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The Value of Energy Efficiency and the Role of Expected Heating Costs
AbstractThe German Energy Performance of Buildings Directive requires sellers on the housing market to provide detailed information on expected yearly energy consumption per square meter (energy performance, EPS). This paper uses variation in local fuel prices and climate, fuel types, and building ages to analyse the relationship between expected energy cost savings from energy efficient building structure and house prices in a data set of listing prices from all regions of Germany. Results suggest that heating cost considerations are less relevant than previously thought.Keywords: climate, energy efficiency, heating fuel prices, house price capitalisation. JEL Codes: R3, Q4, Q5
Introduction
1According to the so-called "energy paradox" (Hausman, 1979; Jaffe and Stavins, 1994) (Sallee, 2014), but it could also be a sign of consumer myopia (Gabaix and Laibson, 2006). In this re-6 spect, housing and auto-mobile markets are perfect test-beds because inattention to energy consumption can 7 be relatively costly. However, two recent attempts to settle the issue interpret their results in fundamentally 8 different ways (Allcott and Wozny, 2014; Busse et al., 2013). Without doubt, the answer depends on expecta-9 tions about the future that are formed by the marginal buyer. Typically, papers in the area attempt to estimate 10 reasonable discount rates, lifetime expectancies of goods, and expectations about future fuel prices in order 11 to calculate a "true" value of expected energy cost savings that can be compared to the difference in product 12 prices. This procedure involves several deliberate decisions to be made by the researcher. Altogether, this 13 weakens any conclusions derived from estimation results. 1
14In theory, the willingness to pay (WTP) for energy efficiency should equal the present discounted value 15 of expected savings from energy expenditures. Existing literature ...