GREEN
It’s What We Do.
Green
Single Family Housing Rehabilitation
Presented by: Chuck Robbins, Director
Clackamas County’s Community Development Division
GREEN
Three Fundamental Objectives
What is “Green building”?
Think of green building as the convergence of three
fundamental objectives:
1. Increase energy efficiency
2. Conserve natural resources
3. Improve indoor air quality
Stop Heat Loss
GREEN
Conserve Natural Resources
Conserve Natural Resources
Engineered lumber products such as wood fiber
laminates and oriented strand board, utilize fast growing
farm trees as an alternative to old-growth forests.
Recycled-content decking, insulation, reclaimed
lumber and other products divert waste from landfills,
while providing quality and durability that often exceed
conventional materials.
GREEN
Improve Indoor Air Quality
Improve Indoor Air Quality – why?
• EPA reports that the air in new homes can be
ten times more polluted than outdoor air!
• New England Journal of Medicine says;
40% of children will develop respiratory disease,
in part, due to the chemicals in their homes!
GREEN
Fourth Objective
Single Family Housing Rehabilitation
Requires a fourth objective:
GREEN
Do No Harm
Objective #4 – “Don’t Just Treat the Symptoms”
Green Rehabilitation requires that we understand how the
house operates. To do this you need to perform
technical diagnostics in addition to a regular property
inspection.
The scope of work is developed from:
• What conditions are present
• What products exist in the home
• How the house functions as a system
Air leaking out of the house
Air leaking into the house
It’s all about air movement
Introduce Green
One Step at a Time
Take it One Step at a Time
Start with the easiest…
Offer green products
as an alternative
Step #1
Offer green products
• Increase Energy Efficiency
• Higher Quality, Environmentally Sound
Products
• More Durable/Lower Maintenance Products
• Healthier Products & Practices
• Products & Practices that Provide:
1. Greater Comfort
2. Lower Utility Bills
Step #2
Identify Challenges
Challenges of “Green” in SF Rehabilitation
What are the challenges of incorporating cost
effective green improvements into an existing
single family rehab program?
Challenge #1
Understand that Green is
approached differently in
new construction than in
rehabilitation
Typical Progression for New Construction
Green Housing Unit
Certification
Awarded
Project progresses through
design and construction
phases until certification is
awarded… completion is
signified by commissioning
and occupancy
Construction
Planning & Design
Choose Parcel/Lot
LEED Silver Home
Certification
Begins with the identification
of the intended certification
goal…
“I want a LEED Silver home”
Typical Progression for Rehab Projects
Safe, Healthy, & Efficient Home
Inspection & Verification Testing
Construction
(The Bottom Line)
What have we done??? You can
only guess unless you verify
results – Energy Audit
Scope and Specifications
Identify Needs &
Opportunities
Inspection
& Testing
Determine scope, write
specifications, & complete work
Initial Inspection &
Diagnostic Testing Energy Audit
Begins with an occupied, existing home
GREEN
Challenges
Challenge #2 – There are no existing standards
for Rehabilitation
Most existing standards are written for NEW construction or
multifamily development = “Green Home Certifications”
GREEN
Challenges
Challenge #3 – Lack of green knowledge
Education needed for homeowners & contractors
because both lack knowledge of:
• Green building concepts
• Energy saving techniques
• Proper installation
• Proper maintenance
• Why we are incorporating green building
GREEN
Challenges
Challenge #4 – Setting Your Standards
Research and determine the level of green
you wish to attain in your program
• energy efficiency
• energy saving products
• rebates and tax incentives
• energy audits
Energy Audit
Pre Audit:
•
•
•
•
•
•
•
Analyze utility billing history
Interview occupants
Pressure testing - Blower door test
Duct pressure testing
Furnace efficiency measurement
Infrared detection of air leakage and insulation deficiencies
Physical Inspection
Mid-Project “Cover Inspection” to verify:
•
•
•
Duct Fastening/Connections
Duct sealing/Mastic application
Baffling for insulation
Post Audit:
•
•
•
•
Pressure testing of conditioned spaces - Blower door test
Duct pressure testing
Infrared detection of air leakage and insulation deficiencies
Physical Inspection
GREEN
Challenges
Challenge # 5 - Needs vs Budget
This home needs
$
This family needs
GREEN
Challenges
Challenge #6 – Local Resources
• Which green products are available locally?
• Which techniques can be used in your region?
• Which products are designed to be used in your region?
• Where can products be taken to be recycled?
GREEN
Solutions
Step 3
Add Tools to solve the challenges
GREEN
Solutions
Solution #1 – Adopt a set of green standards
We adopted portions of:
Enterprise Green Communities Criteria 2008
The Criteria sets out environmentally responsive building practices
and provides a cost-effective framework for green building strategies.
• Provides standards for both substantial & moderate rehab
2011 Enterprise Green Communities Criteria – now available
GREEN
Standards
Examples of Enterprise Green Criteria:
Efficient Energy Use: Moderate & Substantial Rehab
Implement measures that will improve building energy performance by
15% from pre-renovation figures.
Water-Conserving Appliances & Fixtures: Moderate Rehab
Install water-conserving products when replacing fixtures :
toilets – 1.3 GPF; showerheads – 2.0 GPM;
kitchen faucets – 2.0 GPM; bathroom faucets – 2.0 GPM.
Low / No Volatile Organic Compounds (VOC)
Paints & Primers
Specify that all interior paints and primers must comply with current
Green Seal standards for low-VOC limits.
GREEN
Specifications
Solution #2 – Develop green specifications
We took & combined requirements from these sources:
• Enterprise Sample Single Family Green specifications
• CCWX Oregon state weatherization specs
• ICC international codes
• State building codes
• State energy requirements
GREEN
Specifications
Example of regular rehab specification:
REPLACE COUNTER TOP, PLASTIC LAMINATE
Remove existing damaged counter top/backsplash and dispose of
off site. Furnish and install new counter top and backsplash.
Materials to consist of high-pressure laminated plastic counter top
1/16" Formica or equal, metal cove and cap trim, or equal,
securely bonded to 3/4" particle board with self-edging and
backsplash. Style and color selection by owner. Counter top shall
be scribed to existing walls and secured front and rear to cabinets.
Installer shall use sealant caulking between adjacent walls and
counter top or backsplash.
GREEN
Specifications
Example of Enterprise Sample SF Green specification:
REPLACE COUNTER TOP, PLASTIC LAMINATE [GREEN SPEC]
Dispose of existing counter top. Field measure for sizing. Seal all bare
wood and wood composite surfaces including the underside
of the countertop with a low-VOC sealant. Screw to base cabinet
a square edged plastic laminate counter top. Provide end-caps
and cutout for sink. Caulk countertop to adjoining walls with
low-VOC caulking to match wall color. Owner's choice of in-stock color
and texture.
GREEN
Solutions
Solution #3 – Identify your local partners
Our partners:
A. Local Rehab Program
B. Weatherization
C. Office of Sustainability
GREEN
Solutions
Solution #4 - Redesign Single Family Rehab
Program
Holistic Approach - Adopt a holistic, comprehensive approach to
rehab by incorporating green building, sustainability and energy
efficiency as a combination of:
• Increasing energy efficiency
• Conserving natural resources
• Improving indoor air quality
• Determining existing conditions
GREEN
Solutions
Change requirements to achieve cost effective green
rehabilitation:
Require green rehab as part of rehab
Require energy audit on full rehab project
Require education for contractors & homeowners
GREEN
Solutions
Solution #5 – Look toward tomorrows trends for
today’s guidance
Many federal and state departments are taking a new
comprehensive systems approach by focusing on
“Safe & Healthy Homes”
&
Healthy
Home
GREEN
Current & Future Trends
Safe & Healthy Housing
DOE - Weatherization Plus Health Initiative
CDC - Healthy Homes Initiative
USDA - Healthy Homes Initiative
HUD - Healthy Homes Program
HUD - Healthy Home Rating System (HHRS)
GREEN
It’s What We Do.
HUD – SHHIP
Safe & Healthy Homes Investment Partnerships
HUD competitive rounds of funding + points
SHHIP promotes local partnership alignment of health,
energy and housing programs and will reward these
partnerships with local SHHIP designation and bonus
points on upcoming NOFA's.
GREEN
It’s What We Do.
RESOURCES:
GreenBuilderAdvisor – Resource for building, designing and remodeling green homes
http://www.greenbuildingadvisor.com/
Enterprise Green Communities
2012 Enterprise Green Communities Single Family Rehabilitation Specifications
http://www.enterprisecommunity.com/solutions-and-innovation/enterprise-green-communities
State of Oregon - Oregon Housing and Community Services
Site Built Housing and Mobile Home Weatherization Specifications for the State of Oregon Weatherization
Assistance Program©
http://www.oregon.gov/ohcs/crd/sos/docs/wx_specs_2011_state_of_oregon_plus_december_updates.pdf
Energy Trust of Oregon – Existing Homes
2012 Weatherization Specifications Manual
http://energytrust.org/library/forms/HES_WX_Manual_2012.pdf
GREEN
It’s What We Do.
CLACKAMAS COUNTY CONTACTS:
Housing Rehabilitation – (503) 655-8591
Kathy Rock – kathy@co.clackamas.or.us
Rob Morris – rmorris@co.clackamas.or.us
Weatherization (503) 650-3339
Jacque Meier – jacquemei@co.clackamas.or.us
Office of Sustainability – (503) 742-4455
Susan Ziolko – susanz@co.clackams.or.us