2 - buildings must “work” · 2018-07-23 · realtors – green the mls toolkit . appraisers §...
TRANSCRIPT
2-Buildingsmust“work”
Tobehighperformance…
BuildingScienceTranslation:Manageenergy&moisturewithequalintensity…
Howmanywayscanabuildinggetwet?
• Bulkwater• Capillarywater• Air-transportedvapor
• Vaporbydiffusion• (moistureofconstruction)
• Continuouswaterbarrier(WRBintegratedwithflashings)
• Capillarybreaks• Continuousairbarrier
• Vaporretarders(?)
Howmanywayscanabuildingassemblydry?
• Freedrainage(powerful&easy)
• Convective(Strong&harder)
• Diffusion(weakest&hardest)
• Space• Pathwayanddrivingforce• Directionaldryingbymoisturegradient
HP Enclosures
• Continuouswatercontrollayer(“barrier”)
• Continuousaircontrollayer
• Vaporprofile(designateddirectionaldrying)
• Continuousthermalcontrollayer
Howmanylayersinthiswall?• Block• Lathing• Plaster
Howmanylayersintoday’s“typical”wall?
• Exteriorfinish
Two…• Exteriorfinish• Cladding
Three…• Exteriorfinish• Cladding• WRB
Fourandfive…• Exteriorfinish• Cladding• WRB• Sheathing• Framing
Six,sevenandeight…• Exteriorfinish• Cladding• WRB• Sheathing• Framing• Insulation• Vaporretarder• Gypsumboard
Nineandten.• Exteriorfinish• Cladding• WRB• Sheathing• Framing• Insulation• Vaporretarder• Gypsumboard• Primer• Interiorfinish
Onceabuildingassemblygetswet,longtermdryingcomesviadiffusion(darn,theweakestandhardest…)
Vapor Profile (Qualitative…)
1. Determine vapor permeability of each component of assembly
2. Identify least vapor permeable component(s)
3. Assess direction and extent of vapor drive: interior/exterior temperature difference, interior/exterior relative humidities (remember always high to low)
4. Identify/assess drying direction & potential
NOTE: Assumes continuous air barrier—no air leaks
Building Science Guild • Checkyourbusinessatthedoor…
• Yourcompetitionisnottheotherbuildingprofessionalsintheroom;it’sallthebuildingprofessionalsnotintheroom…
• “Youmustlearnfromthemistakesofothers.Youcan'tpossiblylivelongenoughtomakethemallyourself.”SamLevenson
3–youmustbeabletosellwhatyoubuild…
Tobehighperformance:
Traineveryone,includingyoursalesstaff…
Randy Erwin training Ryland Homes sales staff
Putyourmoneywhereyourmouthis—performanceguarantees…
Anintendedconsequenceofourwork:Energybillguarantees
Newhomeprograms:• BigelowHomes
• EnvironmentsforLiving
• ComfortHome
• ArtisticHomes
• TucsonElectricPower
Energybillguaranteesforretrofits?
Existinghomeprograms:
• Masco’sWellHome
• TucsonElectricPower
• GreenHomesofAmerica
IRDigitalThermometers&Cameras
Butbuildingprofessionalscan’twinthehighperformancebusinesspropositionontheirown…
• Realtors• Appraisers• Lenders
Realtors – Green the MLS Toolkit
Appraisers
§ TheAppraisalInstitute’sGreenEducationmaterials
§ Form1004addendum:“ResidentialGreen&EnergyEfficient”
“Green” Lenders
§ GreenStreet(OR)
§ LaconiaSavingsBank(NH)
The underlying issue of payback analysis vs. value transfer
§ Paybackanalysisworksforsingle-owner,short-livedproducts
§ PaybackanalysisALONEdoesnotworkformultiple-owner,durableproducts
Takethenextlogicalstep–connectqualitywithvalue…
TheLLBeanapproachtoproducts,customerservice,thevalueproposition
• Policy:ReturnanyLLBeanproductanytime,inanycondition—getareplacementfree.Logic:Whatcouldbemorevaluablethantoknowhowoneofourproductsperformedovertime?
• Policy:ReturnanyproductthatyouTHINKisLLBean’sanytime,inanycondition—getareplacementfree.Logic:Whatcouldbemorevaluablethantoknowhowacompetitor’sproductperformedovertime?
Integratingart,science,andbusinessisbeautiful.
Thankyou.
SteveBa
czek,A
rchitect