10 Questions for House Hunters

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To become LEED-certified, homes must be at least 15 percent more energy efficient than a comparable home built to code. The U.S. Environmental Protection Agency's Energy Star program, best known for ensuring energy- and water-efficient appliances, also includes criteria for Energy Star Qualified Homes. Whereas LEED takes a more holistic approach with criteria for indoor air quality, material use, water efficiency and landscaping, Energy Star focuses solely on energy efficiency, requiring homes to be at least 15 percent more efficient than homes built to the 2004 International Residential Code (IRC). Many include additional energy-saving features that make them 20 to 30 percent more efficient than standard homes.

In addition to these, there are more than 80 local and regional green-home certification programs across the country. Other reliable third-party certifications include Earth Advantage, EarthCraft House and Vermont Builds Greener, while green building programs such as Built Green and Austin Energy Green Building Programs offer rating systems as well. LEED's Hall says that although these programs are all very similar in the green features that builders must include, they differ in the performance required for certification.

To find out if a regional green building program exists in your area, visit www.greenhomeguide.org.

2. How do I find a green-minded real estate agent?

While a handful of websites like ListedGreen.com are dedicated to listing green homes, those sites only showcase a small fraction of what's available, and you'll likely need an agent to help you find a greater selection. To that extent, real estate agents trained to recognize green homes can be good allies, says John Beldock, CEO of EcoBroker International, an organization that trains green-minded real estate agents. EcoBroker is a good place to start to find brokers who have specific training in green building, as they're required to complete energy, environmental health and marketing courses that help them—and you—find more eco-friendly and energy-efficient homes. But, as with any agent, it is important to interview and develop a good rapport with an EcoBroker. Get a feel for how they work and ask questions about their green credentials. You can search for local EcoBrokers at www.ecobroker.com.

3. How energy efficient is the home now?
Most conscious homebuyers know to look for Energy Star-rated air conditioners, boilers and furnaces, but they may not think of what lies beneath. Rich MacMath of HDR in Austin, Texas, claims that there's no strong correlation between the size of a home and energy consumption. The most energy efficient homes have wood framing and foam insulation.

Other features you should look for include Energy Star-rated windows that are well insulated and positioned to allow for optimal day lighting, and a light-colored roof designed to reflect heat.