GREEN It’s What We Do.

Green Single Family Housing Rehabilitation

Presented by: Chuck Robbins, DirectorClackamas County’s Community Development Division

GREEN Three Fundamental Objectives

What is “Green building”?

Think of green building as the convergence of three fundamental objectives:

1. Increase energy efficiency

2. Conserve natural resources

3. Improve indoor air quality

Stop Heat Loss

GREEN Conserve Natural Resources

Conserve Natural Resources

Engineered lumber products such as wood fiber laminates and oriented strand board, utilize fast growing farm trees as an alternative to old-growth forests.

Recycled-content decking, insulation, reclaimed lumber and other products divert waste from landfills, while providing quality and durability that often exceed conventional materials.

GREEN Improve Indoor Air Quality

Improve Indoor Air Quality – why?

• EPA reports that the air in new homes can be ten times more polluted than outdoor air!

• New England Journal of Medicine says;40% of children will develop respiratory disease, in part, due to the chemicals in their homes!

GREEN Fourth Objective

Single Family Housing Rehabilitation

Requires a fourth objective:

GREEN Do No Harm

Objective #4 – “Don’t Just Treat the Symptoms”

Green Rehabilitation requires that we understand how the house operates. To do this you need to perform technical diagnostics in addition to a regular property inspection.

The scope of work is developed from:

• What conditions are present • What products exist in the home• How the house functions as a system

It’s all about air movement A

ir le

akin

g in

to th

e ho

use

Air leaking out of the house

Introduce Green One Step at a Time

Take it One Step at a Time

Start with the easiest…

Offer green products as an alternative

Step #1Offer green products

• Increase Energy Efficiency

• Higher Quality, Environmentally Sound Products

• More Durable/Lower Maintenance Products

• Healthier Products & Practices

• Products & Practices that Provide:

1. Greater Comfort

2. Lower Utility Bills

 

Step #2Identify Challenges

Challenge #1

Understand that Green isapproached differently innew construction than inrehabilitation

Challenges of “Green” in SF Rehabilitation

What are the challenges of incorporating cost effective green improvements into an existing single family rehab program?  

Typical Progression for New Construction

LEED Silver Home Certification

Choose Parcel/Lot

Planning & Design

Construction

Green Housing Unit

Begins with the identification of the intended certification goal…

“I want a LEED Silver home”

Project progresses through design and construction

phases until certification is awarded… completion is

signified by commissioning and occupancyCertification

Awarded

Typical Progression for Rehab Projects

Begins with an occupied, existing home

Inspection& Testing

Identify Needs & Opportunities

Scope and Specifications

Construction

Inspection & Verification Testing

Safe, Healthy, & Efficient Home

Initial Inspection & Diagnostic Testing - Energy Audit

Determine scope, write specifications, & complete work

What have we done??? You can only guess unless you verify results – Energy Audit

(The Bottom Line)

GREEN Challenges

Challenge #2 – There are no existing standards for Rehabilitation

Most existing standards are written for NEW construction or multifamily development = “Green Home Certifications”

GREEN Challenges

Challenge #3 – Lack of green knowledge

Education needed for homeowners & contractors because both lack knowledge of:

• Green building concepts

• Energy saving techniques

• Proper installation

• Proper maintenance

• Why we are incorporating green building

GREEN Challenges

Challenge #4 – Setting Your Standards

Research and determine the level of green you wish to attain in your program

• energy efficiency

• energy saving products

• rebates and tax incentives

• energy audits

Energy AuditPre Audit:

• Analyze utility billing history• Interview occupants• Pressure testing - Blower door test• Duct pressure testing• Furnace efficiency measurement• Infrared detection of air leakage and insulation deficiencies• Physical Inspection

Mid-Project “Cover Inspection” to verify:

• Duct Fastening/Connections• Duct sealing/Mastic application• Baffling for insulation Post Audit:

• Pressure testing of conditioned spaces - Blower door test• Duct pressure testing• Infrared detection of air leakage and insulation deficiencies• Physical Inspection

GREEN Challenges

This home needs $ This family needs

Challenge # 5 - Needs vs Budget

GREEN Challenges

Challenge #6 – Local Resources

• Which green products are available locally?

• Which techniques can be used in your region?

• Which products are designed to be used in your region?

• Where can products be taken to be recycled?  

GREEN Solutions

Step 3 Add Tools to solve the challenges

GREEN Solutions

Solution #1 – Adopt a set of green standards

We adopted portions of:

Enterprise Green Communities Criteria 2008The Criteria sets out environmentally responsive building practices and provides a cost-effective framework for green building strategies.

• Provides standards for both substantial & moderate rehab

2011 Enterprise Green Communities Criteria – now available

GREEN Standards

Examples of Enterprise Green Criteria:

Efficient Energy Use: Moderate & Substantial RehabImplement measures that will improve building energy performance by15% from pre-renovation figures.

Water-Conserving Appliances & Fixtures: Moderate RehabInstall water-conserving products when replacing fixtures :toilets – 1.3 GPF; showerheads – 2.0 GPM; kitchen faucets – 2.0 GPM; bathroom faucets – 2.0 GPM.

Low / No Volatile Organic Compounds (VOC)Paints & PrimersSpecify that all interior paints and primers must comply with current Green Seal standards for low-VOC limits.

GREEN Specifications

Solution #2 – Develop green specifications

We took & combined requirements from these sources:

• Enterprise Sample Single Family Green specifications

• CCWX Oregon state weatherization specs

• ICC international codes

• State building codes

• State energy requirements 

GREEN Specifications

Example of regular rehab specification:

REPLACE COUNTER TOP, PLASTIC LAMINATERemove existing damaged counter top/backsplash and dispose of off site. Furnish and install new counter top and backsplash. Materials to consist of high-pressure laminated plastic counter top 1/16" Formica or equal, metal cove and cap trim, or equal, securely bonded to 3/4" particle board with self-edging and backsplash. Style and color selection by owner. Counter top shall be scribed to existing walls and secured front and rear to cabinets. Installer shall use sealant caulking between adjacent walls and counter top or backsplash.

GREEN Specifications

Example of Enterprise Sample SF Green specification:

REPLACE COUNTER TOP, PLASTIC LAMINATE [GREEN SPEC] Dispose of existing counter top. Field measure for sizing. Seal all bare wood and wood composite surfaces including the undersideof the countertop with a low-VOC sealant. Screw to base cabineta square edged plastic laminate counter top. Provide end-capsand cutout for sink. Caulk countertop to adjoining walls with low-VOC caulking to match wall color. Owner's choice of in-stock color and texture.

GREEN Solutions

Solution #3 – Identify your local partners  

Our partners:

A. Local Rehab Program

B. Weatherization

C. Office of Sustainability

GREEN Solutions

Solution #4 - Redesign Single Family Rehab Program 

Holistic Approach - Adopt a holistic, comprehensive approach to rehab by incorporating green building, sustainability and energy efficiency as a combination of:

• Increasing energy efficiency

• Conserving natural resources

• Improving indoor air quality

• Determining existing conditions

GREEN Solutions

Change requirements to achieve cost effective green rehabilitation:

Require green rehab as part of rehab

Require energy audit on full rehab project

Require education for contractors & homeowners

GREEN Solutions

Solution #5 – Look toward tomorrows trends for today’s guidance

Many federal and state departments are taking a new comprehensive systems approach by focusing on

“Safe & Healthy Homes” 

Healthy Home

&

GREEN Current & Future Trends

Safe & Healthy Housing

DOE - Weatherization Plus Health Initiative

CDC - Healthy Homes Initiative

USDA - Healthy Homes Initiative

HUD - Healthy Homes Program

HUD - Healthy Home Rating System (HHRS)

GREEN It’s What We Do.

HUD – SHHIP

Safe & Healthy Homes Investment Partnerships

HUD competitive rounds of funding + pointsSHHIP promotes local partnership alignment of health, energy and housing programs and will reward these partnerships with local SHHIP designation and bonus points on upcoming NOFA's.

GREEN It’s What We Do.

RESOURCES:

GreenBuilderAdvisor – Resource for building, designing and remodeling green homeshttp://www.greenbuildingadvisor.com/ Enterprise Green Communities2012 Enterprise Green Communities Single Family Rehabilitation Specificationshttp://www.enterprisecommunity.com/solutions-and-innovation/enterprise-green-communities State of Oregon - Oregon Housing and Community Services Site Built Housing and Mobile Home Weatherization Specifications for the State of Oregon Weatherization

Assistance Program©http://www.oregon.gov/ohcs/crd/sos/docs/wx_specs_2011_state_of_oregon_plus_december_updates.pdf Energy Trust of Oregon – Existing Homes2012 Weatherization Specifications Manualhttp://energytrust.org/library/forms/HES_WX_Manual_2012.pdf

GREEN It’s What We Do.

CLACKAMAS COUNTY CONTACTS:

Housing Rehabilitation – (503) 655-8591

Kathy Rock – kathy@co.clackamas.or.us

Rob Morris – rmorris@co.clackamas.or.us

Weatherization (503) 650-3339

Jacque Meier – jacquemei@co.clackamas.or.us

Office of Sustainability – (503) 742-4455

Susan Ziolko – susanz@co.clackams.or.us