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.

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/

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 - 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.

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 – 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.

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.

Musing on Green

In media, various definitions exist and we will explore some of those definitions here.

At the simplest level, green has been adopted as a symbol of environmentalism and social justice.[1] Green products surface all over, each claiming to be environmentally responsible, recycled, energy efficient or all of the above. Green has been added to logos, corporate symbols and ad campaigns to show the world a company’s commitment to the environment and the planet.

In some industries, Green is a symbol of environmental responsibility and eco-friendly practices. Not only can you find products in abundance, but you can also find numerous companies in the wings waiting to show you the path to green for a fee. Going Green is not only about the environmental impact, but it also speaks of the money to be made as companies go green or the dollars saved by consumers who make an efficient choice which leads to savings in energy, materials or other resources.

Green has become synonymous with sustainability, which is to utilize products that are recycled, recyclable or permanently viable. Sustainability permeates beyond products and includes businesses contributing to “an equitable and ecologically sustainable economy.”[2] The impact of product reuse and recycling demonstrates many companies commitments to a growing need to, if nothing else, appear concerned about the environment.

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[1] http://en.wikipedia.org/wiki/Green

[2] http://www.sustainablebusiness.com/index.cfm/go/info.aboutus

Welcome...

Welcome from The Green Decoder. I have spent the last two years sorting through and deciphering what is Green and how does it really work in the home building world. There are many resources available on the internet, each claiming to have all the answers. While I am not sure anyone has all the answers, I do know how a lot of what is out there truly works in the real world.

I recently came across a blog called The Lazy Environmentalist. While I am not sure I completely agree with the title, the premise of his blog is very mainstream, yet not popular in the media. Most people want to be responsible, but they do not want to interrupt there lives. Here we will explore the options to make your world green and still do the things you love.

Come back often, ask questions and share your own experiences. I look forward to hearing from you!