this has finally come into law so that building and design industry can build homes that are more energy efficient, use less waste, and more water efficient.  For years it has been a voluntary practice but now it is mandatory.  I have two types of clients who react to this change.  One is fearful, a builder that I know.  He knew the code was coming so he quickly pulled the permit before the deadline.  He was fearful that it would be more costly for redo and redraw everything that he had.  He thinks green materials would be more costly and most of his subs don't understand.  Another client of mine was hopeful, he was very optomistic about the new code.  Because he was building with the same standards 3 years before.  He went to green building classes, attended seminars on how to improve his skills of building a better home.  New constructions is almost non-exsistent in this market, but because of this new code it's setting the standard, I feel that I now have hope for greener homes.  There's still many toxic mortgages and inventories of homes in the market.  The real estate market is still going through a cleansing before it can grow.  I'm excited that new homes this year and forward will be greener homes! 

May Hsu is a Real Estate Professional based in Pasadena, CA, specialize in selling and buying real estate in the San Gabriel Valley.  May is dedicated to promote green building and green real estate practice, health, and environmental issues. 

My Chocolate Diary:   Marsatta Fancy Chocolates  - Redesigning the Art of Making Chocolates

Yesterday afternoon a nice little gift arrived for me on my desk from Jeffray Gardner, a local chocolate maker resides in Redondo Beach, CA.  Besides writing about green homes in the LA area, my other true love is chocolate!  Not just any chocolates; dark, organic, hand made, artisan chocolate that just make my afternoons feel like I’m in heaven… or at lease for a little bit before I continue back to work selling real estate.  Inside the package was a small round metal box labeled “Exquisite Dark Chocolate Mocha Bits” and two bite size squares “Dark Chocolate Thin”.  Also a note from the chocolate maker that says, “We hope you enjoy tasting these little gems as we enjoy making them!”

To my surprise, the shape of the chocolate bits is like coffee beans, and smells like coffee beans, with a pungent mocha aroma as I open the can.  The taste is absolutely amazing!  I take one piece and then five more.  Gardner’s blend of organic chocolate and Indonesian Sumatra Coffee gives a sensation of having the perfect Mocha coffee afternoon.  The Dark Chocolate Mocha Bits is 56.5% Cocoa and certified organic made with unsweetened chocolate, cane sugar, and cocoa butter.  The package is also very convenient for place in purses or putting in work drawer for emergency, such as a case this afternoon a cancellation of an escrow; I took 8 pieces.  I can imagine this would also be a great accent for plain vanilla ice cream or chocolate chip cookies.  For chocolate fans that love something sweet and robust mocha flavor, Marsatta Dark Chocolate Mocha Bits is definitely a must try.

Personally I love dark organic chocolates that are at least 70% Cocoa, which in this case the Marsatta Dark Chocolate Thins, made form 72% Cocoa perfectly wrapped in foil fits perfectly in my hand.   I also like the wrapping; it is simple and elegant that pertains to the simple and elegant dark chocolate squares.  Like an overture, ideally this type of chocolate takes three bites, not one.  The first to initiate the rich flavor, and the second, to let the chocolate absorb and develop, and the last bite, and I do this to pair up with a sip of Cabernet Sauvignon, to fully enjoy the sensation.  For chocolate lovers that prefer stronger, bittersweet, more pungent taste, I recommend the Marsatta Dark Chocolate Thins over a glass of Cabernet Sauvignon or a California Zinfandel.  As I’m writing this I have one piece left… I think I’ll save it for my tomorrow afternoon “chocolate time”. 

“We should be ready by the end of this year, May, start preparing for the Grand Opening”.  For the past two years I have put my heart and soul into the project, Magnolia Courts at La Verne. This is a newly constructed 101 residence community for active adults ages 55+, and is set to be the first award winning, ENERGY STAR qualified senior condos in the San Gabriel Valley.  Looking back, I remember the day of the listing appointment when my team and I were at the presentation table. There was a vision that both the developer and I had in common.   Ms. Chang and Dr. Fortanasce envisioned their new development to be a community for baby-boomers living independent lives while maintaining an active lifestyle and promote community living.  They also focused on building a home that would be energy efficient to help owners live comfortably and save money.  They showed me their ideas of installing radiant barriers, solar ready conduits, and other such green building technology.   Dr. Fortanasce was passionate talking about energy efficiency, and I was excited and we were bouncing ideas around the table.  Everyone else smiled and nodded, they had no idea we we were talking about, but it sounded like something “cool” to sell this project.  This was a memorable event for me in my professional career because it was the first time I had a client who shared the same passion and vision of building quality homes. 

Two  years have passed, and after countless phone calls, follow ups, hang ups, meetings, lunches, dinners, research, proposals, and analysis, that vision is becoming a reality.  Despite the downfall of the real estate market in which most people focus on discounting, I try to focus on creating value by helping my clients build something everyone needs; a home that helps homeowners save money and live well.  And yes it was difficult  thinking of exactly the opposite of what everyone else is thinking, but I felt it was better to embark where no one else is embarking.  I learned a lot throughout my journey of greening my listing and there’s still so much more to learn.  I learned that I’m not alone on this journey. I am very fortunate to have a community of green affiliates whose knowledge and experiences make me blessed.   Architects  share what they’re doing  with their projects with me, contractors are helping me with the latest building methods, LEED AP’s who have a vast knowledge of materials and resources, and of course, the GreenGirls giving me a channel to share my passion. 

I have also learned what building green really means.  For example, there was a chance we try to install solar panels on the entire project, but that would mean to increase the developer’s expense, thus increase purchase price above market value to future homeowners.  Instead, developers focus on insulation and advance windows to reduce energy usage and install solar ready conduits for future homeowners to have the option to install solar panels.  Magnolia Courts may not be sexy as some of the projects I have blogged about in the past, such as the W Residence in Hollywood, Cherokee Studio & Lofts, and Green on 19^th in Santa Monica.  Magnolia Courts provide the need for affordable and sustainable senior housing in the city so that future homeowners can live in a home that is comfortable and well built. This project is profitable from the rebates and credits, thus achieve developers bottom line.   

There are so many things I wish to include in this blog. I’ll separate this into parts or else it will be a book, a manual of how to green a listing, but I wish to share with everyone the main point which is that shared passion and goals are achievable.  When my client and I shared the same vision of Magnolia Courts, the vision in our mind has already become a reality by believing it can be achieved.  Honestly, I am both scared and excited at the same time in bringing a 30 million dollar project to market next year.   Scared because it’s the biggest listing I’ve embarked on since I was licensed in 2005, and excited too because it’s the first listing I was able to work side by side with my client since construction to make this project greener.  But I have learned that challenging my capacity is how I can change and grow personally and professionally; if there’s something I think I cannot do, then that’s something I must do.    

*I'm preparing gift bags for the grand opening for my project Magnolia Courts at La Verne, total of 1000 bags.  Our team expects approx 800-1000 attendees, there will media/press, businesses, politicians, neighbors, brokers, and potential buyers,  I'm looking for vendors that would like to promote their products/ services to health conscious home owners ages 55+.  If you like to be included to be in our gift bags, please email me greenandgorgeous@gmail.com.

Coming Soon in 2011

www.laverne101.com

Be Green, Be Gorgeous!

May Hsu is a Real Estate Professional based in Pasadena, CA, specialize in selling and buying real estate in the San Gabriel Valley.  May is dedicated to promote green building and green real estate practice, health, and environmental issues.

The Bathroom:

Welcome to Vine + Green at the W Hollywood Hotel and Residence, a newly constructed Eco Luxury Living for the green and gorgeous celebrity you! Featuring interview with Nicole Landers, Sustainability Consultant of econnect grp.

Topping the list of our eco-urban luxe collaboration is Cisco Home, an eco furniture designer; todosomething, artisans with a purpose; a new outdoor lifestyle line, HOM Escape in Style by Cisco Brothers; and LED HD flat screens from LG. To organize the space we incorporated The Container Store’s sustainable selections, Royal-Pedic’s organic mattress, LED custom light fixture with IOS LED 6W bulbs and Union Eighteen’s floor coverings made from recycled carpet remnants. Also featured in our urban sanctuary is Animavi’s new concept in refined, urban lounging, as well as exterior foliage design by Inner Gardens. You’ll find these and countless other uncommon offerings in this sanctuary amidst the clouds. Witness, our branding partner, developed the brand concept for this eco-luxe, urban home- VINE+GREEN.

For more information please visit 

Gatehouse capital

the W Hollywood Hotel & Residence

Econnect Grp.