2012 02-11 ibs nahbrc - changing with the times

Changing with the Times:

Major Improvements to the
Energy Efficiency of an Aging
Residential Community

Amber Wood
Manager, Energy Programs

International Builders’ Show
February 11, 2012

Driving Innovation in Housing Technology

Building America

 Private/public R&D
partnership sponsored by
DOE
 Energy-efficient solutions
for new and existing
housing
 Technologies/Systems
 Whole-House Test Homes
 Quality Processes

Presentation Topics

 Greenbelt Homes (GHI) pilot
project
 GHI Crawlspace Scope of Work
(SOW)
 Needs & motivations for adding
energy efficiency to remodeling

3

Greenbelt Homes, Inc.

 Privately-owned
co-op
 1,600 units
 4 units/building

Courtesy of www.greenbelt.com
 1930’s-40’s
 Roosevelt work-
force housing

5

6

1970’s Energy Upgrade

 Insulation  Install 52 gal electric
 Attic water heaters
 Crawlspaces  Upgrade electrical
 Exterior walls
 Replace steel frame
windows
 Remove oil-fired
boilers
 Install electric
baseboard

7

GHI Pilot Program

 Community  Goals:
Upgrade in 2015  Health & safety
 Comfort
 7 buildings, 28  Increased IEQ
units  Durability
 3 block
 2 frame  Affordability
 2 brick

Why?

Motivations for pilot program:
 Lower utility bills

 Comfort
 Lower life-cycle costs
 Maintenance & replacement

Photo by Doriann Asch courtesy of www.greenbelthomes.net

Pilot Program

 Baseline Monitoring (underway)
 Pre-Retrofit baseline
 Install Monitoring Equipment

 Air infiltration

 Temperature/Humidity/Energy Use

 Humidity

Pilot Program

 Building Envelope Upgrades
 Retrofit building envelopes
 Monitor envelope upgrade

 HVAC Upgrades
 Retrofit HVAC
 Monitor upgrade package

Pilot House Assessment

 Walk-Through Evaluation
 Visual Inspection
 Homeowner Operation
 Utility Bills
 Short-term Testing

12
Photo by Celestine Ranney-Howes courtesy of www.greenbelthomes.net

Walk-Through Evaluation

 Dimensions
 Insulation
 Walls, ceilings, and foundations,
 Baseboard heaters
 Locations , calculating capacity
 Hot water system
 Appliances

13

Construction Total No. of
General Conditions
Type Units
Frame Built in 1941-42, unit sizes range from 574 to 928 sq ft. and 992
Vinyl-Sided consist of the following features: (140 of
• Common ventilated crawl space of 8” CMU block, 4 ½ these are
courses high (3’) apartments)
• 2x8-16”o.c. floor joists with mid-span dropped beam 3-
2x10” on CMU piers
• R-11 kraft-faced fiberglass batt insulation in floor joists
(1980)
• Balloon-framed 2x4-16”o.c walls
• Blown-in cellulose insulation in walls (1980)
• Board wall and roof sheathing (1x6/1x8)
• Double glazed vinyl or aluminum windows (1980)
• Vinyl siding, no WRB
• Gable roof with asphalt shingles
• Ventilated attic
• Attics are insulated with rock wool, blown-in cellulose, and
fiberglass batt floor insulation (1980 to present)

15

Construction Total No.
General Conditions
Type of Units
Frame Built in 1935-38, unit sizes range from 555 to 1,577 sq ft. and 318
Brick-Veneer consist of the following features:
• Formed concrete crawl space foundations, with structural
concrete first floors over common crawl spaces
• Crawl spaces are 4’ and retrofitted as closed crawlspaces
with 1” to 2” of rigid extruded polystyrene foam applied to
the perimeter walls
• Crawl space walls extend under front and rear porch slabs
(many exposed to ambient conditions)
• Structural concrete first floor
• Main house and porch slabs lack thermal breaks
• Balloon- framed 2x4-16”o.c. walls with plasterboard interior
finish
• Blown-in cellulose/rock wool insulation in walls (1980)
• Board wall and roof sheathing (1x6/1x8)
• Exterior brick veneer, no WRB
• Double glazed vinyl windows (1980)
• Gable roofs with slate shingles
• Ventilated attic with rock wool, blown-in cellulose, and
fiberglass batt floor insulation (1980 to current)
16

Construction Total No.
General Conditions
Type of Units
Block - Built in 1935-38, unit sizes range from 555 to 1,577 sq ft. and 256
8” CMU consist of the following features:
• Formed concrete crawl space foundations, with structural
concrete first floors over common crawl spaces
• Crawl spaces are 4’ and retrofitted as closed crawlspaces
with 1” to 2” of rigid extruded polystyrene foam applied to
the perimeter walls
• Crawl space walls extend under front and rear porch slabs
(many exposed to ambient conditions)
• Structural concrete floors (1st and 2nd levels)
• Main house and porch slabs lack thermal breaks
• CMU walls, finished with plaster
• Some interior common walls are wood-framed (where
party walls breach the adjacent units’ footprint).
• Double glazed vinyl windows (1980)
• Exterior walls are painted (B) or have vinyl siding attached
(BV)
• Flat concrete roofs retrofitted with 3 ½” of polyisocianurate
insulating tapered sheathing and EPDM roofing

17

Baseline Short-term
Testing
 Blower door test

Courtesy of www. energyconservatory.com
 Multi-point house
depressurization

 Multiple blower doors
 Simultaneous testing in
adjacent units

18

Baseline Short-term
Testing
 Significant air leakage
 Attic access panels
 Air conditioners

 Penetrations (doors, mail slots,
windows, electrical, plumbing)

19

Pre-Remodel Assessment
Summary

Simulation Parameters
 13 of the 28 homes  Frame w/Brick
 Painted block  End & inside units
 End & inside units  Frame w/Vinyl
 Block w/ Vinyl  End & inside units
 End & inside units  End, front addition
 End & inside units w/  End, side addition w/ large
basement glass area
 End, full rear addition
 Inside, full rear addition

21
Artwork by Isabelle Gournay courtesy of www.greenbelthomes.net

Beopt Energy Simulation
Optimizations
 All electric
 Source savings = electricity savings
 Annualized cost of the upgrades + utility costs
 30 years at 7%

 Block unit example:

22

Energy Simulation
Optimization
 Block unit example
 Costs & savings comparison

23

Installation Costs for Building
Envelope Improvements
 Evaluated on a per-building
basis
 Do not include remediation
associated with environmental
hazards (such as lead paint,
radon, or asbestos)
 Costs are exclusive of
management fees
24

Durability & IAQ
 Mechanical ventilation
 Crawlspace moisture management

26

Masonry Block Building
Recommendations
 Exterior Wall  Crawlspace Wall
Insulation Insulation Repair
 R-12 (2”-3”)  Continuous R-10
 Finishing  Porch Slab
 Siding Insulation
 Ext insulation finish
system (EIFS)
Installation
 R-12 (2” closed cell
 Window
spray foam)
 U=0.30 &SHGC=0.30
 Exterior Door
 U-value ≤ 0.23 29

Frame w/Brick Building
Recommendations
 Attic Sealing &  Crawlspace Wall
 R-38  Continuous R-10
 Storage?  Porch Slab
 Create space using Insulation
2” rigid foam and
OSB Installation
 Window  R-12 (2” closed cell
spray foam)
 U=0.30 &SHGC=0.30
 Exterior Door
 U-value ≤ 0.23 30
Photo courtesy of www.greenbelthomes.net

Frame w/Vinyl Building
Recommendations
 Exterior Wall  Window
Insulation  U=0.30
 Taped WRB &SHGC=0.30
 R-5 (1” rigid foam)  Exterior Door
 Replace siding  U-value ≤ 0.23
 Attic Sealing &  Crawlspace Wall
 R-38  R-19 (3” closed cell
 Storage? spray foam)

31

Energy & Performance
Monitoring
 Indoor air temperature and relative
humidity in multiple locations;
 Crawlspace and outdoor temperature and
relative humidity;
 Heating energy use (where feasible);
 Hot water energy use;
 Dryer energy use (if applicable); and
 Total electric energy use.

32
Photo courtesy of www.greenbelthomes.net

Parameter of Test Method Purpose
Interest
Whole House Energy transducer and Record whole house electricity use
Electric Energy recording devices Develop use profile for winter months
Use Integrate energy use data with general weather
data
Provide comparison with energy simulation results
Space and Water Energy transducers and Proportion heating energy use as a fraction of total
Heating and recording devices energy use
Dryer Energy Summarize total internal heating energy and
Use major loads

Indoor Temperature/Relative Provide indoor conditions for energy analysis
Environment Humidity sensors – 3 to 4 Assess interior moisture loading/dilution
devices per unit, located 1st Support ventilation option development and control
and 2nd floors Assess range of indoor temperature settings

Foundation Temperature/humidity Provide crawl space foundation conditions for
Environment loggers, at least 2 sensors in energy analysis
crawl space Assess potential moisture issues
Compare with air sealing/ventilation/insulation
options in pilot renovation plan

33

Long-term Monitoring

35

Energy Use Analysis

36

Retrofit Solutions for
Enhancing Energy Efficiency
 Energy Savings: Household to National
 Comfort: Temperature swings to
consistency
 Moisture: Reduce potential problems
 Indoor Air: Controlled ventilation
 Technology: Options and performance
 Installation: Contractor training/QA
 Cost: Installation/operation/savings
 Value: Demonstrate values at sale

GHI Crawlspace Scope of
Work (SOW)

38

HPH Quality Management
Systems
 Concrete slabs and vinyl
siding wall updates with
CAD details
 Crawlspace research &
scopes outline

 Quality management
section update of ToolBase

QA Strategy

 Inspection/ assessment
 Design, specification,
planning
 Work execution
 Completion inspection/
assessment

40

Pre-Design Assessment (PDA)

41

Crawlspace Scope of
Work (SOW)
 Vented or Unvented
 Correct existing issues
 Address moisture
 Air sealing
 Insulation

44

Detailed SOW

 A. Correct exterior moisture and thermal conditions
 B. Remove wet products and debris from the interior
 C. Repair structural damage
 D. Repair/install interior foundation drain system
 E. Correct interior floor moisture conditions
 F. Correct interior wall moisture
 G. Remove mold and replace rotten wood
 H. Repair/install ground vapor barrier
 I. Correct structural defects – i.e. load path tie-down hardware
 J. Repair/replace HVAC, pipes, ducts, and equipment within crawlspace
 K. Seal interior thermal boundaries
 L. Insulate floor system and air seal assembly (ventilated crawlspace)
 M. Insulate crawlspace wall (closed crawlspace)
45

GHI Crawlspace SOW

46

Existing Home SOW

 Emphasis on existing
conditions
 Create complete bid
package
 More accurate costing
 Set expectations

51

Needs & Motivations of
Remodelers for Adding
Energy Efficiency

52

Needs & Motivations of
Remodelers
 Current remodeling industry
 Role of energy efficiency
 Identify the gaps and barriers

 Quantify and prioritize needs to
increase sales & projects involving
improving home energy efficiency

53

Remodelers’ View of Current
Industry & Energy Efficiency

(initial set of focus groups)

54

Current Remodeling Industry

 The economic climate has shifted greater
to focus to remodeling
 More consumers are staying in their homes
 Many builders are turning to remodeling work

 Competitive, price sensitive market due to
 Lending restrictions
 Lack of appraisal value on energy efficient
upgrades
 Flood of individuals into the remodeling arena

55

Current Industry (cont.)

 Qualified remodelers strive to
differentiate themselves
 Convey to the consumer the value of an
experienced, qualified remodeler
 Position the remodeler as the expert &
serve to build trust and confidence
among consumers

56

“This is the way we build”
Believe energy efficient upgrades are part of “doing things the right way”;
incorporate as part of their business model
Have certain upgrades that include as standard part of process, if warranted
Approach as “this is what we’re going to do” then educate consumer as to
why they do it

“My responsibility to recommend”
Believe energy efficient upgrades are in customer’s best interest and actively
seek opportunities to recommend upgrades
Seek to guide consumers as to benefits; try to drive them toward it
May recommend upfront, but most often wait until have gotten a feel for the
house and customer

“We’ll offer as an option”
Intellectually know it should be recommended, but don’t have strength of
conviction
View more as a consumer driven decision; give them information then let them
decide
Anticipate consumer bottom line focus

57

Role of Energy Efficiency
in Remodeling
 Provide a cost/benefit analysis for
energy efficient upgrades
 Include an energy audit assessing
energy consumption & lifestyle
 Demonstrate potential savings for
various upgrades; connect the dots in
terms of upgrades and real world
benefits.

58

Best Approach to Energy
Efficiency
 Knowledgeable
recommendation with the
consumer’s best interest in
mind

 Sales attempt with the
remodeler’s/builder’s
financial interest in mind.
59

Remodelers’ Gaps & Barriers to
Adding Energy Efficiency into
Remodeling

(2nd set of focus
groups)

60

Gaps & Barriers to Adding
Energy Efficiency
 See growth potential for energy
efficient upgrades
 Long-term success is dependent on
upgrades becoming market driven.
 Need incentives based on improved home
performance (not specific products)
 Shifting homeowner mindsets to
“performance” of the home

61

Challenges . . .

 Perceived value in doing energy
efficient upgrades
 Costs
 Auditing/testing
 Limited homeowner resources

 Energy savings vs. upgrade investment

 Energy efficient improvements do not
add appraisal value
62

Reasons to Invest in Energy
Upgrades
 Motivators Include:
 Reducing monthly energy bills
 Having more predictable energy bills
 Increased comfort
 Improving indoor air quality
 Environment, conservation, and/or green

 Helping homeowners to connect the dots
between a problem and solutions is
necessary for buy in
63

Selling vs. Solutions for
Remodelers
 Educational information regarding
energy inefficiency can create
awareness
 Did you know that you could be paying
more than you should be in monthly
energy costs because of leaky ducts,
drafts, outdated heating & cooling systems
or insufficient insulation?

64

Growing Energy Upgrades

 Nationwide existing home
performance scores
 Establishing appraisal value for
 Realtor education as to value energy
efficient upgrades bring, and how to
sell the features
 Points off mortgage interest for
65

Tools Needed

 Informational/educational resources
 Shift consumer thinking to home
performance
 Increase understanding of problems
 Understand benefits of various types of
upgrades
 Website, DVD, printed materials

66

Tools Needed (cont.)

 Consumer campaign
 Free/low cost energy audits for
homeowners
 Key questions to ask in order to
identify opportunities
 Means of quantifying impact of
 Connecting remodelers with energy
auditors to develop referral network
67

Remodelers’ Needs for
Improving Home Energy
Efficiency

(quantitative market
research based on focus
groups)

68

Prioritize the Support
Needs
 Quantitative market research
with remodelers.
 Build upon the qualitative
remodeler focus groups,
 Quantify and prioritize the
support needs
 Increase sales and projects
involving improving home energy
efficiency 69

 What percentage of your recent clients
fit into the following groups when it
comes to accepting energy efficient
upgrades?

% Clients in Following Groups Mean
Bottom line focused - will not spend any more 40%
than they have to.
Can be convinced - may or may not think about 39%
energy efficiency, but are open to the upgrades
once they understand the benefits.
Embraces, or actively seeks, energy efficiency. 21%
Total 100%

70

 When working with clients, which of
the following statements most closely
describes your company’s approach to
energy efficient upgrades?

Company Approach to Energy Efficient Upgrades Freq.
We do not try to sell or offer energy efficient 6%
upgrades unless they are specifically asked for by
the client.
We offer or recommend it when the energy 51%
efficient upgrade is cost effective and is directly
related to the home improvement project.
We believe energy efficient upgrades are part of 43%
“doing it the right way” and incorporate this into
as many remodeling jobs as possible.
Total 100%

71

 What is the relative importance of all of
the issues?

Priority Issues sorted by Importance to Remodelers
1 Appraisal values factor into what type of remodels clients are
willing to undertake, and energy efficiency is difficult to value.
2 Clients are typically unable to discern between high quality and low
quality construction at the bidding phase. Often they select the
lowest cost bidder. This makes selling upgraded energy efficiency
difficult.
3 Realtors, who are in contact with homeowners as they buy/sell
homes, aren’t able to describe the value of energy efficiency.
4 There is no standard way to compare a home’s energy efficiency
when buying or selling an existing home.
5 Homeowners want to see tangible differences, often focusing on
aesthetics or functionality, which makes energy efficiency a difficult
sell.

72

 What is the relative importance of all of
the issues?

Priority Issues sorted by Importance to Remodelers
6 One popular way to determine airtighness, a blower door test, is
expensive and most clients are not willing to pay for just an
evaluation.
7 Homeowners see energy efficiency upgrade costs as an expense
and not an investment.
8 Clients don’t understand the value of energy efficiency. They place
little value on it. If consumers don’t see a problem, then they won’t
purchase the solution.
9 There is little real demand for energy efficiency. Homeowners are
just following the money for rebates.
10 No coordinated efforts between the federal government, state
government, and utilities when it comes to offering, applying for,
and complying with energy efficiency incentive programs.

73

Next Steps

 Outline potential solutions
 Determine homeowners gaps &
needs

74

Resources
 Building America
 www.eere.energy.gov/buildings/building_america
 Builders Challenge
 Program: www.eere.energy.gov/buildings/challenge

 NAHB Research Center
 Main Website: www.nahbrc.com
 Technical Info: www.toolbase.org

Thank You!

Amber Wood
NAHB Research Center
Manager, Energy Programs

400 Prince George’s Blvd  Upper Marlboro, MD 20774
(direct) 301.430.6309  (fax) 301.430.6180
www.nahbrc.com

Driving Innovation in Housing Technology

2012 02-11 ibs nahbrc - changing with the times

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