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

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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)

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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