TechPractices: Medallion Homes, The Craftsman, San Antonio, TX

PATH's Technologies in Practice are large scale housing projects throughout the U.S. where innovative technologies are being installed and used. Information is presented from the viewpoint of builders and remodelers who can use these examples as models for projects of their own.

Summary

Most builders offering an affordable product achieve first-cost savings by skimping on features that would benefit the homeowner later. Medallion Homes builds a low-energy, low-maintenance home through an environmentally-conscious design with a simple charm.

Details

In what began as an effort to provide affordable homes to bring young, working families nearer their aging parents, and attract them to a depressed part of the city, this builder scored bonus points for energy efficiency and environmental performance, and opened up a new market as well.

In designing the small craftsman-style home for San Antonio's inner city Parade of Homes, Medallion realized it would be appropriate for the suburbs as well, but had not done a lot of market research. Reaction from their successful Parade of Homes entry "became" their market research, or at least gave it a head start. Designing the modest home to recall those of a popular vintage community nearby, Medallion believes they spurred a "renaissance of traditional development" through site planning and careful detailing. Efficient use of available space fits three bedrooms comfortably in these California craftsman-type bungalows.

A variety of features make the Craftsman inexpensive to own. Fiber cement siding is a durable, non-combustible, low maintenance alternative to wood. The home's heat- and drought-resistant xeriscaping (landscaping requiring little or no sprinklering) is appropriate for this hot part of Texas, and includes herb gardens, viney trellises, and a hybrid Bermuda grass developed by Texas A&M University that thrives on 50% less water. Trellises are planted with wysteria and Carolina jasemin. Rosemary, lavender, Texas sage, lantana, and salvia gragai grow in the front herb garden, while the back garden includes oregano, lavender, chives, and parsley. Trees and shrubs are planted in front of windows to provide shading. And they grow well in the mulch recycled from trees removed from other job sites.

Installation/Construction

A simple rectangular footprint, coupled with efficient stud placement framing a straightforward window design, save costs and speed building. With a rapid construction cycle, the builder need not pad bids for jobsite theft and vandalism. This also saves interest on construction loans.

Additional time and cost savings are achieved by using only two truss types in the roof. The San Antonio sun beats down hard on it, so its construction also reflects an energy strategy. Radiant barrier roof decking works with continuous soffit and ridge vents, creating air flow to reduce attic temperature. Medallion claims they are the only builder in the area that installs this decking in all its homes. Attic HVAC ducts are R-6 insulated to reduce heat gain and mastic/tape sealed to reduce air loss. Ducted ventilation is augmented by safer finish materials, such as water-based, low-VOC paints and non-toxic flooring adhesives. Recycled-content carpet pads are used, making a resource of what would be landfill.

Walls are insulated with R- I5 fiberglass batts. To reduce air infiltration, exterior wall sealing is performed in three stages: first and second polycel foam sealing and third stage weatherstripping around windows, doors, and electrical outlets. Engineered wood headers reduce onsite waste and preserve renewable resources, as does the engineered wood wall framing, which uses finger- jointed wood studs that make use of the whole tree, not just the thin, straight core. Engineered wood I- joists support the floor virtually squeak-free.

Benefits/Costs

At $62,500, the original Parade home was priced at 57% of the area's median home price of $109,251. Hard construction costs were $45 per sf, allowing the builder to realize a nine percent profit. Patterned after a local hill country town, Medallion's new "Mainland Square" suburban neighborhood is the basis for the Mainland Square layout the builder/developer intends to market. Its appealing yet efficient planning concepts allowed Medallion to price the home at $90,900, or 83% of median, for a 14% profit margin. The pricing also reflects increased land costs, foundation engineering and construction for steeper topography, substitution of a two-car garage for the one-car garage, and brick wainscotting instead of siding.

As a Good Cents Environmental Home, the Craftsman is said to impact the environment 25% less than other homes and reduce energy use. Medallion, also an Energy Star Homes builder, estimates energy features add less than 1.5% to the cost of a home this size, and asserts that the number of sales that green building generates is more than worth the extra cost and effort. Its energy performance qualifies the Craftsman for an Energy Efficient Mortgage, which makes obtaining a loan easier, taking into account that low energy bills free up cash for mortgage payments, with interest rates ¼ to ½ pt. lower.

Code/Regulatory

Craftsman homes qualify for the Texas Department of Parks and Wildlife Backyard Habitat program which recognizes the fostering of native mini-environments, such as the right mix of water-friendly landscaping and birdbaths, for birds and animals to keep them from being driven out by suburban sprawl. San Antonio Water Systems, the water utility, provides a $500 credit, good for a few years without water bills.

Following an obsolete drainage law, the city required Medallion to remove all trees along a swath of their Mainland Square development for a drainage easement. The developer considered moving the existing trees, but the $75,000 to move them was more expensive than installing new ones. Medallion spoke to the City arborist to effect future drainage policy change.

Feedback

Medallion says homebuyers note a relaxing atmosphere contrasting to the pace of surrounding suburbia. The developer attributes this to a site planning strategy integrating carefully-scaled homes with more trees and backyard habitats, which in turn attract wildlife. Dove, bluebirds, redbirds, and scissortails are common, not to mention rabbits, deer, squirrels, and opossums sharing the community. Medallion acquired its environmental vision by emphasizing staff education, including studying green product literature, web surfing, and attending Austin's exemplary Green Builder Workshops.

Increasing production has allowed Medallion to feature energy/environmental benefits at a low price. Forward-thinking marketing strategies increase sales volume. The company's website, designed in-house for $700, can generate several sales a month for $100 monthly maintenance. The website is coordinated with an interactive CD-ROM to feature virtual reality home tours, funded by Medallion's loyal subcontractors. To raise the subs' enthusiasm to this level required explanation, tips, and encouragement on green and resource-efficient practices. Paying the subs weekly also helps. Another useful marketing strategy is first-time homebuyer seminars which allow buyer pre-qualification, and feature energy diagnostic demonstrations such as the blower door, which indicates how airtight the house is.

Fitted on the Craftsman, the blower door test measured 0.25 air changes per hour. The tight house with its various energy strategies decrease energy bills by 30%. Medallion value engineers its house plans every few months. For example, they are considering installing low-E windows, recouping added cost by reducing the size of the a/c unit. Next on line is the possibility of guaranteeing utility bills to fall below a stated maximum. Medallion is in the process of switching to cellulose insulation instead of fiberglass batts. This tends to increase energy efficiency by limiting air movement in a wall. Since cellulose insulation is not available in their area, they are starting their own insulation company. Carrie had to cut this interview short so she could go pick up a new truck for the new company.

Contact(s)

Do you have a specific question? Try the contacts listed below:

Medallion Homes
6929 Camp Bullis Road
San Antonio, TX 78256
210-494-2555
www.medallionhomes.com
carrieg@medallionhomes.com

Greater San Antonio Builders Association
210-696-3800

D San Antonio Water Systems
1001 E. Market St.
San Antonio, TX 78205
210-704-7354
www.saws.org

Energy Star Homes Program
www.epa.gov/

Texas Wildscapes
Texas Parks and Wildlife Department
4200 Smith School Road
Austin, Texas 78744
800-792-1112
www.tpwd.state.tx.us/huntwild/wild/species/