Driving Innovation in Housing Technology 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
Sep 10, 2014
Driving Innovation in Housing Technology
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
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
1930’s-40’s Roosevelt work-
force housing
Courtesy of www.greenbelt.com
5Courtesy of www.greenbelt.com
6Courtesy of www.greenbelt.com
1970’s Energy Upgrade
Insulation Attic Crawlspaces Exterior walls
Replace steel frame windows
Remove oil-fired boilers
Install electric baseboard
Install 52 gal electric water heaters
Upgrade electrical
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GHI Pilot Program
Community Upgrade in 2015
7 buildings, 28 units 3 block 2 frame 2 brick
Goals: Health & safety Comfort Increased IEQ Durability
Affordability
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
12Photo 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
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Construction Type
General ConditionsTotal No. of
UnitsFrame
Vinyl-Sided
Built in 1941-42, unit sizes range from 574 to 928 sq ft. and consist of the following features:• Common ventilated crawl space of 8” CMU block, 4 ½
courses high (3’)• 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)
992(140 of
these are apartments)
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Construction Type
General ConditionsTotal No. of Units
Frame Brick-Veneer
Built in 1935-38, unit sizes range from 555 to 1,577 sq ft. and 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)
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Construction Type
General ConditionsTotal No. of Units
Block - 8” CMU
Built in 1935-38, unit sizes range from 555 to 1,577 sq ft. and 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
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Baseline Short-term Testing
Blower door test Multi-point house
depressurization
Multiple blower doors Simultaneous testing in
adjacent units
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Baseline Short-term Testing
Significant air leakage Attic access panels Air conditioners Penetrations (doors, mail slots,
windows, electrical, plumbing)
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Pre-Remodel Assessment Summary
Simulation Parameters 13 of the 28 homes Painted block
End & inside units Block w/ Vinyl
End & inside units End & inside units w/
basement
Frame w/Brick End & inside units
Frame w/Vinyl End & inside units End, front addition End, side addition w/
large glass area End, full rear addition Inside, full rear addition
21Artwork by Isabelle Gournay courtesy of www.greenbelthomes.net
Beopt Energy Simulation Optimizations
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All electric Source savings = electricity savings
Annualized cost of the upgrades + utility costs 30 years at 7%
Block unit example:
Energy Simulation Optimization
Block unit example Costs & savings comparison
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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
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Durability & IAQ
Mechanical ventilation Crawlspace moisture management
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GHI Reserve Funds
Cost Analysis
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Masonry Block BuildingRecommendations
Exterior Wall Insulation R-12 (2”-3”) Finishing
Siding Ext insulation finish
system (EIFS)
Window U=0.30 &SHGC=0.30
Exterior Door U-value ≤ 0.23
Crawlspace Wall Insulation Repair Continuous R-10
Porch Slab Insulation Installation R-12 (2” closed cell
spray foam)
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Frame w/Brick BuildingRecommendations
Attic Sealing & Insulation R-38 Storage?
Create space using 2” rigid foam and OSB
Window U=0.30 &SHGC=0.30
Exterior Door U-value ≤ 0.23
Crawlspace Wall Insulation Repair Continuous R-10
Porch Slab Insulation Installation R-12 (2” closed cell
spray foam)
30Photo courtesy of www.greenbelthomes.net
Frame w/Vinyl BuildingRecommendations
Exterior Wall Insulation Taped WRB R-5 (1” rigid foam) Replace siding
Attic Sealing & Insulation R-38 Storage?
Window U=0.30
&SHGC=0.30 Exterior Door
U-value ≤ 0.23 Crawlspace Wall
Insulation Repair R-19 (3” closed cell
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.
32Photo courtesy of www.greenbelthomes.net
Parameter of Interest
Test Method Purpose
Whole House Electric Energy Use
Energy transducer and recording devices
Record whole house electricity use Develop use profile for winter months Integrate energy use data with general weather
data Provide comparison with energy simulation results
Space and Water Heating and Dryer Energy Use
Energy transducers and recording devices
Proportion heating energy use as a fraction of total energy use
Summarize total internal heating energy and major loads
Indoor Environment
Temperature/Relative Humidity sensors – 3 to 4 devices per unit, located 1st and 2nd floors
Provide indoor conditions for energy analysis Assess interior moisture loading/dilution Support ventilation option development and control Assess range of indoor temperature settings
Foundation Environment
Temperature/humidity loggers, at least 2 sensors in crawl space
Provide crawl space foundation conditions for energy analysis
Assess potential moisture issues Compare with air sealing/ventilation/insulation
options in pilot renovation plan
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Long-term Monitoring
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Energy Use Analysis
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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)
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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
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Pre-Design Assessment (PDA)
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PDA (cont.)
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Crawlspace Scope of Work (SOW)
Vented or Unvented Correct existing issues Address moisture Air sealing Insulation
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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)
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GHI Crawlspace SOW
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Existing Home SOW
Emphasis on existing conditions
Create complete bid package
More accurate costing Set expectations
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Needs & Motivations of Remodelers for Adding
Energy Efficiency
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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
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Remodelers’ View of Current Industry & Energy Efficiency
(initial set of focus groups)
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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
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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
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“This is the way we build”Believe energy efficient upgrades are part of “doing things the right way”; incorporate as
part of their business modelHave 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 convictionView more as a consumer driven decision; give them information then let them decide
Anticipate consumer bottom line focus
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.
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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.
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Remodelers’ Gaps & Barriers to Adding Energy Efficiency into
Remodeling
(2nd set of focus groups)
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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
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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
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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
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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?
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Growing Energy Upgrades
Nationwide existing home performance scores
Establishing appraisal value for energy efficient upgrades
Realtor education as to value energy efficient upgrades bring, and how to sell the features
Points off mortgage interest for energy efficient upgrades
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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
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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
energy efficient upgrades Connecting remodelers with energy
auditors to develop referral network
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Remodelers’ Needs for Improving Home Energy
Efficiency
(quantitative market research based on focus
groups)
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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
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% Clients in Following Groups MeanBottom line focused - will not spend any more than they have to.
40%
Can be convinced - may or may not think about energy efficiency, but are open to the upgrades once they understand the benefits.
39%
Embraces, or actively seeks, energy efficiency. 21%
Total 100%
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What percentage of your recent clients fit into the following groups when it comes to accepting energy efficient upgrades?
Company Approach to Energy Efficient Upgrades Freq.We do not try to sell or offer energy efficient upgrades unless they are specifically asked for by the client.
6%
We offer or recommend it when the energy efficient upgrade is cost effective and is directly related to the home improvement project.
51%
We believe energy efficient upgrades are part of “doing it the right way” and incorporate this into as many remodeling jobs as possible.
43%
Total 100%
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When working with clients, which of the following statements most closely describes your company’s approach to energy efficient upgrades?
Priority Issues sorted by Importance to Remodelers1 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.
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What is the relative importance of all of the issues?
Priority Issues sorted by Importance to Remodelers6 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.
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What is the relative importance of all of the issues?
Next Steps
Outline potential solutions Determine homeowners gaps &
needs
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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
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Questions?
Driving Innovation in Housing Technology
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