Energy Efficiency in Multifamily: A Roadmap · affordable housing to survive ... Efficiency Vermont...

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Energy Efficiency in Multifamily:A Roadmap

Neil E. Curtis, Efficiency VermontAndrew M. Shapiro, Energy Balance, Inc.

February 8, 2012

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Agenda

• Context for the Roadmap Project (Neil)

• The Project (Andy)

• Process

• Analysis

• Results

• Policy Implications (Neil)

Efficiency Vermont is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of Completion for both AIA members and non-AIA members are available upon request.

This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product.

Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.

Learning Objectives Understand what approaches to building efficiency we can undertake now

and what those approaches will cost to ensure energy affordability for the

near future

Understand that long term affordability is a goal that must be met for

affordable housing to survive

Understand the process of designing to an energy usage goal, as opposed to

designing by fastest payback

Understand the effect of overall building size on per unit energy consumption

Course EvaluationsIn order to maintain high-quality learning experiences, please access

the evaluation for this course by logging into CES Discovery and clicking on the Course Evaluation link on the left side of the page.

6Made possible with the generous support of the John D. and Catherine T. MacArthur Foundation

CX Associates, LLC

Energy Balance, Incwith assistance from Maclay Architects

Stephen Pitkin

VT Housing & Conservation BoardVT Housing Finance Agency

Housing VermontEfficiency Vermont

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The Conundrum

VT non-profits serve >12,000 renter households

• 75% of incomes less than $25,000

• 50% of incomes less than $15,000

Unregulated fuels outside of Burlington metro area

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The Conundrum

http://publicservice.vermont.gov/pub/vt-fuel-price-report.html

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The Conundrum

• Fixed dollar inflows (rent)

• Widely variable costs (energy)

• Infrastructure investment vs. operating capital

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The Conundrum

When housing is affordable

Cheap to build

Cheap to operate

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The Conundrum

What do we have to do today

to insure affordable housing providers

can continue to

afford heat and hot water in the future?

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Efficiency Vermont Multifamily New Construction & Major Rehab Projects

2000 - 2011Projects Apartments

Affordable Housing 157 3,328Market Rate Housing 88 1,909Total 245 5,237

Historical Program and Relationships

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Historical Program and Relationships

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Energy Balance, Inc.

Roadmap for Housing Energy Affordability

Andy Shapiro, Energy Balance, Inc.



Purpose: What do we have to do today, and what

does it cost, to be sure energy costs become and stay affordable?


This study was made possible by the generous support of the

John D. and Catherine T. MacArthur Foundation

with assistance from Efficiency Vermont, the Vermont Housing and Conservation

Board and Housing Vermont


with thanks toProject oversight committee:

Craig Peltier, VHCB Trevor Parsons, Housing VT Rich Wickman, Housing VT Neil Curtis, Efficiency Vermont David Anderson, consulting engineer to

VHFA


with assistance from

Maclay ArchitectsBuilding detailing and graphics

and

Stephen PitkinCost estimating


Volatility in current energy markets

10%?

5%?


PUM (Per Unit Monthly Energy Cost)by Housing Type

$0

$100

$200

$300

$400

$500

$600

Today Year 15

PUM

Older House/Apartments

Old Downtown Apartments

Townhouse/ apartment

Townhouse

Double Loaded Corridor

[1] at 5.25% escalation rate for year 15 in 2010 dollars PUM for heat and hot water only

Energy Costs – Case Study Housing Stock As Is




does it cost, to be sure energy costs become and stay affordable?

Provide data for policy-makers to set funding levels




does it cost, to be sure energy costs stay affordable?

Provide data for policy-makers to set funding levels

Provide guidance to housing providers


Processo Set project scope (mid-late 2009)o Meeting with stakeholders to set

definitions (January 2010)o Analysis and meetings with oversight

committee (2010) o Draft report to stakeholders (Jan 2011)o Final Report to Stakeholders o Final report (March 2011) o Materials for and presentations to policy

makers (2011)


The Starting Point

Gather housing community stakeholders to reach consensus on terms for analysis:

What is “near term”?What is “long term”?

What is acceptable energy cost?What fuel cost and escalation rate should be

planned for?


The Oracle Process


The Oracle Speaks

DEFINITIONS for “near term” affordableo Current fuel cost: Oil $3.00/gallon o Near Term: 15 years -- 2025o Escalation rate (how fast fuel costs rise on

top of inflation): 5.25% low and 10% higho Acceptable $PUM in 2025: $75

o In 2010 dollarso total energy cost for heat and hot water for

project divided by # of units


Roadmap to Energy Affordability

“near term affordable”

For 15 years energy costs will not effect affordability


Roadmap to Energy Affordability

”long term affordable”

energy costs will be so low as to not effect affordability for the

foreseeable future


long-term affordable Cost for Cost for Total Cost

Rehab PV for Rehab + PV Only Only Total Existing Unit -- $$$$$$$$$ $$$$$$$$$ Low level $$ $$$$$ $$$$$$$ Rehab Level 2 $$$ $$$$ $$$$$$$ Rehab Level 3 $$$$ $$$ $$$$$$ Rehab Level 4 $$$$$$ $$ $$$$$$$$ Rehab


permanently affordable Cost for Cost for Total Cost

Rehab PV for Rehab + PV Only Only Total Existing Unit -- $$$$$$$$$ $$$$$$$$$ Low level $$ $$$$$ $$$$$$$ Rehab Level 2 $$$ $$$$ $$$$$$$ Rehab Level 3 $$$$ $$$ $$$$$$ Rehab Level 4 $$$$$$ $$ $$$$$$$$ Rehab


Housing Types

Description of housing types

Townhouses, slab-on-grade, typically 1970's/1980's vintage

Larger downtown buildings, multi-unit, older buildings, usually historic to some extent.

Double loaded corridor, newer construction, typically 20 - 40 units, built since 1988. Likely form for much future new construction of affordable housing

Older Houses/Small Apartments - Typical housing project that often includes several smaller, maybe scattered buildings, either built as apartments or changed from single family to multi-family. Costs calculated at time of rehab

3-story with townhouses + some apartments, slab on grade, built partially into hillside, primarily individual entrances, typically 1970's/1980's vintage


Analysis ProvidedFor each housing type:

o List of efficiency measures to reach PUM’so Near term affordableo Long term affordable

o Cost of efficiency measures to reach PUM’s o Near term affordableo Long term affordable


Analysis Provided

Note on PUM’so Heat and hot water only – the agreed upon

metric

Bonus PUM’s providedo Heat and hot water plus apartment

electricityo All building energy use, including house

meter


Typical Results -- for 4-Unit Townhouse


Typical Results -- 4-Unit Townhouse

Townhouse (Pleasant St) PUM in Year 15Low Escalation Rate (5%)

$-

$50

$100

$150

$200

$250

$300

As Was Near term, 2010Retrofit, Wood Pellets+50% Solar hot water

(+slab edge ins.)

Near Term, Oil Only Permanent, Oil + 75%solar hot water

Permanent ASHP +75% solar hot water*

PUM

Heat, hot water and electricityheat and hot water only


Typical Results -- 4-Unit Townhouse

Near Term, Wood Pellets +50% Solar hot water

Near Term Affordable, Oil

Envelope OptionsWalls Add 1" foil-faced isocyanurate

exterior under sidingAdd 2" foil-faced isocyanurate exterior under siding

Windows Low-E R-3.3 windows Change from R-3.3 to R-5 triple glazed, FG or high performance wood windows

Attic Change to R-55 from R-38 Change to R-55 from R-38

Slab Add 2" foam to edge of slab, total 24" depth

Add 2" foam to edge of slab, total 24" depth

Air leakage target Reduce to 0.35 NACH (1800 cfm-50)

Reduce from 0.35 NACH to 0.10 (525 cfm-50)


Typical Results -- 4-Unit TownhouseNear Term, Wood Pellets +50%

Solar hot waterNear Term Affordable, Oil

MechanicalsVentilation exhaust only ventilation One Venmar Eko EC motor HRV

per unit (replaces exhaust only)

Heat Wood pellet fired boiler, oill backup

retain oil boiler

Change pump to efficient variable speed pumping


Hot water 50% solar hot water +pellet and oil boiler backup

Retain oil boiler heating of hot water

Lighting Energy Star Energy Star


Typical Results -- 4-Unit TownhouseLong Term Affordable, Oil +

75% solar hot waterLong Term Affordable, ASHP +

75% solar hot water

Add 4" foil-faced isocyanurate exterior under siding

Add 4" foil-faced isocyanurate exterior under siding

Change from R-3.3 to R-5 triple glazed, FG or high performance wood windows

Change from R-3.3 to R-5 triple glazed, FG or high performance wood windows

Change to R-55 from R-38 Change to R-55 from R-38






Typical Results -- 4-Unit TownhousePermanently Affordable, Oil +

75% solar hot waterPermanently Affordable, ASHP +

75% solar hot waterMechanicalsVentilation One Venmar Eko EC motor HRV

per unit (replaces exhaust only) One Venmar Eko EC motor HRV per unit (replaces exhaust only)

Heat retain oil boiler Air source heat pumps


Hot water Solar hot water, 75% SDHW (Large drainback system), boiler backup

75% SDHW (Large drainback system) electric backup

Lighting LED exterior lighting with time clock and photocell control

LED exterior lighting with time clock and photocell control



Pleasant Street -- Building A1 Number of units 4Costing Summary [1] Sq.ft. total 3,140 Building Type: Townhouse

Near Term Affordable, Pellets +

Solar Hot Water


Permanently Affordable, Oil +

Solar Hot Water

Permanently Affordable, Heat

Pumps + Solar Hot Water

Wall Insulation $27,486 $32,457 $39,409 $39,409Windows and doors [2] $16,773 $23,543 $23,543 $23,543Slab edge insulation $12,973 $12,973 $12,973 $12,973Attic insulation from R-38 to R-55 $2,162 $2,162 $2,162 $2,162Additional air leakage reduction $3,225 $3,225 $3,225

Ventilation, exhaust only or heat recovery [8] $2,000 $17,861 $17,861 $17,861Solar hot water [5] $10,560 $21,120 $21,120Wood pellet fired boiler [3] $25,000Oil-fired boiler [6] $15,000 $15,000 $15,000Air source heat pump [7] $27,500Hot Water $4,000 $4,000 $4,000 $4,000Highest efficiency common lighting and controls [4] $1,500 $1,500Variable speed pumping $500 $500

Subtotal $116,000 $112,000 $141,000 $153,000Overhead, profit [1] $23,200 $22,400 $28,200 $30,600

TOTAL $139,000 $134,000 $169,000 $184,000Cost per unit $35,000 $34,000 $42,000 $46,000Cost per sq. ft. $44 $43 $54 $59


Pleasant Street -- Building A1 avg unit sq.ft 785 15-Nov-10

Four Unit Townhouse degree days 7700SUMMARY OF DATA

As Was 2010 Retrofit, oil only

Near Term, Wood Pellets

+50% Solar hot water


Permanently Affordable, Oil +

75% solar hot water

Permanently Affordable, ASHP +

75% solar hot water

Roof R 32 55 55 55 55 55Wall R 15 22 22 27 40 40Window R 2.0 3.3 3.3 5.0 7.0 7.0Slab Edge R 0 0 10 10 10 10Slab Under R 10 10 10 10 10 10ACH, natural 0.50 0.35 0.35 0.10 0.10 0.10cfm50 2,625 1,838 1,838 525 525 525 cfm50/sq.ft shell [6] 0.55 0.38 0.38 0.11 0.11 0.11Vent heat recovery 0% 0% 0% 65% 80% 80%ACH with venting [1]. 0.79 0.69 0.69 0.33 0.23 0.23

Heat fuel Oil Oil Wood pellets Oil Oil ASHP % efficient 0.83 0.83 0.83 0.83 0.83 2.3DHW fuel Oil Oil Wood + Solar Oil Solar + Oil Solar + ASHP

backup % efficient [5] 0.78 0.78 0.78 0.78 0.78 1.0Loads

MMBtu/yr-unit heat 29 20 20 10 9 5Btu/sq.ft.-dday heat 4.9 3.2 3.2 1.6 1.4 0.8Btu/sq.ft-yr heat 37,000 25,000 25,000 13,000 11,000 6,000

EnergyMMBtu/yr-unit heat 35 24 24 12 10 2.1MMBtu/yr-unit DHW 7.1 7.1 3.6 7.1 1.8 0.9

PUM yr 15 [3] heat + DHW only [4] $171 $108 $70 $81 $36 $25 heat + DHW + elec [2] $261 $199 $161 $173 $128 $117 all including common $261 $199 $161 $173 $128 $117


Results for Older Small Building/Duplex

Near term:

•75% Solar hot water

•Heat recovery ventilation


Results for Double Loaded CorridorNear term:

• 50% Solar hot water

• Heat recovery ventilation

Long Term:

• 75% Solar hot water

• HRV

• Pellet boiler or ASHP


General Results -- Cost per Unit

Average Cost to Reach Energy Affordability

$0

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

Older SmallerHouses/

Apartments

4-unitTownhouse

12-unitTownhouse/apartment

OldDowntownApartments

NewerDoubleLoadedCorridor

Average Near TermPackageAverage Long TermPackage


General ResultsROADMAP FOR HOUSING AFFORDABILITY 15-Feb-11

Energy Use and PUMBy Housing Type

Housing Type Package #1

Package #2

Package #1

Package #2 [3]

Package #1

Package #2

Package #1

Package #2

Older Smaller Houses/ Apartments 21 8 $81 $60

4-unit Townhouse 28 21 9 3 $70 $81 $36 $2512-unit Townhouse/

apartment 17 21 4 4 $65 $81 $17 $26

Old Downtown Apartments [2] 21 21 12 3 $73 $52 $19 $26

Newer Double Loaded Corridor [2] 19 21 12 5 $75 $52 $30 $37

[1] Heat and hot water cost only, Low escalation rate[2] Average of two case studies

Annual MMBtu Fuel Use per Unit Per Unit Monthly (PUM) [1]Near-Term Affordable

PackagePermanently Affordable

PackageNear-Term Affordable

PackageLong Term Affordable

Package


Why is there no “payback” analysis?

o Goal is to determine what budget is required to reach energy affordability

o “Pay-back” analysis favors short term, high rates of return

o Full cost-benefit analysis is relevant where budgets require triage


Why is quickest “payback” the wrong way to decide what to do?For typical 3’ x 5’ window

R MMBtu/yr Oil Cost Cost "Payback"Existing 1.0 3.0 113$ Moretite+shrink wrap 1.8 1.6 61$ 34$ 0.7Add storm 1.8 1.6 61$ 200$ 4New low-e window 3.3 0.9 35$ 480$ 6New R-5 triple window 5.0 0.6 17$ 800$ 8


Why is quickest “payback” the wrong way to decide what to do?For typical 3’ x 5’ window

R MMBtu/yr Oil Cost Cost "Payback"Existing 1.0 3.0 113$ Moretite+shrink wrap 1.8 1.6 61$ 34$ 0.7Add storm 1.8 1.6 61$ 200$ 4New low-e window 3.3 0.9 35$ 480$ 6New R-5 triple window 5.0 0.6 17$ 800$ 8

The quickest “payback” does NOT lead to near- or long-term affordability!


Process for Maximizing Energy Affordability with Limited $$

o Start with Design Requirements Table


Design Requirements TableRoadmap for Housing Affordability 25-Jan-11

Designers Checklist: Metrics for Energy Affordability

Project Name: Date:Designer:

Building Enclosure

Design Team Approach in Present project

Item Performance Prescription Performance Prescription To be filled out by design team

Air sealing 0.10 ACH (0.08 cfm50/sq.ft. shell) [1]

Continuous air barrier detailed in drawings, blower-door guided air sealing with numerical maximum air leakage spec (cfm50/sq.ft. shell), sealants ann membrane flashings at band joists, foundation, windows, low-air-leakage windows, air sealed attic floor, air-tight attic hatch

0.05 ACH (0.04 cfm/sq.ft. of building shell)

Continuous air barrier detailed in drawings, blower-door guided air sealing with numerical maximum air leakage spec (cfm50/sq.ft. shell), sealants ann membrane flashings at band joists, foundation, windows, low-air-leakage windows, air sealed attic floor, air-tight attic hatch

Wall insulation [2]

R-16 (actual, considering thermal bridging)

Fill 5.5"" cavities with cellulose R-28 (actual, considering thermal bridging)

Fill 5.5" cavities with cellulose, add 2" foil-faced isocyanurate foam to exterior

Windows R-3.3 or better NFRC whole window insulation value, low solar heat gain coefficient all orientations [3]

R-5.0 or better NFRC whole window insulation value; air leakage rates 0.2 (cfm/sq.ft. at 0.3" water) or lower for double hung 0.03 or lower for all others

Triple glazed, two low-e layers, argon fill, thermally broken glass spacers, fiberglass, vinyl or high performance wood frames

Flat Attic Ceiling

R-40 to R-60 (actual, considering thermal bridging)

11" - 16" of cellulose with minimal thermal bridging, attic hatch to match insulation value

R-50 to R-60 (actual, considering thermal bridging)

13" - 16" of cellulose with minimal thermal bridging, attic hatch to match insulation value

Housing Type: New Double Loaded Corridor

Near-Term Affordable Permanently Affordable


Process for Maximizing Energy Affordability with Limited $$

o Start with Design Requirements Tableo Use energy modeling and cost estimating

to optimize package of measureso Favor measures that can’t be redone easilyo Favor measures with longer lifeo Match maintenance requirements to providero Install renewables where possible


Implications of the study

o Current energy practices are leading to an operating cost crisis




o Necessity of educating developers and designers





o Working with policy makers, includingo Balancing first costs with operating costso Finding funds to support affordability





o Working with policy makers, includingo Balancing first costs with operating costso Finding funds to support affordability

o So what’s come out of the study?

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Policy Implications

Funding Standards:

• VT Housing Finance Agency - Consideration• VT Housing & Conservation Board - Consideration• VT Department of Housing & Community Affairs - Consideration• Efficiency Vermont - Implementation

Energy Efficiency UtilityAffordable housing energy goals are advanced of utility cost effectiveness screening

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Policy Implications

Glazing, U-Factors

Roadmap, near term, range .20 - .30

Roadmap, long term, range .14 - .20

2005 RBES <= .40

2011 RBES <= .32

2012 Efficiency Vermont MFENERGY STAR

<= .30*

Proposed Funder Standards <= .30

* Higher U-values allowed with higher SHGC

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Policy Implications

Flat Ceiling, R-Value

Roadmap, near term, range 55 - 60

Roadmap, long term, range 60 - 80

2005 RBES 38

2011 RBES 49

2012 Efficiency Vermont MF 55

Proposed Funder Standards 60

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Policy Implications

Wood Frame Wall, R-Value

Roadmap, near term, range 19 - 27

Roadmap, long term, range 27 - 40

2005 RBES 19

2011 RBES 20 (or 15 c.i.)


Proposed Funder Standards 25

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Policy Implications

Wood Frame Floor, R-Value

Roadmap, near term, range 40

Roadmap, long term, range 50

2005 RBES 30

2011 RBES 30


Proposed Funder Standards No requirement

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Policy Implications

Air Infiltration Performance Testing

Roadmap, near term, range .9 – 5 ACH 50

Roadmap, long term, range .4 – 1.2 ACH 50

2005 RBES No requirement

2011 RBES 5 ACH 50

2012 Efficiency Vermont MF (1) 4 ACH 503 ACH 50 (2)

Proposed Funder Standards (1) 3 ACH 502 ACH 50 (3)

1. Compliance with Air Sealing Protocol2. With ENERGY STAR certification3. New Construction projects

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Policy Implications

Air Sealing Protocol

Air Barrier Description / Drawing demonstrating:

Closure

Integration (connections)

Full Alignment

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Source:“ROADMAP” INTEGRATION REPORT

Steven Schenker, AIA, LEED APJanuary 2012

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Policy Implications

Boilers (oil)

Roadmap, near term, range 83 – 86%

Roadmap, long term, range 83 – 86%

2005 RBES 80 – 87%

2011 RBES No requirement

2012 Efficiency Vermont MF (1) 85 – 91%

Proposed Funder Standards (1) 91%

1. Compliance with Mechanical Protocol

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Policy Implications

Mechanical Design Protocol

Based on the Mechanical System Optimization Guide, 2011,

a report on the design and procurement of mechanical systems for multi-family housing

by Cx Associates, LLC.

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Policy Implications

Mechanical Design Protocol• Clarify Conflicts

• Facilitate the Process

About the process:

• OPR – Owner Project Requirements

• BoD – Basis of Design

• Training

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Policy Implications

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VHCB’s PSB Testimony:…vitally important because:

1. Protects a multi-hundred-million-dollar public investment in affordable housing by taxpayers;

2. helps Vermont meet its climate energy goals;3. protects an extremely low-income, elderly and disabled

population;4. avoid the need to add a new class of users to the Low-Income

Home Energy Assistance Program; 5. it will maintain as affordable housing both historic

structures that contribute to Vermont's sense of place and many buildings that provide by their location access to services for residents without reliance on an automobile; and

6. it provides a critical level of housing stability for the most vulnerable populations

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Affordable Housing & the ‘Energy Standards Environment’

• 2011 VT Residential Building Energy Code

• 2011 VT Commercial Building Energy Code

• ENERGY STAR Version 3

• Efficiency Vermont Multifamily New Construction /

Major Rehab program updates

• VHCB / VHFA funding standards

• National funders requiring additional standards

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http://www.vhcb.org/publications.html

Scroll down, or click on “Training Materials”

A Roadmap to Housing Energy Affordability

http://www.vhcb.org/roadmapsm.pdf

Mechanical System Optimization Guide

http://www.vhcb.org/pdfs/optimization-sm.pdf

Made possible with the generous support of the John D. and Catherine T. MacArthur Foundation

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