A guide to renting, buying and renovating without wrecking the planet (or your budget) 

One of the biggest contributors to your personal carbon footprint is probably where you live. Whether you rent, own, or are currently stress-scrolling Zillow at 2am, Residential buildings account for roughly 20% of total US greenhouse gas emissions. Buildings are responsible for 40% of global energy consumption, and new construction alone generates about 600 million tons of debris annually. 80% of the buildings that will exist in 2050 have already been built, which means the most sustainable thing we can do isn’t necessarily building new “green” homes - it’s making existing homes less terrible. 

The Renovation Industrial Complex Is Lying to You: 

Let me paint a picture: You watch one episode of Fixer to Fabulous where they rip out perfectional functional cabinets, send them to a landfill, and install new ones that look suspiciously familiar but cost $40,000. Everyone claps. The space is elevated. You’re inspired to do the same.
Don’t. 

The average kitchen renovation generates 1 to 2 tons of waste, most of which goes straight to the landfill. The most sustainable renovation is the one you don’t do. I know this sounds dramatic, but manufacturing new building materials is incredibly carbon-intensive. Take concrete: It’s responsible for about 8% of global COT emissions. Steel production is another 7%. Even more sustainable materials have an environmental cost in extraction, processing and transportation. Obviously, sometimes you have to renovate. Here’s the way to do it. 

TIER 1: Do These First

Insulation ($1,500-$5,000 for attic) ROI: Pays for itself in 2-4 years through energy savings. This is the unsexy, invisible upgrade that makes the biggest difference. Air sealing + insulation can reduce energy use by 20-30%.  Outside of concrete - the biggest material offender of being high in embodied carbon is typically insulation.  By choosing low embodied carbon materials, you can dramatically reduce your home’s initial footprint while still reducing the operational carbon.  

HVAC upgrade ($3,000-$10,000) If your system is 15+ years old, replacing it with a high-efficiency model (95%+ AFUE for furnaces, 16+ SEER for AC) will dramatically reduce emissions and costs. Heat pumps are even better—they can reduce heating emissions by 40-70% compared to gas furnaces.

Water heater ($800-$3,000) Tank water heaters last 10-15 years. When yours dies, replace it with a heat pump water heater (uses 60% less energy) or tankless model. This can save $300-400/year on energy costs.

Air Sealing (varies depending on scope) bulk air leakage is the most obvious culprit of robbing your home of conditioned air (whether heating or cooling).  If you can weather proof doors, ensure window seals are robust, seal home penetrations, or use an airtight membrane product, this will dramatically enhance your efficiency AND health and durability of the home. Bulk air leaks also carry moisture which can cause rot and mold inside your walls. Using a smart vapor/air/water control membrane is a must for a modern high-efficiency build.

TIER 2: High Impact But More Expensive

Windows ($300-$1,000 per window) Energy Star-certified windows with Low-E coatings and argon gas filling. Yes, they're expensive. Yes, they're worth it if your current windows are terrible. Payback period is 10-15 years, but the comfort improvement is immediate.

Solar panels ($15,000-$25,000 after incentives) Federal tax credit covers 30% of costs through 2032. Typical payback period is 6-10 years, then it's essentially free electricity. Homes with solar panels sell 20% faster and for 4% more than comparable homes.

TIER 3: Nice to Have

Energy-efficient appliances When appliances die, replace with Energy Star models. Don't replace working appliances just for efficiency—the environmental cost of manufacturing new ones outweighs the energy savings.  

Kitchen/bathroom upgrades If you must renovate these, focus on:

• Keeping existing cabinet boxes and refacing/painting instead of replacing
• Recycled or reclaimed materials
• Low-VOC paints and finishes
• Durable materials that won't need replacing in 5 years
• Water-efficient fixtures‍

The Stuff to Avoid (Unless You Have Unlimited Money)

Gut renovations when partial updates would work: The embodied carbon in all those new materials is massive. Refinish, repaint, and repair before you replace.

Trendy materials that won't last: Looking at you, ultra-thin porcelain countertops and high-maintenance finishes. Durability is sustainability.

Oversizing your home: Every additional square foot costs money to heat, cool, maintain, and furnish. Americans' average home size has increased by 1,000 square feet since the 1970s while household size has decreased. We don't need this much space.

Installing new gas appliances (if you can): Not only are they very inefficient, but they introduce a potential danger and unhealthy air quality into your house. This includes gas stoves/ranges, water heaters, boilers, etc.  

For Renters: You Have More Power Than You Think

I rented in New York City for years, and the conventional wisdom was: don't bother trying to make your apartment sustainable because (a) you can't make major changes, and (b) you're not paying the utilities anyway so why care?

Both of these assumptions are wrong.

Small changes renters can make:

1. Seal air leaks (removable solutions)

• Rope caulk for windows (removes cleanly)
• Door draft stoppers
• Removable weatherstripping
• These can reduce heating/cooling costs by 10-20% and make your space more comfortable

2. Smart power strips Your electronics are probably sucking power even when "off." Phantom power accounts for 5-10% of residential energy use. A $25 smart power strip pays for itself in about 6 months and goes with you when you move.

3. LED bulbs Yes, this is obvious, but I'm mentioning it because if every American household replaced just one incandescent bulb with an LED, we'd save enough energy to power 3 million homes. Your landlord probably won't object to you swapping out bulbs, and you can take them with you.

4. Low-flow showerheads and faucet aerators These cost $20-30, take 5 minutes to install, and can reduce water use by 30-50%. When you move out, swap the original back in. (Though honestly, your landlord probably won't complain about water-saving fixtures.)

5. Window treatments Thermal curtains or cellular shades can reduce heat loss through windows by 25%. This is huge for older apartments with terrible windows.

The bigger impact? Demand better from landlords.

When you're apartment hunting, ask about:

• Age and efficiency of HVAC systems
• Window quality and age
• Insulation
• Whether the building has recycling and composting
• Energy efficiency of appliances

Landlords pay attention when multiple potential tenants ask the same questions. If enough renters prioritize energy efficiency, landlords will eventually upgrade to stay competitive.

For Buyers: The Questions You Should Actually Be Asking

When we bought our house, the inspector checked for structural issues, water damage, and whether the outlets worked. You know what he didn't check? The energy efficiency rating, insulation quality, or how much it would cost to heat and cool this place. It was a super fun thing to learn that we had to invest thousands of dollars to completely redo our HVAC 4 months into living there. 

Here's what to actually look for:

1. Home energy audit: Get one before you buy if possible, or immediately after. Many utility companies offer these free or inexpensively. They'll tell you where you're losing energy and what upgrades would have the biggest impact. Homes with energy efficiency upgrades sell for 2.7% more on average and spend less time on the market.

2. HVAC system age and efficiency: A furnace or AC unit that's 15+ years old is costing you money and emitting way more than necessary. Budget for replacement if it's old—a high-efficiency system can reduce heating/cooling costs by 30-50%.

3. Insulation situation: Most older homes are woefully under-insulated. Proper insulation can reduce heating and cooling costs by 15-20% and makes your home dramatically more comfortable. Check the attic (should have R-38 to R-60 depending on climate), walls (harder to assess but crucial), and basement/crawl space.

4. Window quality: Single-pane windows are basically thermal disasters. Replacing them with energy-efficient windows can reduce energy bills by 7-15%, but windows are expensive. If you can't replace them immediately, storm windows or window film can help.

5. Solar potential: Even if you're not ready to install solar panels immediately, understand your roof's potential. South-facing roof with minimal shade? That's valuable. HOA restrictions or too much tree cover? Factor that into your decision. You can also request that some of your energy comes from solar even if you don’t have solar panels: just google “[insert city] community solar.”  

Products and Services That Actually Help

For Energy Audits: Pearl Certification: Provides home energy certifications that can increase resale value and help buyers understand a home's efficiency.

EnergySage: Free solar quotes comparison tool—saved me hours of dealing with pushy solar salespeople.

For Materials:

Habitat for Humanity ReStores: Sells donated building materials, furniture, and appliances at a fraction of retail cost. Great for renovations and keeps stuff out of landfills.

The Joinery: Makes custom furniture and millwork from reclaimed wood. Expensive but worth it for pieces you'll keep forever.

For Insulation:

Havelock Wool: Sheep's wool insulation that's naturally fire-resistant, and performs better than fiberglass. It's more expensive but doesn't make you itchy and doesn't off-gas.

Wood fiber and hemp fiber insulation are the most natural, healthiest options available while being carbon sequestering.  

Avoid foams when possible.

For Windows:

Indow Windows: Interior storm window inserts that reduce heat loss by 20% without replacing existing windows. Way cheaper than full window replacement.

For Renovations:

Go Green Home Supply: online retailer of expertly vetted, healthy, sustainable building materials.  

Ecological Building Systems: Cork flooring, natural linoleum, and other sustainable flooring options.

Resources If You’re Going Down This Road

Sustainable Management of Construction & Demolition Materials

International Living Future Institute: Evaluates all sorts of household products and creates standards/certifications including ones for homes/commercial buildings.  They are responsible for the Red List, which outlines chemicals that are harmful to humans and the planet.