Affordable Alternative in Green Building

Recently, I attended the International Builder Show in Las Vegas. Each year, the show is an opportunity to see the biggest and brightest ideas in the homebuilding industry. This year was no exception. As you might imagine, green building was especially prevalent in the products landscape and the discussions heard throughout the exhibit hall. However, one of the greenest building concepts at the show was not a new technology, but a mainstay in the building industry.

Modular housing has taken a place in the ranks of the green housing crowd, largely due to the efficiency found in manufacturing housing components in a controlled environment. While not directly recognized in most green building programs, the dramatically reduced waste, as compared to on-site construction techniques, of modular housing provides a much higher standard of construction while utilizing the majority of resources.

In this controlled environment, modular home components are built with precision, ensuring each penetration is sealed. The result is a sealed structure that utilizes energy efficiently to heat and cool while providing a healthier indoor environment for the owners. With the addition of other green features like energy efficient lights, low-impact faucets and homeowner education, modular homes provide a green option that is feasible and affordable.

For More Information on Modular Homes, two great organizations to talk to are: CT Valley Homes and Modular Homes, Inc.

Sustainable Steps for Housing

The housing industry continues to struggle and is perpetually on the forefront of the green movement.  Homes and buildings are the most utilized assets and consume the most resources to both build and operate through their useful life.   While builders can include many sustainable features that reduce future power, water and resource consumption, the responsibility to reduce usage is up to the future owner.  Green features are sellable, but the opportunity to reduce ecological impact begins much earlier in the process. Today the focus needs to be on material usage and waste on the jobsite. 

Several misconception exist surrounding material usage and waste.  One major misconception is that if you see no additional material orders, quantity estimates must be accurate.  The reality is, additional orders is a better indicator of performance than no orders at all.  In the best case scenario, only the amount of material needed in the structure would be ordered originally and any mistakes or extra would result in additional orders.  Great for materials, but bad for transportation.  There must be a better way.

As an estimator, I was taught three methods for estimating a homes materials and labor.  These methods are the Good, Better and Best.  Good methods are just that; they are pretty good but fail to rise to the occasion when it is important.  (Pretty Good, by Charles Osgood)  The good method consists of tested Rules of Thumb; methods that get close enough to the right number to ensure extra material is not needed.  The better method starts with a rule of thumb and applies additional thought to the process.  The best method takes an entirely different approach and, in the end, drastically reduces material and labor needed to build a home.

A great example is estimating the stud count for framing.  While less applicable today with the introduction of wall panels in typical home construction, it provides a spectacular example of Good, Better and Best:

• The Good – The rule of thumb for studs tells us that a wall with 16” spaced studs, estimating 1 stud per lineal foot of wall is sufficient to cover studs for the wall as well as king, trimmer and cripple studs needed for door and window framing.  Close, but efficient structures, which are typical in production homebuilding, require a lot fewer studs and incorporate varying spacing based on the structural needs of the wall.
• The Better – The better methods starts at a one stud per foot methodology, then logically backs out studs, based on experience, to produce an end number.  This method is useful for a one-time build, but still leaves a large opportunity for savings, either in less material or saved trips to the jobsite. 
  
• The Best – Taking the entire process back to formula, and putting aside estimating, the best method determines the actual stud usage in the wall, then based on industry cull rates, adds material to the estimates to cover the material in the wall, the cull rate and nothing more.  The best method does not add material for mistakes and what-if’s as the method requires accurate plans and homes built to these plans.
  
• Verification – The best method, because of the estimating methods, creates verifiable numbers.  These quantities, once constructed, can be verified and corrected.  Once a number is verified, it is no longer an estimate, but actual quantities required for construction.
  

Material waste represents a significant cost to both the builder and the end consumer.  Material waste also creates unnecessary impact on the environment through use of raw material, processing (heat, beat or treat) and waste sent to a landfill or down-cycled into less useful products.

To learn more about reducing waste in all construction processes, contact me at sbertasso@truen.com and request a no sales pitch White Paper from Scott Sedam and True North Development.  To learn more about Best Estimating practices, submit a request to thegreendecoder@me.com.

Green Product Reviews

On several occasions, I have mentioned the need for products that are innovative, green and affordable. In Las Vegas, I spent a great deal of time seeking out products that meet these criteria. As part of my continuing efforts to share green methods with the world, product reviews will become an vital part of this blog moving forward. So, the lucky winner of the first review is….


Fi-Foil Company: Radiant Insulation Solutions

In Las Vegas, I had the pleasure of meeting Tim with Fi-Foil. The one product that stood out was Flash & FOIL frame wall insulation with VR Plus Shield. This is a unique product that combines with spray foam insulation to provide a high r-value in normal 2x4 construction wall.

As a builder and purchasing manager, I reviewed pricing for spray foam insulation on a number of occasions. Each time, the benefits of spray foam were far out-weighed by dramatic increase in cost. In addition to the cost, filling wall cavities with foam makes repairs to electrical, plumbing and any other product contain in those walls a little more challenging. Thus enters a revised system.

This system consists of 2-½” of spray foam combined with the VR Plus Shield. VR plus shield is a multi-layer foil product with a paper face which, when applied to the studs, separates allowing air to pass between the layers contributing the insulative properties of the product. This system allows wiring and plumbing to be installed so as to not be covered in foam. It also reduces the quantity of foam required replacing it with a less expensive, more effective product.

So, Fi-Foil makes a great insulation product that increase energy efficiency, improves indoor air quality and reduces the cost of installation. Find more information on their website at: http://www.fifoil.com/

Sustainable Solutions

As more research and study continues on the environmental front, the larger solution to many problems we face is sustainability. In basic terms, sustainable products are items that have a long life and do not require replacement on a schedule. The definition can also be expanded to items, once used for a time period, which can be easily converted to another product or use, as communicated in Cradle to Cradle, by William McDonough & Michael Braungart.

Residential construction has been through periods of very sustainable and very disposable construction practices. As a college student, I worked for a remodeler in Pittsburgh, PA for a summer. One of our projects was a 100 year old renovation and addition. The craftsmanship of the original home was phenomenal. While modern conveniences of air conditioning, kitchen appliances and bath upgrades had been added, the original structure stood on it own. Very little had been replaced, as the home had the original windows, exterior cladding, floors and plumbing fixtures throughout the home.

Today, builders continue to work towards more sustainable structures. Treated wood is used to prevent termite and rot issues. Better water intrusion prevention systems are employed as a best practice for construction. Unfortunately, some areas of the home still need some work, especially on entry-level homes. Many consumers are guilty of contributing to the problem when they say, “Oh, I’ll just replace that when I find what I like” or “ It will last until I can find something better”.

Below, I have broken down a list of the most common “disposable” products still installed by builders on a regular basis. Most of these have a viable alternative, relatively low in cost, yet more sustainable.

• Toilet Seats – The standard seat installed by a builder is a molded wood, high gloss finish toilet seat. At first glance, the seat is fine. But two years later, even with a clean freak (my wife hates a dirty toilet), the seat is stained, the finish on the bottom is deteriorating and the only solution is to replace the seat. Cost to upgrade to a Kohler plastic seat is about $7/seat retail. A small price to pay for longevity.
• Dishwashers – Builders are known for the cheapest dishwashers on the market. A standard entry line is loud, inefficient and requires additional rinsing and rewashing of dishes. For a small upgrade of $40-50, these inefficient models can be replaced by a more efficient, quieter model. Options are often offered, however builders should be encouraged to eliminate non-performing models for better units.
• Carpet – As a general rule, the actual carpet in any home will have to be replaced at some point. However, on the low end, ensuring the right carpet is installed will provide long life to that particular carpet. Nylon 6, a polyester fiber used in some carpets, has endless recycling capabilities. This fiber, compared to others, can be recycled again and again without degrading the original material. Even on the low end, this fiber is affordable and can provide consumers the convenience of changing carpet as the needs of your family changes, without contributing to landfills.
• Lighting – Another area where builders are prone to find the least expensive items which homeowners can replace later; I was guilty of this early in my career. As a consumer, you will find little success changing this trend in the near future. However, if you are planning to change out fixture upon occupancy, ask you builder to cap the fixture location instead of installing a disposable fixture. If overhead lighting will not be used, ask for a switched outlet for lamp lighting control. Also, request ENERGY STAR lighting options to replace standard fixtures.

As a general rule, Homebuilders are slow to change to the latest practices and technologies. The consumer mentality of “I’ll fix it later” needs to be changed to a request for alternatives. To change the trend from disposable to sustainable construction requires feedback to the builder so they know how to improve products and meet consumer demands for quality.

Define Your Shade – Resource Efficiency

This is the last article in the series that defines Green Building for homes. In a previous article, we discussed the definition of efficiency: utilizing products better than before to reduce usage, rather than just eliminating the item (conservation). With respects to resources, efficiency reduces the amount of product needed to build a home without reducing the overall performance of the structure.

The most common methods of reducing material usage onsite is through pre-manufactured systems: Walls, Floors, Roof Trusses, etc. Building these products onsite creates more waste. In a manufacturing environment, wood is cut to length in one area and the fall-off, smaller end pieces typically less than 2 feet in length, is moved to another part of the facility for use in other products. Manufacturing also provides better avenues to recycle not only the waste material, but sawdust, in the case of wood construction, as well.

Resources also play a role in the design phase of the construction process. Knowing the dimensions of standard goods will reduce wasted material and wasted work. Carpet is typically purchased in 12’ roles; Stud spacing is 16” or 24” on center; Drywall is purchased in 8’,12’ & 16’ lengths. Designing room dimensions and overall dimensions to maximize the usage of material is preferable in the green building process.

Recycling can also play a role in resource management. While some materials are recycled into products not used in the construction industry, some recycled products can be used in the construction process. In Nashville, Tennessee Waste offers the most comprehensive construction waste recycling program available. Meeting both LEED and NAHB Green Building standards, Tennessee Waste recycles about 70% of waste collected and returns a portion of that material to jobsites through there aggregates program, saving the landfills while saving builders money.

An aspect of resource management often overlooked in the industry is scheduling. Installing products too early can result in rework due to damage or replacement due to theft. Some builders spend as much as 15% of total construction costs on rework, repair and theft. In some cases, builder could build a much greener home and pay for the upgrades through better scheduling and trade management.

In summary, Green Building is much more than just lighting and smaller homes. Homes of all sizes and uses can be built better and more green by understanding the various aspects of efficiency, air quality and site work.

Guest Commentary: The Art of Transparency

Avoid Greenwashing by being open and honest with your customers.

http://www.ecohomemagazine.com/news/editors-note/guest-commentary-the-art-of-transparency.aspx

Come see my latest Guest Commentary on EcoHome Magazines Website.

Define Your Shade – Indoor Air Quality

Last evening, I attending an interesting session with my local chapter of the USGBC. The meeting was an introductory session on LEED for Homes with a great deal of time spent discussing Indoor Air Quality.

Improving indoor air quality is important to the overall health of the occupants. Whether at home, work, church or shopping, the air we breath indoors is often more detrimental to our health because of these wonderfully tight structures that trap all the contaminates, dust, and bacteria inside. Our challenge is to find effective ways to prevent contaminate infiltration and to filter and remove any particulates that end up indoors.

This can be done in a number of ways, but here are a few options:

Burning Fuels – Unless you are in an all electric home (which is one way to guarantee improved air quality), location and venting of gas fired appliances is critical to indoor air quality. Keep all furnaces and indoor air handlers out of the garage. Any leaks in the ductwork is a potential for car exhaust to enter the system an eventually the home. Install water heaters in the garage when possible. If a furnace or water heater must be installed in conditioned space, place it in a sealed closet with fresh air vents and combustion air vents.

Fireplaces – Wood burning fireplaces can be very inefficient. Installing doors, additional flue dampers, and better seals on the unit will reduce air loss to the outsides as well as reducing smoke and fumes from infiltrating the home. All gas fireplaces should be sealed units, vented to the outside, to prevent adverse affects on you and your family. The best case scenario is to just not install one if it will not be used.

HVAC Installation – While sealing the ducts and plenums is typically talked about in energy efficiency, it is also vital to indoor air quality. Without properly sealed ducts, the air handler will inevitably draw air from the crawl space, attic, floor system or other unconditioned space into the air you breath. A commonly missed area is the return air duct, especially if building cavities are lined to act as the duct. Ensure proper sealing of all HVAC components.

Filters – Filters are important to the system. The most important advice on filters is simple, replace/clean them regularly. Filters can be an entire discussion on their own and will be covered in another article.

Fans & Exhaust – Removing air from the house is also important. This can be as simple as a 50cfm fan in each bathroom or as complicated as a whole house fan on automatic timers or a humidistat. If fresh air is added to the house, venting air from the house is vital as well. Fans should always be run after showers, baths or other excessive use of hot water.

Chemicals – Chemical usage can also affect the air quality. During construction, utilizing products that have no noxious chemicals or low/no VOC sealant/paint. Following closing, encourage homeowners to find alternatives to bleach, ammonia and other chemical based cleaners.

This list is in no way all-inclusive, but it does give you some ideas where to start. As part of a green program, there are many affordable options to ensure better air quality. However, if the homeowner does not use the features, they will do little to improve the overall home health. Many innovative product reviews to come in the near future on this blog, so stay tuned.

Define Your Shade – Water Efficiency

Today we are looking at Water Efficiency. By definition, water efficiency is accomplished by completing typical tasks using the least amount of water possible. As with energy efficiency, the idea is not to completely change behavior, but to change the mode in which water is delivered.

In order to reduce the amount of water used, many companies are developing new, viable products that accomplish the same tasks using much less water than their predecessors. Some of these products include:

Dual Flush Toilets – Unlike a typical toilet, Dual flush units have an innovative system that allows for two different amounts of water based on need. The first flush typically delivers about .8 gallons of water, saving about 1 gallon per flush. The second flush delivers 1.6 gallons, the normal amount of water a typical toilet delivers. In a given day, a family of 4 can save about 20 gallons of water, depending on usage. (Additional Cost ~$70-120 depending on manufacturer and wholesaler)

Low-flow Shower head – Delivering about 1.75 gallons per minute, technology has dramatically improved over the past few years to deliver the water in such a way as to not feel like you are stepping into mist, as opposed to a shower. Water savings is about 30% over a conventional unit, saving about 20 gallons of water for a family of 4. (Additional Cost ~$20/shower)

Low-Flow Faucets – Faucets typically flow at about 2.2 gallons per minute. Their slim sister reduces flow to about 1.5 gallons per minute. Side-by-side comparisons show little difference when used by consumers and industry professionals. Water savings will vary greatly depending on your typical usage, for our purposes and to complete the example above, we will use about 10 gallons for our sample family per day. (Some faucet manufacturer include this feature at no cost beginning this year, otherwise about $2/faucet)

Innovative Options – The list so far are items that will not really change the way in which you use these features in your home. Other options are available, however, to be effective, you must change habits and behaviors. The following is a short list of optional features:

• Recirculating Pump – delivers hot water immediately eliminating the need to run water for it warm up.
• Composting Toilets – Waterless toilet system that converts human waste into usable compost/soil.
• Low-water Irrigation Systems – System that use rain collection systems, non-spray (drip) systems, or special timers and moisture sensors.
• Specialty Faucets – Motion sensors, shut-off valve or pedal-activated faucets.

In summary, if you implement only the first three items, you average monthly savings for a family of four will be about 1500 gallons of water. Remember this is without changing any behaviors or standards of living.

Next week is the International Builder Show in Las Vegas, NV. During the show, many products will be demonstrated to show the newest technologies to save water and reduce usage. Stay tuned for future product reviews and options to save water.

Define your Shade – Energy Efficiency

Let’s begin by defining efficiency. This is a term that will surface throughout our discussion on green and understanding what it means will help facilitate more meaningful discussion.

Efficiency is a measurement of the amount of output given a certain amount of input. To increase efficiency, you must find a way to do more with less. All of us know we have 24 hours each day with which to live our lives. Some days we are very efficient and accomplish a great deal of work or output. Other days, we sit on the couch, watch the ballgame and accomplish very little. Both days had the same input, 24 hours, but one day was filled with work and the other was not. Organizational tools can increase our efficiency as well.

In terms of energy efficiency, there is a fair amount of debate as to what truly defines energy efficiency and how can you do the same tasks using less electricity. Don’t confuse efficiency with conservation. Conservation is the act of turning things off or just not using electricity. Important, but not the discussion today. Conservation suggests you live without something, no lights, no water, and no additional features. Efficiency is doing the same things you have always done, only use less. An example is driving an inefficient car less or driving a hybrid vehicle, conservation and efficiency, respectively.

Replacing incandescent lighting is one-way builders can increase the efficiency of their home. High efficacy lighting still provides light, and in most cases the same light, using a lot less electricity. Energy Star rated appliances still allow the consumer to wash clothing, refrigerate food, and clean the dishes. The appliances work, for the most part, like any other inefficient model. The savings comes by completing the same task with less.

A big obstacle many builders face in selling green is the idea that it requires you to sacrifice (or conserve) the comforts you are accustomed to having in your home. Some choose to take efficiency to that level, but others choose better items for their home. The follow list is examples of energy efficient features:

• High Efficacy Lighting (Fluorescent or LED lighting)
• Higher R-value Insulation
• Housewrap
• ENERGY STAR Appliances/Furnace/Windows
• Sealants, Weatherstripping and Caulks to reduces leaks
• Dimmers and Sensors for Lighting
• Geo-Thermal Heat

As builders, a number of options are available to meet the requirements of a green program. Consumers can rest assured knowing there are options and if one product does not meet their needs, there are alternatives to ensure an energy efficient home without compromising your lifestyle.

Define your Shade - Introduction

For those that followed my blog in the “early days”, my articles were split between this blog and my former employer. Following my departure, the original articles were removed and along with it, my first blog about what green is and what it means to builders and homebuyers alike. Given my last article and several conversations of late, I am revisiting the topic here, only in more depth and in greater detail.

For purposes of this forum, my commentary will focus on defining and explaining green for the home industry, applicable to both existing and new construction.

When discussing this topic with consumers, the definitions are varied. Some say it is merely energy efficiency. Others think of high tech energy systems with plants on the roof and waterless toilets. A rare few think the whole thing is a hoax to charge more, which is rather ludicrous given the current market and the state of the economy. At the end of the day, it still begs the question: What is green building?

Green building can be many of the things mentioned above. Green building is the process of building homes that have less overall impact on the environment than existing homes. This is accomplished not only by the end product, but through the construction process as well. While each program varies and attains the status of green through different methods, most green programs include the following components:

1. Energy Efficiency - Design elements and equipment that utilize less energy and require less electricity then typical homes on the market.
2. Water Efficiency – Faucets and fixtures that utilize less water to accomplish the same task as traditional fixtures.
3. Indoor Air Quality – Building homes that breath as designed and reduce the amount of dust, contaminates and chemicals in the air, thus improving the overall health of its occupants.
4. Site Layout – Placing the home on the site/lot in such a way as to reduce cooling loads and the environmental impact of the structure.
5. Resource Efficiency – Employing construction methods that reduce waste and utilizing better construction materials efficiently in the home.

Over the next few weeks, I will discuss each of the above sections, providing examples of methods, materials and best practices to accomplishes some of the requirements for each. Much of what I will share is derived from the NAHB Green Building Standard, as released in February of 2008.

Resolutions: Light Green or Emerald Green?

I spent a couple of days on the road this week looking for new opportunities. With the housing market still in the tank, building professionals are uncovering any means necessary to survive this down turn. My focus is on moving green forward as a viable movement with the building industry.

I meet with a company this week that focuses on consulting homebuilders through the process of simplifying their company and saving money. Lean operations are the name of the game. As a builder, I was fortunate enough to work with them last year and see how “Lean” our operations could be. Whether saving money, increasing efficiency or reducing waste, everything they do is directed at showing homebuilders a better way to do what has been done so many times before.

Green consulting, in housing, is a largely untapped market. As compared to the entire nation, buildings with a green story are relatively few and far between. Not only are few builders doing anything to be green, their operations are skinny with few or no additional employees. Sharing of ideas and knowledge through green consulting can help bring the industry up from the stone age.

After my meetings in Detroit, I spent an evening with family in Indiana. As the question of employment came up, my brother asked me what all this green stuff meant. More specifically, did the green I talk about include planters on the roof, solar panels, no flush toilets, etc. As I explained green starts long before those products, we quickly realized that many in middle America have a false sense of what green really means.

Initially, his sentiment on green focused on the negative aspects: expensive, inconvenient, and difficult to do without professional help. I realized I am not doing enough to share my own message of Shades of Green. In our conversation, he quickly learned that going green is not only the big changes, but all the little decisions we make everyday,

I submit my resolution to you. This year, I will spread the message and teach anyone who will listen, and even some that won’t about Shades of Green. This year, I will move shades closer to the green I want to be.

Re-BUILDING America

Over the past few weeks, several articles have addressed subjects ranging from how to fix our country, the economy and our environment. Many suggest it is necessary to infuse a great deal of tax dollars into research and development. Other support an additional tax system to encourage more viable energy sources. With so many theories and strategies, each approach offers a different solution and fits a different agenda. The real question is how does this affect housing and future of the industry.

On Green Building Law Blog, Shari suggested that an increase in the Gas Tax is necessary to ensure the development of alternative energy sources. You can read my comments on her blog. To sum up my thoughts, increasing the gas tax to ensure gas prices remain high enough to make alternative energy viable is the wrong answer. Gas companies will be less likely to drop prices, in spite of the price of oil, and will reap the benefits in profits. For housing, this will continue to increase the cost to build through higher freight costs and fuel surcharges from contractors. The new alternative energy sources, while important to long term viability, will have little short-term impact on housing.

The right solution is for companies to continue to develop energy sources that are viable and cost effective. Necessity is the mother of invention. As a nation, we are in need of viable, affordable energy. This might require new technologies, new building methodology, something different to make new sources work for housing in the future. This opens a new opportunity to build homes better suited to newer technologies (i.e. – Window Solar Panels). Evolving technologies will bring a new wave of both new construction and remodel work to encourage growth and alternative energy sources.

In another article in the New York Times, Columnist Thomas Friedman suggested we are not in need of a bailout, but a reboot. His comments are pointed at a very important issue we face. As a nation, we have lost our ingenuity. We are consumed with making money through a life of ease, not through work and invention. As a country we seemed to have lost our edge when it comes to new technologies and implementation of those technologies (implementation is the key).

The housing industry is no exception. As an industry, housing has always been slow to change and take up new technologies. Homes today are built much as they were 20 years ago. Even with changes in technologies to improve windows, housewrap, insulation, or lighting fixtures, most homes are still using technologies developed more than 20 years ago. Some manufacturers are implementing better methods to make old products, but the underlying products are the same. Most homebuilder do not begin to change until a code changes, a forward thinking owner takes charge or market conditions force a change to keep pace with the industry.

As an industry, we are at a crossroads where market conditions are forcing many builders to think and act beyond the code requirements. Green building is the next evolution and, as homebuilders, we are only on the first step of our journey. Over the next decade, homes will see dramatic changes and builders who change early will be better prepared for these changes.

As Mr. Friedman put it, we need to “stimulate the private sector to catalyze new industries and new markets.”

Shades of Green

Please visit my article posted on EcoHome Magazine. Thank to @KTOM17(twitter for you non-tweets) for all her help on getting this article on their site. I will post follow-ups to this article in the future here on my blog.

http://www.ecohomemagazine.com/news/guest-commentary-shades-of-green.aspx

Green Your Home – Appliances & Maintenance

I finished up a few lingering items this weekend. Some would be considered typical maintenance items, and others are bigger items. So, without further adieu.

About 2 weeks ago, my wife asked me about the warranty on our dryer. It was taking progressively longer and longer to completely dry a load of clothes. So, this past weekend, I pulled out the dryer to check the vent pipe. With the dryer out and the pipe disconnect, I quickly saw the problem: a blocked vent.

This is an issue for several reasons.

• First, it is a fire hazard. Lint in the pipe prevents hot exhaust from escaping and can potentially heat up and catch fire.
• Second, it reduces the efficiency of the dryer and can take 2-3 times longer to dry clothes, utilizing a lot more energy.
• Third, the long term effects on the dryer could cause damage to internal parts and shorten the lifespan of the dryer.

To correct the problem, I began by disconnecting the pipe from the wall outlet. The outlet promptly fell out of the wall, indicating the pipe was not properly installed in the first place. So, I removed the pipe and cleaned out the cover and the surrounding wall cavity. Replacing the items was a little more complicated.

For starters, with the dryer moved, I would probably have been divorced if I didn’t thoroughly clean the area behind the dryer before replacing it. So, a tip for the married gentlemen out there, completely remove old lint, socks, etc that have fallen behind the washer & dryer. Next, using UL181 foil tape, make any repairs to the outlet to ensure a proper seal. Reconnect both ends of the pipe and move the dryer back into place. If you have a side outlet, like the picture, I recommend installing a 90 at the dryer outlet instead of turning the flexible pipe.

The water heater in your home, unless you have upgraded to a tankless alternative, should be maintained once a year. Typically, this consists of connecting a hose to the spigot, located and bottom of the tank, and draining the tank. As water is heated, minerals free themselves from the water molecules and collect at the bottom of the tank. Over time, this can reduce the efficiency of the heating element and can reduce the amount of water heated in the tank.

By draining the tank, you allow the minerals to leave the tank and maintain efficiency. If you are concerned about the water you are wasting, drain it at a time of year when you can allow the tank to cool off and use the water on plants in the yard. You can also use this time to add insulation to the tank to reduce heat lose.

Replacing HVAC filters is a vital part of maintaining your furnace and A/C system. There are many options as to the filters you can purchase. More efficient filters can cause your blower to work to hard, reducing the efficiency of the fan. Less efficient filters will work against indoor air quality. There are also washable filters that do not have to be replaced, just washed as needed.

Replace filters per the packaging. More efficient filters boast a longer life. Typical filters should be replaced every 30 days. Washable filters should be washed monthly, unless otherwise specified by the manufacturer. If your filter cover starts to show signs of dust build-up, it has probably been to long since you replaced it.

Green Through Sustainable Store

Often, greening you home is not always about buying the greenest products available. Sometime it is buying products from sources that find a home for unused or excess products that still have a useful life. For clothing and home décor you can check your local Goodwill, Salvation Army, Deseret Industries or any number of local thrift stores. For construction materials, there is no better place then your local ReStore by Habitat for Humanity.

Habitat for Humanity is a nonprofit, Christian organization dedicated to providing safe, affordable housing to families in need ready to make a change in their life. Habitat is dependent on the generosity of people like you and me to help move their cause forward. One way this is done is through local ReStores. A ReStore is a store that accepts donations from individuals and organizations and sells them to generate capital for home construction. Accepted donations include construction materials and home furnishings.

I visited my local store this week in Williamson County, Tennessee. The store is a great place to find many products that are new, still in the original package. From plumbing supplies to trim, and paint to cabinets, there are many great items available to improve your home at a discounted rate. Local builders will donate excess materials from jobsites that might otherwise find their way to a landfill or recycling center. By purchasing these items from a ReStore you are supporting a great cause and utilizing products that might otherwise go unused.

Visit the ReStore online to find your local store at: http://www.habitat.org/env/restores.aspx.

Green Your Home – Sealing Doors, Windows and other openings

I have worked my way though more than half of my list and am getting a lot closer to a more energy efficient home. This article will focus on eliminating air leakage from the home to the outside/unconditioned space. We will start at the front door and work our way around the exterior of the home.

The front door can be a huge leak factor for the home. In my earlier list, I shared that door seals and sweeps are great place to find energy leakage. Looking at my front door I saw two immediate problems that needed correction: 1. Light was visible around the door where the door seals meet with the door; 2. The door sweep is falling apart. Both are easy to correct as it only requires replacing these items. When cutting the seals to fit, be careful not to cut them too short (this is why my door seals needed replacement).

For the sweep, if you are unsure what type of sweep to purchase, the u-shaped type is universal and can be installed on any standard width door. You can also purchase sweeps and seals that install on the door frame or the face of the door. A combination of these products will suffice if you cannot find seals and sweeps that match your door configuration.

Over time, caulking around windows will begin to crack, causing a potential area for leaks. Whether your home is Energy Star certified or not, this is a common maintenance item that needs to be completed by every homeowner. Simply remove any caulk that is cracked with a razor blade (this allows for a clean surface for the new caulk to adhere) and replace with either an elastomeric latex or silicone caulk. Some touch up paint might be required depending on how cleanly you can add the caulk and how much you needed to remove.

The next source of leakage are your outlets and switches. Any electrical box on an exterior wall needs to be sealed to prevent air leakage. Because it is cost prohibitive to check the housewrap (exterior water & air barrier), as brick or siding removal is required, it is more cost effective to seal the interior of the home against air loss (if you have a water leak, consult a professional for proper correction). Two methods exist to seal these openings: 1. Caulk the electrical box to the drywall; 2. Install foam gaskets under the cover plate (both pictured here).

As a general note, it is not recommended to caulk any cover plates to the wall, electrical or HVAC. If you ever need to service that outlet, you will need to remove the cover plate. It is also not as effective as sealing to the drywall at the junction box.

The last openings are in your floors and ceilings, the HVAC outlets. At every vent, a boot passes through the floor or the drywall. Unless properly sealed, a lot of air can be lost at this location. To correctly seal these, start by removing the grill and inspect the current connection. With the grill off, you can then caulk the boot to the drywall or subfloor and replace the grill. Again, we are not trying to stop airflow around the grill, but back through the drywall or subfloor, so always seal the boot, not the grill.
When building an Energy Star/Green home, all of these methods are common construction techniques to obtain these ratings. By retrofitting your home using these methods, you are taking one step closer to a more efficient home.

If you have any questions or comments, please post them, or email me directly at: thegreendecoder@me.com.

Green Your Home – Crawl Space & Attic (Part 3)

On Monday, I inspected my crawlspace because of a mouse problem. When I was in the crawl space, I found an incomplete repair of the HVAC system. From the builder, I learned after closing there had been a problem with a duck in the crawlspace that died in the ductwork and was eventually removed and damaged items were “repaired”. When I did the inspection for the mouse problem, I found uncorrected damage, pictured here.

So, with a couple of assistants out of school for the week (my 7 and 5 year olds), we took our supplies and went under the house. Upon further inspection and preparation, we also found a disconnected duct to the utility room, an area always difficult to heat and cool since it was not getting any air. So, we set to work on the two repairs. First the hole, then the disconnected duct.

To fix the hole in the trunk line, I began by covering the entire hole with foil tape (UL 181 tape, the same type used for Energy Star Homes). With the hole covered, I wrapped the trunk line, including a previous repair, with duct insulation and completed with foil tape to secure it to the trunk line and seal off any holes/leaks.

The disconnected duct was easily repaired as well. After cutting the end of each line, the two ends fit more closely together. With the foil tape and a little maneuvering, the two lines came nicely together. As I was completing the repair, the air turned on in the house and I was able to check the reconnected line for leaks. While checking, I noticed several other ducts where the duct tape had deteriorated enough to allow air to freely flow from the seams. I resealed those with foil tape as well (if I had mastic – a sticky sealant that will seal the lines air tight – it would have been an easier fix).

After a few more tests and cleanup below the house, the crawlspace was as good as new and will be a little cooler next time I go down there.

I also completed the insulating foam on the attic stair. This will reduce the amount of air loss around this opening.

Next article will discuss indoor sealing techniques.

Green Your Home – Preparation (Part 2)

The list is complete, so it is time for a trip to my local Home Depot. I spent about an hour at the store recording items, alternatives, costs, etc. I quickly found that with less than $100 I could do most of the work that needs to be done on my home. You can also do your shopping online, if you so desire, to save the time driving to and walking around the store, although some items are not available online at HomeDepot.com.

The items I purchased are as follows:

• Great Stuff Gaps & Cracks – This is expanding foam that can be used in any openings, holes, and cracks in the exterior shell of you home. Be careful where you us it because it will expand. Great Stuff should not be used around window frames, as it will affect the opening and closing of windows by pushing on the frame. This is great for any holes not filled in from electrical or plumbing lines entering the crawl space, garage or attic. [Price: $4.98/can]
• Caulking & Sealants – I found two products I like for this. DAP makes an Elastomeric Latex sealant which will stretch with the moving and settling of you home. [Price: $3.37/Tube] You can also purchase GE Silicone II Window & Door. [Price: $5.82] Some people swear by silicone and prefer it to any other sealants on the market. It will cost a little more, but provides the peace of mind it is silicone. Personally, I prefer latex because it is easier to paint after it dries. I buy this product by the case and use it for a number of projects around the house.
• Rubber Foam Weatherseal – It comes in a number of sizes depending on the application (I purchased ¾”x5/16”x10’). This can be used to seal any doors, whether to unconditioned space or an unused room/closet which will not be heated. Simply apply to the frame where the door will close and you have a better seal against airflow. [Price: $2.88]
• Replacement Door Seals – Most entry doors have weatherstipping that can be removed and replaced. This product will breakdown overtime allowing both air and, eventually, little critters (bugs and spider) easy access to your home. [Price: 3.99/strip]
• Replacement Door Sweep – This product attaches to the bottom of your door and serves a similar purpose as the above Door Seals. Many types are available. If you know the slot configuration on the bottom of your door you can purchase a door specific replacement to match your current sweep. [Price: $8.99] There is also a U-shaped Sweep which will fit all standard doors. It attaches around the base of the door. [Price: $9.47]
• Duct Insulation – For un-insulated or damaged insulation, you can install new insulation very easily, provided you have access to the ducts. Several versions are available (I purchased foil faced 12”x2”x15’). I recommend foil faced as it provides the best insulated value. [Price: $10.97]
• UL181 Duct Tape – Different from typical duct tape, this is a foil tape specially designed to not breakdown overtime, or with heat/cold, as typical duct tape will. This product is used to seal any seams, gaps or tears in duct lines. [Price: $14.75/Roll]
• Air Filters – Replacement filters are important to the overall performance of your system. I will not go into great detail here as filters can be a discussion all of there own.

Your overall cost will vary depending on how much you purchase and what you need for your home. The associates at Home Depot were very helpful, so when in doubt ask for assistance.

Now the work can begin. Stay tuned as I bring you pictures, tips and tricks to using these products effectively in Greening your Home.

Green Your Home - The Audit (Part 1)

A couple of weeks ago, I shared some tips to prepare your home and property for the winter. As I worked through some of those steps on my own home, I realized doing a “green inspection” on my home would help identify keys areas to help me go green. So, I set to work making a list of items that affect the energy efficiency of my home, without completely rebuilding or breaking the bank.

This is the first article in a series. Over the next few posts, I will share with you my own experience of inspecting, planning and completing steps to make my home more energy, resource and water efficient. I will also share the cost of doing the work yourself, purchasing the products at Home Depot, not through construction industry contacts. The Home Depot has been very beneficial in my research, as shown in other posts.

To the list, and steps taken to make that list.

1. Front Door Insulation – While my front door could be better, that is an expense I am not prepared for today. However, standing back and looking around the door, I realized I could see small areas of light where the weather-strip was damaged, missing or cut short.
2. Outlets and Switches – I have about 40 switches and outlets on the exterior walls of my home. On cold nights, these electrical outlets are perceptible colder then the rest of the wall and allow energy loss.
3. Windows – While most of my windows are sealed fairly well, there are areas around several windows where the caulking has cracked and needs to be replaced.
4. HVAC Ducts & Openings – In both the floors and ceilings, the duct boots are not sealed to the plywood or the drywall. Upon further inspection, some ductwork is need of re-sealing in the attic and crawlspace.
5. Attic Access – There is no weather-stripping or other seals in place to reduce air-leakage at the access.
6. Filters – My filters are in much need of replacement.
7. Toilets & Faucets – All toilet tanks are filling above the fill line and utilizing more water then needed. Faucets and showerheads are standard fixtures.
8. Exhaust Fans – Fans are installed, but not working properly or drawing enough air to properly ventilate bathrooms following a shower.

For informational purposes, several energy saving items have already been built into my home or replaced previous to this audit. Most of the incandescent lights have already been replaced. Programmable thermostats are also in use to save energy in heating and cooling. Where applicable, ENERGY STAR appliances are also installed in the home.

Where to look for information

I have been asked recently, how do I stay up-to-date and gather pertinent information about green. Thanks to a number of online resources, product research and personal experience, I have learned about green and am able to share the knowledge with you, the readers. Over the past few weeks I have broadened my reading and research to include a number of new sources. I have also added a number of websites to my blog. I will share with you a few of my favorites.

EcoHome Magazine is a business periodical for the construction industry giving news specific to the construction industry on green building practices and projects that qualify as green across the country. Work is timely and keeps you informed about the changing trends in the construction industry.

eBuild is also a business publication which provides information about new, innovative products for the construction industry. If you like you home to be cutting edge, this is the place to go and ready about the new trends and products available. Filled with great reviews, tips and green ideas, don't miss an issue of this great publication.

Everyone knows The Home Depot, but did you know they post a number of quick how-to's and instructional videos to green your home and your life (if you read my last entry you would know that already). This has been a good resource online to do research, and as I visit the stores to see the products and determine what will work in my life and home.

Earth Promise is a fun place to learn about what others are doing to be more green. Create an account and you can commit to do something new, change something in your life to be more green and make new friends who are doing the same.

All links are in my Sites/Blog of Interest list. Happy reading and come back often to see what else I am looking at.