Smoke, Fire and Your Home

Over the past several years, my household has tested and re-tested the smoke alarms in our home. Having experienced 3 fires in my home over the past 2 years, I am keenly aware of the performance of my smoke detectors and became concerned after the most recent fire because of the slow response. While prevention is preferred, timely notification is key to keeping you family safe in the event of a fire.

According the US Fire Administration, smoke detectors typically have a useful life of about 10 years. All should be equipped with a back-up battery which will either last for the useful life, Lithium-Ion, or should be replaced annually, standard 9-volt. It is recommended that you test each alarm in your home once a month. In some applications, if all are hard-wired together, you simply test one and all will sound simultaneously.

If you are like me and realize the age of your detectors is reaching the end of their useful life, the time to shop for new detectors is now. My home is just short of 10 years old. Chances are, if you home is older than 10 years, you are likely due for new detectors as well. Looking online or at your local hardware store you will find a plethora of options ranging in price from $4 to over $100. Here are a few recommendations:

- Buy at least one Smoke/CO combo detectors – This is especially important if you have an attached garage or gas appliances (furnace or water heater). CO detectors should be places as close to the potential source, or point of entry, as possible.

- Use a combination of Ion and Photoelectric sensors to protect your home. Ion sensors detect open flames faster and Photoelectric detect smoldering flames faster.

- Place a detector in each bedroom and in the hall outside the bedroom. Also, placing detectors on each floor of the home is important to fire safety.

- For homes with hearing-impaired individuals, a strobe light pack can be added to interconnected units.

- Heat detectors can be used in areas where a smoke detector is impractical.

Whether the fire is due to a wiring issue, a candle, or toast left too long in the oven, keeping your home protected is key to surviving a house fire. Check smoke detectors monthly, replace batteries annually and exchange the entire unit every 10 years to keep your home safe.

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.

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.

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 – 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.

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!