Green Real Estate NSCC - RES 130 Online

Week 4 Energy Performance

Cate O’dahl, Instructor

Recap Site & Water Relationship of the Building to Water Issues on Site

Critical Areas Site Hydrology Stormwater Runoff

Low Impact Development Green Landscaping Design

Site Protection Water Conservation

Green Products for Site & Water Built Green and Site & Water Talking about Site & Water for Real Estate Clients

Clearwater Commons Site PlanBothell, WA

Energy Performance Learning Objectives Understand and Differentiate between Built

Green and NW Energy Star for Homes Effectively communicate to

clients about each of the rating systems and how they affect price, resale value, and marketability

Describe hot topics such as the federal E-scale program to document energy efficiency

Define examples of energy saving products and practices

Energy Performance Overview

Energy Performance is a complex and vast subject

This class is meant to be an overview applied to information pertinent to green real estate

Energy Performance Overview

Energy Performance and Indoor Air Quality are closely related Build It Tight, Ventilate Right Improvements in energy performance

from tightly sealing the envelope can affectthe indoor air quality within the envelope

Energy Performance and the MLS

NW Energy Star Homes Program – 3rd Environmental Certification in the NWMLS http://www.northwestenergystar.com ENERGY STAR® homes are better built, more

comfortable homes that save you money on your utility bills every month.  Every Northwest ENERGY STAR certified home has been built to meet energy efficient guidelines set forth by the Environmental Protection Agency. From energy efficient windows to advanced heating and cooling systems, ENERGY STAR homes guarantee greater savings, comfort and peace-of-mind. Simply stated, ENERGY STAR homes are built better for you and the environment.

Source: northwestenergystar.com

NW Energy Star HomesFeatures + Benefits

Properly Installed Insulation Comfort, Less Noise Air Tight Home Eliminates Drafts, Improved IAQEnergy Efficient Windows Save Money, Comfort,

Reduced Fading for furnishingsEfficient and Correctly-Sized Mechanical Equipment Comfort, Lasts Longer, Saves Money

NW Energy Star HomesFeatures + Benefits

Mastic Sealed Ductwork Healthier Air Quality

Combustion Safety Protects Occupants from CO2

Lighting Produces greater well-being

Energy Star Built-in Appliances Saves Money

NW Energy Star – Builder Option Package

NW Energy Star Program is Different from the National Program due to the greater commitment to energy efficiency existing in the Pacific Northwest NW Energy Star

homes are at least15% more efficientthan code-builtnew homes in the Pacific Northwest

NW Energy Star – Builder Option Package (BOP)

Prescriptive Path NW Energy Star provides specific strategies

to achieve the desired features and benefits

Available for Single Family and Multi-Family

Must work with Energy Star Verifier Third-party verification required for each

project

Tax Credits and Incentives May Apply These can affect price, resale value, and

marketability

                                                

Why Energy Efficiency? Saves Residents Money Reduces use of Fossil Fuels More than 90% of all the oil that’s

been consumed since the dawn of the

petroleum age (mid-1880’s) has been consumed during the last 50 years

Reduces Greenhouse Gases The primary combustion product

given off when fossil fuels are burned is CO2

How to Apply Reductions in Greenhouse Gases to everyday living?

Put Global Issues into Everyday Terms that Emphasize What Everyone Can Do Replacing 10 (ten) 75-watt

incandescents with 23-watt CFLS reduces almost 1 ton of CO2 gases per year

Energy upgrade from standard insulation levels to super-insulation reduces almost 20 tons of CO2 gases per year

Super-Insulation Most Efficiencies are Gained by Integrated Design see page 59 in your textbook

Create Airtight Envelope Seal all penetrations Install air barrier

Consider Innovative Envelopes Advanced Framing Structural Insulated Panels

(SIPs) Strawbale

House as a SystemIntegrated Design Considers how air flows into and out

of the house Allows for

control of the size of required mechanical systems

Insulation Options Materials Most common – fiberglass batts – can be IAQ

problem when not properly installed Cotton Batts – can have recycled content Blown-in Cellulose – superior performance Sprayed Foam – superior performance but

potential IAQ problem Rigid Foam Boards – mostly used as air barrier

Insulation & Performance

Performance – Actual energy performance can be different from the expected energy performance if the insulation material is not installed properly Thermal Bridging – Insulation effectiveness also depends on the structural support that is not covered by insulation - wood, and especially steel studs reduce the R-value, the materials resistance to heat flow

Example of poorly installed fiberglass batts

Moisture ControlToo much moisture and moisture that gets trapped in the wall or ceiling cavities can lead to:

Structural deterioration Degraded insulation

performance Serious indoor air quality

problems

Appropriate strategies vary depending on climate, envelope type, and condition of the home

Proper Moisture Control

Prevent plumbing leaks Stop water from leaking into envelope Install rain screen

Prevent condensation from occurring on surfaces inside the house Proper ventilation

Block air leakage through the envelope Install air barrier

Slow down diffusion of water vapor

Example of a Rain Screen

Windows Provide views, and also function

Functionality depends on climate and location of the windows in the home

Integral to Passive Solar

Related to ventilation

U-Values measure how much heat flows through a material given time and temperature gradients – are inversely proportional to R-values

Proper Window InstallationThe way in which you install windows affects how well the windows will perform You need a good seal – one that guides water

around the window opening and keeps the interior wall protected and dry

Use window flashing instead of caulk to increase protection from the weather and because caulk will fail in time

Window are the potential weak point in your envelope for moisture intrusion Use the right product and install correctly to

prevent water leakage, mold, warping, and structural damage

Window Flashing Material installed around windows to prevent water from entering between gaps in adjoining building surfaces Wind-driven rainwater can enter small

spaces left between the frame, or casing, of a window and the siding, or trim

3 basic types: Sheet metal, vinyl, and tape

3 Basic Types of Window Flashing

Sheet metal varieties are widely used Includes aluminum, copper, zinc, and steel Durable and easy to install, yet can be difficult

to work

Vinyl window flashing Also called PVC flashing and is inexpensive Easy to work with and can be cut to fit difficult

areas, but not strong and may snap in cold temperatures

Tape flashing, also called self-adhering membrane The newest form of window flashing Easy to work with, but may degrade in high

temperatures or in ultra violet light

Best Practices for Window Installation

Use peel-and-stick window flashing Forms a watertight seal around the

window and seals tightly over nails and staples

This is an advantage over ordinary contractors' tape and caulk

Heating EquipmentIntegrated Design allows for properly sized heating equipment – it is possible todramatically downsize heating equipment

Types of Heating Equipment Ducted Systems (Forced Air) –

Gas or Propane Furnace or Heat Pumps Hydronic Systems Radiant-Floor Electric

Heating EfficiencyForced Air Distribution can be very inefficient due to duct leakage, which can degrade overall efficiency by 30% or moreDucted systems also can have indoor air quality concerns

Hydronic systemsBase board hot-water heating

Offers comfortable, even heat, quieter than forced air, requires less energy to move the heat from the boiler, and allows for easy zoning, eliminates drafts and cold spots

Radiant floor heat Requires specific flooring options, which may pose a

problem for consumers, but are comfortable and quiet, eliminates drafts and cold-spots

More expensive to install than conventional methods or compared to base board hydronic systems

Is slow to respond, which can frustrate consumer, often leading to overheating when they system is “cranked up” to encourage more heat, which in turn can lead to problems with selected flooring, especially hard wood floors (personal experience working at Ecohaus!)

Electric systems

Electric currently has two options – electric resistance and heat pumps Initial installation is less expensive Currently, an

expensive option for operation

Easy to zone

Water Heating, Appliance, & Lighting

These figures depend on the climate, they represent a national average

Green Products for Energy Efficiency

A.

B.

C.

D.

E.

F.

G.

Green Products for Energy EfficiencyA. Caulk Gun

Cheapest way to seal penetrations, ideal for Do-It-Yourselfers conducting home improvements

B. Flashing Is the most effective way to seal windows to the

frame and building extensions to the frame

C. Programmable thermostats Helps operators manage heating and cooling, best

way for occupants to reduce utility bills without conducting retrofits or other energy performance installation upgrades

D. CFLs – Compact Fluorescent Lights Simple easy way to conserve energy if they replace

incandescents

Green Products for Energy EfficiencyE. Moisture meters

Help you avoid wet building materials that can add to structural failure and add to poor IAQ

F. Solar hot water heating A very affordable option in the Pacific NW

G. Photovoltaic panels Converts sun energy to electricity to run

the home’s appliances and systems Are relatively expensive to install at this

time, however government rebates may be available to offset installation costs

Performance Testing

Home Performance WashingtonA.

B.

C.

D.

Home Performance Testing Duct-Blaster Testing A. Monitor for a Duct-Blaster Test

Test used by Energy Auditors to determine relative amount and location of leaks in ducted forced-air systems

B. Duct-BlasterUse a smoke machine to blow smoke into the sealed ducts of the forced-air system to help locate leaks

C. Smoke filling a roomThis home was preparing to put up sheet-rock the next day, because with traditional construction and NO third-party testing, a forced-air system installed such as it was would have been overlooked. Because of the Energy-Star required Third-Party Verification, this home was able to fix the leaky ducts and create a higher performing heating system for the new occupants. Otherwise, this problem is never captured before the sheet-rock goes up! And, unfortunately, that is how most new homes are constructed.

Home Performance Testing Blower-Door Testing D.Blower-Door Test

A test to determine the air leakage in a home. It uses a variable-speed fan to pressurize or depressurize a house. The pressure difference between the inside and outside air at various fan-induced pressures indicates the amount of air leakage. An Energy Auditor looks around the house to pinpoint locations where there are leaks and reports to the building on cost-effective measures to seal the leaks

What’s the Value of Home Performance Testing?

Saves on energy utility bills for consumers

May be used to qualify homes for federal tax

credits, local rebates and utility incentives

Federal E-Scale Program or EnergySmart Home

Scale The U.S. Department of Energy (DOE) has posed a

challenge to the homebuilding industry - to build 220,000 high performance homes by 2012. The initiative is called the Builders Challenge, and homes that qualify must meet a 70 or better on the EnergySmart Home Scale (E-Scale). The E-Scale is a scale that allows homebuyers to understand - at a glance - how the performance of a particular home compares to that of others.

Innovative Strategies for Better Energy Efficiency and Use

A.

B.

C.

D.

Innovative StrategiesA. Photo-voltaic solar panels

Converts sun energy to electricity to run the home’s appliances and systemsAdvances in technology and stimulus incentives are helping to bring the cost down and making PV’s more accessible to the general public

B. Geo-thermal heat pumpsA. A geothermal heat pump or ground source heat

pump (GSHP) is a central heating and/or cooling system that pumps heat to or from the ground. It uses the earth as a heat source (in the winter) or a heat sink (in the summer). This design takes advantage of the moderate temperatures in the ground to boost efficiency and reduce the operational costs of heating and cooling systems, and may be combined with solar heating to form a geosolar system with even greater efficiency. Wikipedia

Innovative StrategiesC.Advanced framing

Using Optimum Value Engineering techniques, advanced framing results in lower material and labor costs and improved energy performance for the building. While the system can be applied as a whole package, many of its components can be used independently, depending upon the specific needs of the project. OVE uses engineering principles to minimize material usage while meeting model building code structural performance requirements. Toolbase.org (see hyperlink)

Innovative StrategiesD. LED lighting

A Light Emitting Diode (LED) is a semiconductor device which converts electricity into light. LED lighting has been around since the 1960s, but is just now beginning to appear in the residential market for space lighting. LEDs last considerably longer than incandescent or fluorescent lighting. LEDs don't typically burn out like traditional lighting, but rather gradually decrease in light output. Their "useful life" is …about 50,000 hours. They are resistant to thermal and vibrational shocks and perform well when subjected to frequent on-off cycling. Toolbase.org (see hyperlink)They are now available in “screw-in” models, but are currently, very expensive.

Applying Learning Objectives to Built Green® Checklist

Section Three – Energy Efficiency

Six Sub-Sections

Energy Pre-Requisites

430 +/- points Possible

Extra Credit for Innovation

Review the checklist, locate Section Three, find pre-requisites and Extra Credit

Built Green® - Energy Sections

Section – Example

Envelope – Build a Net Zero Energy House

Heating/Cooling Systems – Install Heat Recovery Ventilator

Water Heating – Install Tankless Hot Water Heater

Lighting – Use Light Tubes for Natural Lighting

Efficient Design – Use Building and Landscaping Plans that Reduce Heating/Cooling Loads Naturally

Alternative Energy – House Powered by Photovoltaics

Green Real EstateYour job as Real Estate Professionals is to understand the distinctions and how to communicate those distinctions to your clients

Save on Time, Money, and the Homeowner’s Back!

Add Market Value

Protect Environment

Next ClassIndoor Air Quality

Indoor Air Quality issues

Operations & Maintenance

Next Class – Assignments

Read Your Green Home Chapter Nine “Creating a Safe Indoor

Environment” Optional Reading

Nisqually Building Guide, “Healthy and safe indoor environments”, by Cate O’dahl, page 18

Available via link from the Week 4 Module