> Maybe a simpler and more tractable solution would to just require projected energy costs to be listed in any home ads. I don't think my proposal could actual

> Maybe a simpler and more tractable solution would to just require projected energy costs to be listed in any home ads. I don't think my proposal could actually work as written above. Your suggestion is an excellent starting point for something that might actually work. My rationale for figuring a out a mechanism to include the energy cost up front is that many people only own a home for a few years, so they are less motivated to spend money on energy savings that they will never realize. Currently, when people shop for a home in a certain price bracket, they won't price in the energy savings of a better built home. If energy pricing was mandated in every ad, it might help. If the total cost of the house plus energy and taxes for the next 30 years (just projecting from current rates) was the top line number posted in ads and you had to dig down for details, it might be adequate incentive to nudge the market toward energy savings.