SEATTLE ENERGY CODE ENFORCEMENT PROCEDURES: PLAN REVIEW AND INSPECTION John Hogan, A.I.A., P.E. Seattle Department of Planning and Development 700 Fifth.

SEATTLE ENERGY CODESEATTLE ENERGY CODEENFORCEMENT PROCEDURES:ENFORCEMENT PROCEDURES:PLAN REVIEW AND INSPECTIONPLAN REVIEW AND INSPECTION

John Hogan, A.I.A., P.E. John Hogan, A.I.A., P.E. Seattle Department of Planning and DevelopmentSeattle Department of Planning and Development

700 Fifth Avenue, Suite 2000, P.O. Box 34019700 Fifth Avenue, Suite 2000, P.O. Box 34019Seattle, Washington 98124-4019Seattle, Washington 98124-4019

Creating a Green Building Roadmap for HoustonCreating a Green Building Roadmap for HoustonCity of Houston and Clinton Climate Initiative City of Houston and Clinton Climate Initiative

Houston TX, 10 May 2007Houston TX, 10 May 2007

OUTLINEOUTLINE

• Mandatory enforcement:Mandatory enforcement: importance, why & how to start importance, why & how to start

• Seattle Energy Code history: Seattle Energy Code history: mandatory residential and mandatory residential and nonresidential, regular updates, applies to alterationsnonresidential, regular updates, applies to alterations

• Review of design drawings before issuing permit to build:Review of design drawings before issuing permit to build: reasons, items to check, staffing, how to handle reasons, items to check, staffing, how to handle

problems problems

• Inspection of each phase of the construction:Inspection of each phase of the construction: reasons, items to check, staffing, how to handle reasons, items to check, staffing, how to handle

problems problems

MANDATORY ENFORCEMENT: VALUEMANDATORY ENFORCEMENT: VALUE

• Mandatory enforcement is the Mandatory enforcement is the onlyonly way to guarantee way to guarantee energy savings.energy savings.

• Designers and construction companies are more likely to Designers and construction companies are more likely to comply with the code if they know that everyone else must.comply with the code if they know that everyone else must.

• Manufacturers will provide energy-efficient products if they Manufacturers will provide energy-efficient products if they know that there is a sure market due to code enforcement. know that there is a sure market due to code enforcement.

MANDATORY ENFORCEMENT: HOWMANDATORY ENFORCEMENT: HOW

• Pick a date to begin mandatory enforcement.Pick a date to begin mandatory enforcement.

• Publicize the date in advance so that designers and Publicize the date in advance so that designers and contractors have plenty of notice.contractors have plenty of notice.

• Stick to the date. Enforce the requirements for everyone. Stick to the date. Enforce the requirements for everyone. No exceptions. No excuses. No exceptions. No excuses.

SEATTLE ENERGY CODE: HISTORYSEATTLE ENERGY CODE: HISTORY

• 1974 - first residential insulation requirements:1974 - first residential insulation requirements:- - mandatorymandatory for all for all residentialresidential buildings buildings

• 1980 - first comprehensive Energy Code:1980 - first comprehensive Energy Code:- - mandatorymandatory for all for all nonresidentialnonresidential buildings (e.g. office, retail) buildings (e.g. office, retail)

• Updated in 1984, 1986, 1989, 1991, 1994, 1997, 2001, 2003:Updated in 1984, 1986, 1989, 1991, 1994, 1997, 2001, 2003: - to incorporate changes in technology and to clarify the code- to incorporate changes in technology and to clarify the code

SEATTLE ENERGY CODE: SCOPESEATTLE ENERGY CODE: SCOPE

• Applies to Applies to allall buildings buildings

- all building types (so that energy-efficiency is in all designs)- all building types (so that energy-efficiency is in all designs)

- all key energy enduses (building envelope, space heating, - all key energy enduses (building envelope, space heating, space cooling, ventilation, water heating, lighting)space cooling, ventilation, water heating, lighting)

- existing buildings (whatever is altered must comply)- existing buildings (whatever is altered must comply)

SEATTLE: CITY CONTEXTSEATTLE: CITY CONTEXT

• Location: Location: northwest United States, 48° North latitude northwest United States, 48° North latitude

• Population:Population: 500,000 (city)500,000 (city)

• Area: Area: 56 square miles56 square miles

• Electricity: Electricity: peak electrical load is 1800 MWpeak electrical load is 1800 MW

SEATTLE: 2005 CONSTRUCTION ACTIVITYSEATTLE: 2005 CONSTRUCTION ACTIVITY

• Plan review (number of applications and value): Plan review (number of applications and value): - multifamily (new):- multifamily (new): 284 applications $ 235,000,000 284 applications $ 235,000,000 - single-family (new):- single-family (new): 882 applications $ 250,000,000 882 applications $ 250,000,000 - commercial (new):- commercial (new): 104 applications $ 834,000,000104 applications $ 834,000,000- residential (alterations):- residential (alterations): 3057 applications $ 154,000,0003057 applications $ 154,000,000- commercial (alterations): 2854 applications $ 568,000,000- commercial (alterations): 2854 applications $ 568,000,000

• Inspections:Inspections: - approximately 80,000 (building, mechanical, electrical)- approximately 80,000 (building, mechanical, electrical)

SEATTLE ENERGY CODE: FUNDINGSEATTLE ENERGY CODE: FUNDING

• Initial implementation: energy fee = 20% of building feeInitial implementation: energy fee = 20% of building fee- - Separate fee was established to pay for Energy Code staff Separate fee was established to pay for Energy Code staff

to review the design and to inspect the constructionto review the design and to inspect the construction

• Current situation: building permit fee ~ 0.5% of valueCurrent situation: building permit fee ~ 0.5% of value- Energy fee is now incorporated into building permit fee- Energy fee is now incorporated into building permit fee- Electric utility pays for additional staff as Seattle’s code - Electric utility pays for additional staff as Seattle’s code

saves 20% more energy than the national standardsaves 20% more energy than the national standard

SUCCESSFUL IMPLEMENTATIONSUCCESSFUL IMPLEMENTATION

• Review of the design: Review of the design: need to review drawings & plans for compliance with need to review drawings & plans for compliance with

the Energy Code the Energy Code beforebefore construction begins construction begins

• Inspection of the construction: Inspection of the construction: need to verify that each phase of the construction is need to verify that each phase of the construction is

consistent with the approved plansconsistent with the approved plans

REASONS TO REVIEW THE PLANSREASONS TO REVIEW THE PLANS

• Building Department reviews the drawings for all projects for Building Department reviews the drawings for all projects for compliance with the Energy Code compliance with the Energy Code beforebefore issuing a permit for issuing a permit for construction to begin. This is important because:construction to begin. This is important because:

(1) designers will often start with a design from a previous project (1) designers will often start with a design from a previous project

(need to update them to the current code)(need to update them to the current code)

REASONS TO REVIEW THE PLANSREASONS TO REVIEW THE PLANS

(2) designers do not always know the code so they make mistakes (2) designers do not always know the code so they make mistakes (there are many codes, it is difficult to know all of them)(there are many codes, it is difficult to know all of them)

(3) it is easier to make a change to a drawing than (3) it is easier to make a change to a drawing than to make a change after something has been installedto make a change after something has been installed

(4) if the correct information is in the construction documents, (4) if the correct information is in the construction documents, then designer and contractor have more legal then designer and contractor have more legal

responsibility responsibility

SEATTLE: ENERGY STAFFSEATTLE: ENERGY STAFF

• Review of the energy design:Review of the energy design: - preliminary screening of application by 12 people- preliminary screening of application by 12 people- building envelope and mechanical systems for multifamily - building envelope and mechanical systems for multifamily

residential & commercial reviewed by 5 persons residential & commercial reviewed by 5 persons who are who are specialists and only do Energy/Mechanical plan specialists and only do Energy/Mechanical plan review review - lighting by 4 persons along with other electrical review- lighting by 4 persons along with other electrical review

SEATTLE: KEY PLAN REVIEW ITEMSSEATTLE: KEY PLAN REVIEW ITEMS

• Building envelope:Building envelope: overall fenestration (window & skylight) overall fenestration (window & skylight) U-factor, SHGC, and area; insulation on roof, wall, U-factor, SHGC, and area; insulation on roof, wall,

floorfloor

• Mechanical:Mechanical: equipment schedule with size & efficiency, equipment schedule with size & efficiency, variable speed drive, energy recovery, motor efficiency variable speed drive, energy recovery, motor efficiency

• Lighting:Lighting: number of fixtures, wattage of lamps and ballasts; number of fixtures, wattage of lamps and ballasts; separate circuits for daylight zones, automatic controls separate circuits for daylight zones, automatic controls

PLAN REVIEW COMPLIANCE PROCESSPLAN REVIEW COMPLIANCE PROCESS

• Send written correction list for important Energy Code Send written correction list for important Energy Code requirements: requirements: - for - for missingmissing information not shown on drawings and information not shown on drawings and - all - all incorrectincorrect information on drawings information on drawings

• Do not issue permit to begin construction until drawings Do not issue permit to begin construction until drawings have been revised for compliance with the Energy Code.have been revised for compliance with the Energy Code.

REASONS TO INSPECT CONSTRUCTIONREASONS TO INSPECT CONSTRUCTION

• Building Department inspects all construction for Building Department inspects all construction for compliance with the Energy Code compliance with the Energy Code beforebefore issuing a permit issuing a permit for the building to be occupied. This is important because:for the building to be occupied. This is important because:

(1) contractors make mistakes (they may use methods that they (1) contractors make mistakes (they may use methods that they have used in the past, rather than following the drawings)have used in the past, rather than following the drawings)

REASONS TO INSPECT CONSTRUCTIONREASONS TO INSPECT CONSTRUCTION

(2) frequently there are change orders (there may be substitutions, (2) frequently there are change orders (there may be substitutions, but they need to be of comparable energy efficiency)but they need to be of comparable energy efficiency)

(3) each phase of construction is approved before materials are (3) each phase of construction is approved before materials are covered, while changes can be madecovered, while changes can be made

SEATTLE: ENERGY STAFFSEATTLE: ENERGY STAFF

• Inspection of the construction (staff checks energy Inspection of the construction (staff checks energy features at same time as other code requirements):features at same time as other code requirements):

- building envelope by 9 structural inspectors - building envelope by 9 structural inspectors

- mechanical by 4 mechanical inspectors- mechanical by 4 mechanical inspectors

- lighting by 9 electrical inspectors- lighting by 9 electrical inspectors

- service water heating by 6 plumbing inspectors - service water heating by 6 plumbing inspectors

- boilers by 5 boiler inspectors- boilers by 5 boiler inspectors

SEATTLE: CONSTRUCTION INSPECTIONSEATTLE: CONSTRUCTION INSPECTION

• Building envelope:Building envelope: fenestration labels for U-factor & SHGC; fenestration labels for U-factor & SHGC;insulation R-value on roof, wall, floor; proper insulation R-value on roof, wall, floor; proper

installationinstallation

• Mechanical:Mechanical: equipment efficiency, variable speed drive, equipment efficiency, variable speed drive, duct & pipe insulation, controls, commissioningduct & pipe insulation, controls, commissioning

• Lighting:Lighting: wattage of lamps and ballasts; occupancy sensors, wattage of lamps and ballasts; occupancy sensors,

automatic controls to respond to daylighting & off-hours automatic controls to respond to daylighting & off-hours

CONSTRUCTION INSPECTION PROCESSCONSTRUCTION INSPECTION PROCESS

• Inspect each phase of the construction & write correction:Inspect each phase of the construction & write correction:- envelope (foundation, insulation, windows, and final) - envelope (foundation, insulation, windows, and final) - mechanical: initial (before cover) and final- mechanical: initial (before cover) and final- lighting: initial (before cover) and final- lighting: initial (before cover) and final

• Do not allow occupancy of the building until construction Do not allow occupancy of the building until construction has been revised for compliance with the Energy Code.has been revised for compliance with the Energy Code.

TIPS TO AVOID PROBLEMSTIPS TO AVOID PROBLEMS

• Arrange pre-construction meeting with contractorArrange pre-construction meeting with contractorand discuss important Energy Code requirements. and discuss important Energy Code requirements.

• Inspect important features early in construction Inspect important features early in construction (example: check the first windows that appear on the site) (example: check the first windows that appear on the site) so that problems can be corrected before they go too far.so that problems can be corrected before they go too far.

RESPONDING TO PROBLEMSRESPONDING TO PROBLEMS

• Require removal and replacement of non-complying itemsRequire removal and replacement of non-complying items- this can be difficult, but is very important- this can be difficult, but is very important- word will travel quickly, there will be fewer problems in future - word will travel quickly, there will be fewer problems in future

• Respond to complaints about non-compliance so Respond to complaints about non-compliance so everyone knows that you are serious & will treat all fairly.everyone knows that you are serious & will treat all fairly. - do not let bad contractors get away with substandard work- do not let bad contractors get away with substandard work

CONCLUSIONSCONCLUSIONS

• Mandatory enforcement yields energy savings.Mandatory enforcement yields energy savings.

• Review of the drawings is important to set expectations Review of the drawings is important to set expectations and will make inspection easier and save time.and will make inspection easier and save time.

• Inspection of the construction will ensure that correct Inspection of the construction will ensure that correct features are installed.features are installed.

• Be firm and fair to all parties.Be firm and fair to all parties.