Home Green Homes

Hosted by Izumi Tanaka

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105

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Jul 2026

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This channel explores affordable, resilient, and sustainable homes through conversations with green building professionals, architects, designers, homeowners, developers, and real estate professionals. Topics include green building, energy-efficient homes, electrification, climate-resilient housing, and future-ready real estate. The podcast is for homeowners, buyers, and realtors interested in sustainable real estate, as well as builders and designers working at the intersection of affordability, resilience, and climate-conscious living. Episodes highlight real-world projects, practical strategies, and lived experiences that make sustainable and eco-friendly homes more accessible and achievable. Whether you’re a homeowner planning a renovation, a green real estate professional, or simply curious about sustainable housing and regenerative design, this channel offers grounded conversations about how we build, buy, and live in homes that are better for people and the planet.

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July 16, 2026Episode 10535 min

105. Beyond the FEMA Map with Albert Slap

Sustainability alone won't protect your home from Mother Nature. In this episode, Izumi Tanaka talks with Albert Slap — environmental attorney turned founder of RiskFootprint.com — about why resilience and sustainability are two sides of the same coin. Albert breaks down why FEMA flood maps miss huge amounts of real flood risk (120,000 homes flooded outside the FEMA zone during Hurricane Harvey), why he pays $5,000/year just for hurricane wind coverage on his own home, and how a $5,000 roof-to-wall tie-down saved him from a $30,000 re-roof — and actually lowered his risk. We also get into wildfire vegetation management, the 34+ natural hazards RiskFootprint evaluates property-by-property, and why "caveat emptor" due diligence should start well before you sign an agreement of sale. Whether you're buying, selling, or staying put, this episode is a reminder that a green home and a resilient home are the same goal. 🔗 Learn more: https://riskfootprint.com TIMESTAMPS 00:00 Intro: sustainability + resilience, two sides of one coin 01:20 Albert's pivot from environmental law to RiskFootprint 02:59 What "caveat emptor" really means for buyers 05:32 Why FEMA flood maps don't capture rainfall flooding 07:19 Albert's own $5,000/year hurricane wind insurance bill 12:10 The roof-to-wall tie-down that saved $25K 16:54 How RiskFootprint evaluates 34+ natural hazards by address 23:39 Who actually uses RiskFootprint: buyers, realtors, lenders 28:16 Disclosure laws: Hawaii, Florida, Colorado and beyond 29:04 Climate trends vs. day-to-day natural hazard risk 34:25 Where to find RiskFootprint.com Home Green Homes is a podcast about the people building — and buying — greener, more resilient homes. #HomeGreenHomes #GreenBuilding #ClimateResilience #RealEstate #SustainableLiving

April 30, 2026Episode 10434 min

104. Eco-Flip Playbook: Real Talk with Mary Love

What does it actually look like to flip a house the green way — and make the numbers work? In this episode, Izumi sits down with Mary Love, a North Carolina-based green realtor, building scientist, and project manager who has been doing eco-conscious real estate investment long before "green homes" was a mainstream term. Mary shares hard-won lessons from decades of rehabbing and renting energy-efficient properties — from wrangling reluctant HVAC contractors to educating appraisers on the value of sustainable upgrades. In this episode, you'll learn: Why insulation and air sealing are always the first priority — and how to do it without gutting the walls How to use blower door and duct blaster tests to document before and after performance (and use it as a marketing tool) What appraisers actually need to see to give green upgrades their proper value How rebates and incentives can make eco-flipping cost-competitive with standard rehabs Why the conversation has shifted from energy savings to safety and resilience — and what that means for investors The "Fortified Standards" framework for disaster-resilient construction Mary's motto: "A little bit of something is better than a whole lot of nothing" Whether you're a seasoned investor or just starting to think about greener rehabs, Mary's practical, no-nonsense approach will show you that eco-flipping isn't just good for the planet — it's a smart business model. 📬 Connect with Mary Love: mary@lovethegreen.org | lovethegreen.org

April 1, 202638 min

103. Built to Last. Or Fail? with George Siegel

Are homes really built to last… or just built to sell? In this eye-opening episode, Izumi sits down with documentary filmmaker George Siegal, creator of Built to Last: Buyer Beware , to uncover the uncomfortable truth about how most homes are actually built—and why so many fail when disaster strikes. From hurricanes in Florida to wildfires in California, George shares heartbreaking stories of homeowners who lost everything—and the common patterns behind those losses. The biggest takeaway? Most homes are built to the minimum code , not for long-term resilience. If you’re a homeowner, buyer, investor, or real estate professional, this conversation may completely change how you look at homes. In this episode, we cover: Why “built to code” often means built to the bare minimum The biggest mistakes homebuyers make when evaluating a property How disasters reveal hidden weaknesses in our homes Why rebuilding after a disaster can take years—not months The surprising connection between resilience and sustainability What questions you must ask before buying or building a home How insurance, building practices, and human behavior all play a role George also shares practical tips—including how one simple correction saved him $1,000/year on insurance —and why homeowners need to take responsibility for understanding the true quality of their homes. 🎬 Watch the film: Built to Last: Buyer Beware 📄 Free resource: Essential questions to ask before buying a home Bottom line: Don’t just fall in love with the finishes—the countertops, the floors, the “wow” factor. Understand the bones of the house… because that’s what determines whether it survives.

March 18, 2026Episode 10231 min

102. A Father's Journey for Green Home with Nick Grimm

In this episode of Home Green Homes , Izumi Tanaka talks with Nick Grimm — a father, homeowner, and sustainability professional who is gradually transforming his 1953 Los Angeles home into a healthier and more energy-efficient space. Nick didn’t begin with a master sustainability plan. Like many homeowners, his journey started with basic maintenance: replacing appliances when they broke and making upgrades when necessary. But as he learned more about sustainability, each decision became an opportunity to choose better options. So far, Nick and his family have: Replaced a gas cooktop with an induction stove Installed a heat pump washer/dryer Upgraded their electric panel Installed solar panels Purchased an EV and charger Begun planning for heat pump HVAC and water heating Started thinking about drought-resilient landscaping One turning point came when Nick used an indoor air quality monitor while cooking on a gas stove — and saw pollution levels spike inside his home. With a young child experiencing asthma, it accelerated their switch to induction cooking. Nick also discusses the real barriers to electrification , including the complexity of rebates and the financial realities many homeowners face. Despite those challenges, he believes individual choices still matter. For Nick, the ability to take action — even one appliance at a time — is empowering.

February 25, 202632 min

101. Electrifying Made Easy with Elephant Energy: Akanksha Mathur

If you're a homeowner wondering whether it’s time to replace gas appliances with electric alternatives — this episode is for you. In Episode 102 of Home Green Homes , Izumi chats with Akanksha Mathur, General Manager for Southern California at Elephant Energy , to discuss what it really takes to electrify your home. From heat pumps and induction cooking to rebates, incentives, and indoor air quality — we break down the electrification process step-by-step. Elephant Energy is a Certified B-Corp focused on making the switch from gas to electric simple, seamless, and climate-friendly. Akanksha shares her journey from mechanical engineer to climate advocate, and why education is the missing link in helping homeowners make confident decisions. If you live in Southern California — or anywhere thinking about clean energy upgrades — this conversation will help you understand: • What “home electrification” actually means • How heat pumps work • What incentives are available • Why indoor air quality matters • The biggest challenges homeowners face • How to make sustainable choices easier The future is electric. The question is — are you ready? 🎧 Listen now and learn how to make your home cleaner, healthier, and more energy-efficient. Chapters 00:00 Introduction to Elephant Energy 05:19 Akanksha's Journey to Elephant Energy 10:15 The Process of Electrification 15:44 Challenges in the Electrification Process 20:59 Educating Homeowners on Electrification 26:16 Personal Reflections and Future Aspirations More Resources: Switch-is On TECH Clean California

February 11, 2026Episode 10023 min

100. Prefab for a Changing Climate: A Conversation with Plant Prefab Founder Steve Glenn

What does it really take to build homes that are beautiful, efficient, resilient, and responsible? In this special 100th episode of Home Green Homes , Izumi Tanaka welcomes Steve Glenn, founder and CEO of Plant Prefab , for an in-depth conversation that weaves together architecture, sustainability, entrepreneurship, and climate action. Steve traces his path from an early love of architecture to founding LivingHomes and later Plant Prefab—companies created to challenge the waste, inefficiency, and environmental impact of conventional construction. He explains what truly sets Plant Prefab apart: customized architectural design, a purpose-built factory capable of both panelized and modular construction, and a mission-driven commitment as a certified B Corp and public benefit corporation. The conversation also dives into Plant Prefab’s work supporting communities rebuilding after devastating Southern California wildfires, and why prefab construction can offer faster, more predictable, and often more cost-effective rebuilding solutions. Along the way, Steve addresses common misconceptions about prefab homes, shares what homeowners should prioritize when designing for climate resilience, and reflects on leadership, scaling a values-driven company, and what he hopes the future of housing can become. This episode is especially relevant for homeowners, home dwellers, architects, builders, developers, and anyone curious about how housing can be part of the climate solution. Key Takeaways / Listener Highlights Prefab ≠ mobile homes : Plant Prefab homes are legally and structurally equivalent to site-built homes and cannot be excluded from zoning, financing, or insurance. Energy matters most : Over a home’s lifetime, operational energy use has a bigger climate impact than materials—efficiency and solar should be top priorities. Time is money : Faster, parallel construction can significantly reduce carrying costs, rent, and uncertainty—especially important in rebuild scenarios. Design and sustainability go together : High-quality architecture and environmental responsibility are not mutually exclusive. Rebuilding after disaster is an opportunity : Prefab can help communities recover faster while building more resilient, future-ready homes. Mission-driven businesses face real challenges : Scaling sustainably takes persistence, patience, and long-term vision—but the impact compounds over time. Chapters 00:00 Personal Impact and Vision for the Future

March 4, 2020Episode 1728 min

1.18 Solar Powered Driving with David Eagle

Based on the studies, we’re about 3 years away from gas powered cars leveling off and no longer having growth though they will still be selling. By 2025, a third of all cars will be electric, and by 203, 50% or more will be electric. David Eagle, founder and CEO of CURRENT EV, is an Emmy Award Winning TV Producer/Director, a Green Technology Entrepreneur and an electric vehicle, solar power/charger expert. David was an early adopter of both EVs and solar power, has owned numerous EVs including one of the first Nissan Leafs sold in the U.S. His home is powered entirely by solar, which charges his electric vehicles with a charger installed in his garage. Through the extensive contacts he has established with Los Angeles automobile dealerships, and via his relationships with various organizations like Plug-In America and the Electric Vehicle Association, David has become an expert on negotiating the best deals for EVs, chargers and solar power. During the 1st year that CURRENT EV’s car-shopping website has been active, he has transacted an impressive number of EV leases and purchases for CURRENT EV customers. How did an Emmy Award Winning TV producer/director turn into an electric vehicle expert?What’s happening on the market?Configuration of his soiar powered lifestye?What are the Incentives for consumers to go green with our choice of low to no emission vehicles? What are landlord required to do when tenants want to install a charger?What is your forecast for the trend in general?

November 21, 2023Episode 1747 min

3.17 Reward for Purchasing Green Homes with Kerry Langley

My model is if you look at the cost of owning a house holistically, is a high performance home better? In most cases I can tell you with all confidence it is. But a lot of people look at first cost, and they say, “wait a minute, this house costs 10,000 bucks more than house B over here, which is code built.” And they’re missing the big picture. My point is that I don’t wanna be the right person in the room, but I wanna be the one who has the most information so people can make the right decision. - Kerry Langley Kerry Langley is a long time industry leader in the field of mortgage lending and founder and CEO of Home Bucks. He was someone who helped me in a challenging moment when negotiating with buyers for my recent listing of a certified green home with an attractive proposition of lower interest rates. He explains how he created a platform to come up with mortgage programs that would fit the buyers needs including the energy efficiency issues. He explains what TCO (Total Cost of Ownership) software is, and how it integrates the information about the home’s energy efficiency/sustainability/disaster resilience as well as other improvements the homeowners may want to make. His new platform HomeBuck$ VIP completely disrupts how a prospective homebuyer goes about selecting the terms of their mortgage loan and in turn gives them the ability to control the total cost of owning their new property. kerry.langley@primelending.com

October 3, 2023Episode 1422 min

3.14 Eco-Flip Debrief with Jenny Acosta

In the beginning, just because a lot of people, like I said before, a lot of people, they don't know, or they have not conscious of what's going on in the world, and how they can save money and electricity, gas, or the more healthy. A lot of people aren’t sure. So I was a little hesitant in the beginning. I said, how we're going to market this property and to get the price that we want. Because of course, to do those changes, we add more and more budgets, more money for budgets. Now we have to raise the price, the listing price, is no more budget. In the beginning, so we were a little concerned, but everything came out good. - Jenny Acosta Jenny Acosta and I met through Women in Real Estate (WREN) back in 2018 as I was trying to learn more about flipping houses. My motivation was simply to create more green homes that I can sell as a Green Realtor. Jenny is a successful real estate investor, who has been “flipping” homes in Los Angeles since 2015, now in Austin, Texas as well. Over the years, I have talked to Jenny about doing her flip projects “green,” and we finally had an opportunity to collaborate on her most recent project to make a certified green home. This conversation was recorded a few days after we closed escrow. We discussed what we did, some challenges, and the outcome. My debrief presentation deck. Marketing video of this property.

July 7, 2023Episode 1138 min

3.11 Creating a Field of Eco-Flips with Steve Matloff - Part 1

"I want to inspire others who are doing this work but based on a different set of priorities, who understand that this priority of sustainability, of efficiencies of resources and processes, of reduction of wastes of all sorts including the carbon is valued. And you should be incorporating those priorities into your project." Steve Matloff is a “sustainable real estate RE-developer,” CEO and founder of Tradicient, which is a business name that combines the two words, “tradition” and “efficient.” Steve believes that the majority of our built environment was designed and developed for a different world and different times. Over the years, the world has changed significantly, with population growth, the introduction of convenience products, changes in the definition of quality of life, and increased consumption. Our existing built environment, including millions of homes and buildings, was not designed to meet these new circumstances. Therefore, redevelopment is necessary to prioritize efficiency in resource utilization, waste reduction, and urban development. He shares his personal journey and how his love for architecture and design combined with his awareness of environmental impact led him to focus on sustainability in the built environment. He emphasizes the need for a market that offers existing homes with modern functionality and efficiency. He started out with his own family home, built in 1922. He wanted to find professionals who could maintain the historical characteristics of the home while making it efficient. However, he couldn't find anyone who specialized in this type of work. Steve emphasizes the importance of renovating and retrofitting the existing built environment instead of starting from scratch, as the waste generated from demolishing and rebuilding would be immense. To address this gap, Steve formed Tradicient. He sought to make his own family's home a LEED Platinum-certified property, the highest level of certification for sustainable homes. He collaborated with professionals on maintaining the aesthetic and historical characteristics of the home while incorporating efficient and sustainable features. Overall, Steve's goal with Tradicient is to create a market for efficient, sustainable redevelopment of existing homes. He believes it's crucial to preserve and enhance the built environment while aligning it with modern sustainability standards. LA Times article by Lisa Boone about Steve’s family home and its landscaping done by FormLA Steve Matloff: steve@tradicient.com