If you’re generally concerned about your energy consumption, and are looking to buy, build or rent a home, there’s just one thing that really matters if you want to do it green: size.

You cannot buy, build, rent, or otherwise occupy a house that’s too big for your needs and be green. Period.

A little history: The average size (in square feet) of today’s American home is roughly double that of a 1950s home. Double! And there are fewer people living in those homes, because there are fewer babies born to the people living in them. Based on census data, one study estimates that the average amount of space in a home, per person, used to be about 214 ft. It’s now around 770! This is an incredible, unnecessary explosion in the amount of space the average American takes up!

That’s some context. Now here’s why you’ve got to buy, build or rent a place that’s the size you need and not what you want or think you need.

1. Big homes waste energy. You’re likely going to have to heat and cool the whole house most of the year, but you can only physically be in so many rooms at one time. It’s very likely that the more space you have, the more space you don’t regularly occupy. All that space wastes energy if it’s heated or cooled, or not hermetically sealed from the rest of the house!

2. Be competitive. New energy codes are popping up all over the country, with Washington state leading the way. Soon new rules take effect that tighten up energy codes over time. Beginning in 2013, all new construction in Washington will have to meet code that will, by 2031, be designed to make buildings 70% more efficient than today’s new buildings. If your home is right-sized when you go to sell, it will compete better with the other, new energy-conserving abodes on the market.

3. House or condo? Reconsider your desire for a stand-alone home. On average, people who live in a stand-alone house and drive a non-fuel efficient car consume three times more energy than those of us living in condos or apartments and driving smaller cars. Shared walls and roofs really cut down on energy use AND energy bills. Buying smaller puts money in your pocket for the duration of your ownership! (See Mathis Wackernagel and William Rees. 1996. Our Ecological Footprint. Philadelphia PA: New Society Publishers).

4. Get certified green! A smaller house makes LEED certification easier. LEED for Homes allows for a favorable score adjustment if you build a home that’s smaller than the American average.

5. A life of impact. Consider lifecycle costs, not just the first, monetary cost of buying. The smaller the dwelling, the lower its embodied energy, and the lower its impact on our environment and society. Embodied energy is all the energy that went into the building-from cutting down the trees for lumber, to the fuel used by the trucks transport materials, to the energy it took to create the paint. Procuring all that stuff does a lot of environmental harm.

Well, those are some of the hard facts about home-sweet-home, folks. Be excited for your next move or home purchase, but remember, size matters.

You can’t always predict what will capture buyers’ fancy (or what will turn
them off). But most buyers respond to certain things, such as a clean,
clutter-free home in good repair. Homes that owners keep in tip-top shape for
showings garner higher offers than homes that aren’t ready for showtime. You
might have already painted the home or do some major repairs; but other
small-scale details can prove just as important in creating a salable home. Here
are ten small-scale suggestions that you can give to help prepare the homes for
showings.

1. Have a garage sale before the home is listed. Get rid of clutter to
allow the buyer to really see your home. Pack away everything you can and clean
out items you won’t need in your next home. Homebuyers will expect you to be
preparing to move, so a few packing boxes here and there can be used to your
advantage. They could be a good visual stimulant to someone who is "on the
fence;" they show that you are moving and are serious about finding a buyer.

2. Welcome the buyer at the entry. Put out a new doormat, but avoid
mats with cutesy sayings. Clean and polish the brass door knocker. Put potted
flowers on the porch. Make sure the front entry floor is always sparkling clean
and the porch and steps are always swept. First impressions count.

3. Stimulate buyers’ imaginations. Set the dinner table with your best
china. Use the coziness and romance of the fireplace to advantage. Put a pair of
wine glasses and a vase of flowers on the coffee table in front of the fire.
Your goal is to set a scene that will encourage buyers to imagine themselves
living in your home.

4. Be ruthless about odors. If there is a smell, your house won’t
sell. Use cleansers of all kinds to make the home smell fresh, from carpet
freshener to potpourri. Deodorize cat litter and scoop litter daily. Put cedar
chips inside the closets. However, be careful when using room sprays as they can
irritate allergies. You can also use the sense of smell to your advantage by
having fresh-baked cookies on the kitchen table, creating a welcoming sensual
environment for your potential buyers.

5. Create a spacious feeling. Make sure that all doors, cabinets and
drawers open all the way without bumping into anything or sticking. Clean out
the entry closet and put only a few hangers in it, so that the buyer can
visualize winter coats. Move oversized furniture to a storage facility. Make
sure entrances to all rooms have an open flow.

6. Make the most of views. Disguise unsightly views. Put a screen or a
basket of flowers in front of a fireplace if it isn’t in use. Let breezes move
your sheer curtains at the window. Make sure the interior is visible from the
street. All windows must be crystal clean and clear.

7. Create counter space. Store away extra appliances. Put away dish
racks, soap dishes and other clutter. Decrease kitchen clutter further by
removing magnets from the refrigerator.

8. Avoid eccentric decor. De-personalize your teenager’s room, the
game room or other areas by removing wild posters or any decorative item that
could be construed as offensive. Remove decorations which might not appeal to
the masses, from hanging beads in doorways to jars where your children store
their spider collections.

9. Let there be light. Increase the wattage in light bulbs in the
laundry room, kitchen and bathrooms. For showings, turn on lights in every room.

10. Show how your family made the house a home. Put photos of your the
family enjoying your home in at least three different places.

Now, step back, stand outside the front door, as much as 30 feet away, and
evaluate the feeling you get. Is the house warm and inviting? Does it feel like
home? Then perhaps it will to buyers, too. Sometimes it’s the li