Why Lower HERS® Scores Appeal to Home Buyers and What Home Sellers Can Do to Improve Their Score (Insulated garage doors can help)
Topic Overview
A low Home Energy Rating System (HERS®) score indicates better energy efficiency in homes, which is very appealing to buyers. For buyers, there are five main reasons why low HERS® scores impact their decision to choose one home over another, which we’ll cover in this article. For potential sellers, along with a plethora of home building components, residential garage doors also contribute to lower HERS® scores because of their modern construction. As a side note, great-looking, highly functional garage doors also boost curb appeal, which is another smart way to increase resale value.
In this article, we’ll explain HERS®, how a HERS® test is performed, and how the test results are analyzed to determine the score. We’ll also cover the 5 biggest reasons why low HERS® scores impact a home buyer’s decision and how residential garage doors help with lowering the score.
Let’s get started!
1. What is HERS®
The Home Energy Rating System Index, known as the HERS® Index, is a scoring system used to measure the energy efficiency of a home. Introduced in 2006 and developed by RESNET (Residential Energy Services Network), the HERS® Index is the nationally recognized system for inspecting and calculating a home’s energy performance.1 HERS® testing is usually performed on a new or recently renovated home. The test is often initiated when a builder is expected to fulfill specific efficiency standards.
The HERS® Index Score is based on a scale from 0 to 150, with 0 a net-zero energy home (at 0 the home generates as much energy as it consumes) and 150. A reference home scores 100 on the HERS® Index. The lower the score, the more energy-efficient the home, and every one-point fluctuation represents a shift in the property’s energy efficiency by 1 percent. A home with a HERS® Index Score of 70 is 30% more energy efficient than the RESNET Reference Home, and a home with a HERS® Index Score of 130 is 30% less energy efficient than the RESNET Reference Home.
Note: A HERS® inspection by a certified RESNET Rater may cost between $1,500 and $3,000.
1. How is a HERS® Test Conducted
To conduct a HERS® test, a certified RESNET Home Energy Rater surveys the home’s energy efficiency by doing a physical inspection of the home, reviewing construction plans (if it’s new construction), and examining the home's energy systems and appliances.
For existing / renovated homes, when a Home Energy Rater performs HERS® testing, they look for energy leaks areas like the crawl space, attic, foundation, thermostat, water heating system, ceiling, and wall insulation. They’re looking for things like:
- The rate of air infiltration.
- Potential risks for combustion.
- Distribution duct leaks in the heating, ventilating, and air conditioning.
- Air leaks in the building envelope.
For new construction homes, first, the independent certifier evaluates the house plans and provides feedback along with an estimated HERS® Index Score. The lower the score, the better, just like the HERS® Index Score. The certifier physically inspects the house at least twice. During the first visit, the insulation is being installed and the certifier makes sure it is being done properly. When the home is complete, the certifier does the second visit, which is when the “blower door test” is conducted.
For both existing / renovation and new construction, the Rater conducts a “blower door test.” This test uses a blower that pressurizes the home, and a test meter measures how successfully the home holds the pressure. The blower door is temporarily installed on an exterior man door opening. When the blower door is turned on, the fan pulls all the air out of the house and lowers the air pressure inside. This results in the higher outside air pressure flowing into the house through any unsealed cracks and openings, which reveals the air infiltration rate, exposing the locations of the air leaks.
The Blower Door Test identifies flaws in home efficiencies and contributes to how HERS® Index scores are calculated.
3. How are the Test Results Analyzed
HERS® test results are analyzed by the Rater, who takes all test results from the home and compares it to a reference home using an analysis tool. In the tool, the reference home is a designed model home that resembles the rated home’s climate, environment, shape, and size, which makes the HERS® scores relative to the location and type of house being tested.
The final score is an indicator of how energy efficient the home is in comparison to similar homes in the area, and a lower HERS® Index score means a more energy efficient home.
4. Why Lower HERS® Index Scores Appeal to Home Buyers
- Cost Savings: Lower HERS® Index scores appeal to home buyers because it provides an indication of what kind of energy cost savings can be expected from a new home. According to www.resnet.us the average HERS® score for a new home built in 2023 was 57, which is 43 percent more efficient than a home built in 2006 where the average score was 100. That additional efficiency adds up to cost savings on energy expenditures, and homebuyers often look for long-term savings, making these homes more attractive in the real estate market.
- Comfort: Energy-efficient homes usually maintain more consistent and comfortable indoor temperatures throughout the year. Buyers prioritize homes that provide a comfortable living environment, and a lower HERS® score will indicate that a home will be consistently comfortable.
- Environmental Impact: Consumers are becoming increasingly eco-conscious so many buyers are more concerned about their carbon footprint. A lower HERS® score indicates reduced energy consumption, which appeals to this group of consumers.
- Resale Value: It’s not only home buyers who are reaping the benefits of the HERS® Index; those selling their homes are too. Home owners who’ve put their houses on the market, and have done an energy rating, can use their HERS® Index score to up their asking price, and according to a 2017 study referenced by RESNET, a lower HERS® score can add from 3.5 to 9% to a home’s sale price.
- Incentives and Financing: Tax incentives such as a Federal Tax Credit and Freddie Mac Mortgage-Backed Securities along with special financing options for energy-efficient homes are available in certain regions. These kinds of financial benefits are attractive to home buyers for the potential to save money. In addition, HERS® testing is also the first step to becoming eligible for an ENERGY STAR certification, which also impacts energy savings and enable homeowners to be eligible to claim an energy-efficient home tax credit.
The Clima Tech 4400 has a substantial R-Value of 15.7 to support lowering HERS® score.
5. How Residential Garage Doors Help Lower HERS® Scores
The impact of an insulated garage door on a Home Energy Rating System (HERS) score can vary based on several factors, including the home’s design and quality of its overall construction. While specific percentages will vary based on type of insulation, an insulated garage door generally helps improve a home's energy efficiency by reducing heat loss and contributing to overall thermal performance.
- Insulation: Although a HERS® rater would consider the specific characteristics of the garage and its influence on the home’s energy usage for a precise assessment, upgrading to an insulated garage door could improve the HERS score by a few points to within the range of 1 to 5 points, depending on the existing insulation levels throughout the home.
Modern garage doors are constructed with up-to-date materials, so they are usually better insulated than older models. Also, insulated doors contribute to overall home efficiency by preventing heat loss in the winter and keep the garage cooler during the summer, so it stands to reason that they would be a contributor to better sealing a house, to assist with lowering a HERS® score.
Garage doors made with polyurethane or polystyrene insulating materials and tongue and groove section joints effectively reduce air infiltration. Insulated windows on the doors provide a higher level of energy control, or homeowners may opt for no windows for maximum efficiency. Hörmann offers several residential garage door models with an R-value of 6.18 up to R-value 15.7, in contemporary, carriage and traditional styles so upgrading to a more energy efficient model is easy to do.
- Air Sealing: Garage doors that fit properly, which include full-perimeter draft seals, reduce air leaks and prevent drafts that can impact energy efficiency of a home. A well-sealed garage helps maintain the temperature of adjacent living spaces for better efficiency and comfort.
- Reduced Thermal Bridging: Uninsulated garage doors are heat conductors and create thermal bridges, which are weak areas that allow heat to pass through easily between the interior and exterior of the home. Insulated garage doors contribute to energy-efficiency by reducing thermal bridging. Even if an insulated garage door reduces a HERS score by a couple points, combine that improvement with other updates and the score could noticeably improve.
Several Hörmann models offer a robust R-Value of 10.4 contributing to a more insulated building envelope.
Conclusion
Homes with lower HERS® scores are more attractive to buyers because of anticipated energy cost savings, comfort, environmental impact, and financial benefits. Home owners should consider investing in an insulated garage door along with the other efficiency improvements that are identified during HERS® testing. The combination will improve the home’s HERS® score so the home owner can benefit from lower energy costs, and the score will enhance the home’s appeal in the real estate market should the home owner decide to sell.
Notes:
For more about the benefits of HERS® visit this website: https://www.hersindex.com/benefits/
Download Hörmann’s Residential Garage Door Side-By-Side Model Sheets for product details including R-Value: