Newsflash for you who have lived in your Austin home since the Year One: before you put that home on the market, you must get an energy audit done by an energy professional.
Yes, it’s true, the City of Austin has an Energy Conservation and Disclosure ordinance. If you are an Austin Energy customer, you live in the Austin city limits, and your house is more than 10 years old, you must get an audit done. They check heating/cooling efficiency, amount of air escaping your home, the insulation level, and the window efficiency, all of which require specialized equipment.
This will cost you several hundred dollars, based on the size of your home. Be sure to get quotes from several energy professionals, and get a recommendation from someone who has used an auditor, if possible, before hiring one.
Just like any other aspect of home improvement, you can wait until you decide to put your house on the market before you take action. OR, you can choose to take action early and enjoy the fruits while you are still living in the home. You might go ahead and get an energy audit and get yourself some beautiful new windows. Or, you might decide to upgrade to a more efficient HVAC system and enjoy the savings on your utility bills.
In any case, the city does not require you to make upgrades based on the energy audit. It just requires you to pay for the audit so that potential buyers will understand what might be involved in owning the home in the condition it’s in.