3
GREEN HOMES
AND BUILDINGS
In This Chapter
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3-1
What makes a home or building green?
Green design principles
Green construction principles
Building envelope
Systems
Landscaping
Cost/benefit
Green vendors
What Makes a Home or
Building Green?
 For many consumers, “greenness”
determined by whether home or
building:
3-2

is LEED certified
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is ENERGY STAR qualified
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has a HERS rating
LEED Certification
 Third-party certification program
 Sets design, construction, and
operational standards for high
performance green buildings
 Awarded by the U.S. Green
Building Council
3-3
LEED Certification
 Available for:
 New construction and major
renovations
 Existing buildings
 Commercial interiors
 Core and shell
 Schools (K–12), retail, healthcare
 Homes
 Neighborhood development
3-4
LEED Certification
 Properties qualify by earning points
in:
 Sustainable sites
 Water efficiency
 Energy and atmosphere
 Materials and resources
 Indoor environment quality
 Innovation and design process
3-5
LEED Certification
 Available certifications:
 Certified
 Silver
 Gold
 Platinum
3-6
Case Study 3.1
 National Association of
REALTORS® Washington, D.C.
headquarters
 First newly constructed building
in metropolitan Washington area
to receive LEED silver status
from USGBC
3-7
Case Study 3.1
 Landscaping plan using native
plant species
 Efficient HVAC systems and a highperformance glass curtain wall
 Zero use of CFC-refrigerants
 High-recycled building materials
 Carbon dioxide monitoring system
3-8
LEED Certification
 Time-intensive and complex
process
 Detailed documentation required
 Independent verification must be
completed by LEED AP
3-9
ENERGY STAR
 Popular program that
helps consumers identify
energy-efficient products
 Also a qualification
awarded to homes and
buildings
3-10
ENERGY STAR Qualified Homes
 15% more energy efficient
 Available for homes of three stories
or less, including:
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–
3-11
Single
Attached
Low-rise multifamily
Manufactured
Modular
Log
Concrete
ENERGY STAR for Buildings
 Available for commercial,
industrial, and institutional
buildings
 Uses point scale that analyzes
energy efficiency and indoor
environmental quality
3-12
Home Energy Rating System
nose
3-13
 Energy-evaluation standard
maintained by RESNET
 Base line rating is 100, which
represents standard new home
 Rating of 0 represents a zeroenergy home
Different Shades of “Greenness”?
 Are homes and buildings without a
national certification less green?
 Depends on who you ask
 Green homes and buildings share:
3-14
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Integrated into environment
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Achieving sustainability
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Positively impacting human health and
comfort
The Green Home or Building
3-15
Green Design Principles
 Design choices not made in
isolation
 Home or building is interconnected
with neighborhood, community, and
earth
3-16
Integrated Design Team
 Developer
 Interior designer
 Architect
 Acoustical designer
 Contractor
 Lighting designer
 Landscape architect
 Property manager
 Structural engineer
 Maintenance engineer
 Mechanical engineer
 Plumber
 Other real estate professionals
3-17
General Goals of Design Team
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Reduce exposure to toxic materials
Conserve energy and resources
Minimize ecological impact
Use renewable energy and materials
 Sustainably harvested
 Sustainably manufactured
 Protect and restore ecosystems
 Support alternatives to fossil-fueled vehicles
3-18
Source: American Institute of Architects, www.aia.org
Green Design Factors
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3-19
Size
Community impact and relationships
Climate
Sun
Lighting
Water
Material selection
Connection to nature
Aesthetics
 Myth: green homes and
buildings must look
“unattractive” or
“unappealing”
 Appealing aesthetics ensure
longevity
ASID & USGBC REGREEN Residential Remodeling
Guidelines , Case Study Home – Major Addition
3-20
Source: Reprinted with permission of the American Society of Interior Designers,
Inc. and U.S. Green Building Council, “REGREEN Guidelines 2008,”
www.regreenprogram.org.
Green Construction Principles
 Careful planning, coordination,
and monitoring
 Real estate professional can:
 Become familiar with differences
between conventional and green
construction
 Converse with architects,
contractors, inspectors
 Ensure proper documentation
3-21
Selecting and Using a Site
 Local and regional green goals
 Sustainable orientation of
building on site
 Storm water management
3-22
Building Materials and Methods
 Advanced framing techniques
 Sourcing of materials
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FSC (see Figure 3.6)

Green Seal (see Figure 3.7)
 Low-VOC materials
 Low-waste construction
3-23
Exercise: Reducing Construction
Waste
Old growth timber
Uncontaminated wood
Structural steel
Drywall
Cabinet fixtures
Excess insulation
Packaging materials
3-
Excess paint
Use in interior walls as noise-deadening
materials
Clean and use as high-quality
architectural millwork
Remix and store for touch-up work
Return to supplier for reuse or recycling
Donate to nonprofit organization for home
remodeling for low-income family
Shred for mulch
De-paper and crush gypsum to use as
soil amendment in moderate quantities
Recycle
Building Envelope
 Separates exterior from interior
 Consists of:
3-25
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Below-grade systems
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Exterior walls
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Fenestration systems
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Roofs
Environmentally Friendly
Materials
 Materials for construction of
building envelope
3-26
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Formaldehyde-free insulation
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Low- or no-VOC adhesives,
caulks, and sealants

FSC-certified wood
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Wood I-joists (see Figure 3.8)
Source: Alameda County Waste Management Authority & Source Reduction and
Recycling Board, Home Remodeling Green Guidelines, www.stopwaste.org.
HVAC
 Must be rightsized
 Heating, cooling, and ventilation
systems must be appropriate for
climate and structure
 HVAC must integrate with
building envelope
3-27
HVAC
 Energy-efficient
technologies:
3-28
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Radiant floor heating
(see Figure 3.9)
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Active solar heating
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Evaporative cooler
(see Figure 3.10)
Sources: The Aldo Leopold Foundation, Leopold Legacy Center Construction
Journal, Report 15.2—Mechanical Systems, www.aldoleopold.org. California Energy
Commission, Consumer Energy Center, www.consumerenergycenter.org.
Indoor Air Quality (IAQ)
 Serious concern for many
consumers
 Poor IAQ results in reduced
productivity and adverse health
effects
3-29
Indoor Air Pollutants and Sources
Combustionrelated
Oil, gas, kerosene, cigarettes, burning wood
Asbestos
Certain insulations, shingles, millboards, floor
and ceiling tiles
Paints, lacquers, paint strippers, adhesive
removers, carpet, cleaning supplies, pesticides,
wood preservatives, furniture, cabinets
Lead-based paint, contaminated soil, dust, and
drinking water
Insecticides, termiticides, and disinfectants
VOCs
Lead
Pesticides
Radon
Mold
3-30
Earth and rock beneath home, well water,
building materials
Outdoor environment
Reducing Off-gassing
 Use:
3-31
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Low- or no-VOC paints and
adhesives
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Low-VOC wallpaper
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Boards certified to lowformaldehyde standards
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“Green Lablel” carpeting and
adhesives
Achieving Good IAQ
 Foundation
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Impermeable to moisture and air
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Radon-resistant
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Inhospitable to pests
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Free or low in VOCs
 Framing
3-32
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Insulated with low-formaldehyde emission
standards
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Constructed with high efficiency windows
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Weatherstripped and air-sealed
Achieving Good IAQ
 HVAC
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3-33
Sealed ducts and air handlers
Duct mastic on duct joints
Corrosion-resistant coil drain pans
Dehumidification equipment within thermal enclosure
Insulated ducts, plenums, and trunks
EPA-certified wood-burning fireplaces
High efficiency filters
Make-up air for components such as furnaces
Solar attic fan
Whole-house fan
Lighting
 Daylighting
 Reduces energy consumption
 Optimizes livability and productivity
 Decreases need for power generated by pollutant-emitting plants
 Other lighting fixtures
 IC-AT recessed lighting fixtures
 CFLs
 LED lamps
 Dimmers, timers, photosensors, motion detectors
3-34
Energy Diagnostics
 Energy model
 Energy assessment
3-35
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Balometer
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Power meter
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Blower door (Fig. 3.13)
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Pressure meter
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Coheat test
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Thermal infrared camera
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Duct blaster (Fig. 3.14)
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Electric moisture meter
Blower Door Test
3-36
Source: Reprinted with permission of NAHB Research Center’s Tool Base
Services, www.toolbase.org/PDF/Bestpractices/DiagnosticTools.pdf
Duct Blaster Test
3-37
Thermal Infrared Camera and
Imaging
3-38
Source: Reprinted with permission of NAHB Research Center’s Tool Base
Services, www.toolbase.org/PDF/Bestpractices/DiagnosticTools.pdf
Water Conservation and
Management
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Storm water management
Landscaping
Water-conserving toilets
Flow-reducing
showerheads
 Chlorine filter on
showerheads
 Insulation on hot and cold
water pipes
 Water filtration on faucets
3-39
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Dishwashers
Low-flow aerators on faucets
Efficient appliances
Washing machines
Water heater jacket insulation
On-demand hot water
circulation pump
 Solar water heating
 Greywater reuse
Greywater
 Non-industrial wastewater
 May be used in applications that
do not require potable water
 Qualified professionals should be
consulted
3-40
Landscaping
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3-41
Use existing site
Use native plants
Group plants
Employ xeriscaping
Use adequate
amounts of mulch
 Mulch with recycledcontent or reused
materials
 Compost
 Use organic fertilizers
 Incorporate passive solar
design
 Install a green roof
Green Roof
3-42
Source: Reprinted with permission of American Society of Landscape
Architects, www.asla.org.
Waste Management and
Recycling
 Convenience of recycling
3-37
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Built-in recycling center
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Allows waste to be separated
easily
Cost/Benefit
 Usually a cost premium
 Direct, tangible benefits
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Unit and installation costs
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Utility savings
 Indirect, intangible benefits
3-44
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Eco-friendliness
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Improved health and comfort
Life-cycle Cost Analysis
 Total cost of a home or building, its
materials, and its systems
 Initial
 Energy and water
 Operation, maintenance, and repair
 Capital improvement and replacement
 Conversion or disposal
 Other costs
 Example: ground-source thermal pump
3-45
Cost/Benefit Talking Points
 Specific appliances
 Value perception
 Design and engineering
 Testing
 Rebates and incentives
3-46
Remodeling and Retrofitting
 Up-front costs
 Financial incentives and benefits
 Long-term payoffs
 Reduced insurance costs
 Cost segregation
 Green upgrades instead of certification
 Sealing air leaks
 CFLs, occupancy sensors
 Certified green cleaning products
3-47
Green Vendors
 Finding green vendors
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USGBC LEED AP Directory
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Professional Associations
 Working with green vendors
3-48
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Research thoroughly
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Ask questions