In this issue...
Online Course Helps Remodelers Help Customers
Sample content from one of the training modules
Less than 2 percent of all American homes are new, and the average age of the remaining 98 percent of homes is 32 years and rising. So, it's no wonder that Americans spent almost a quarter of a trillion dollars on remodeling and repairs in 2003. Widespread media coverage of global warming and other environmental issues alongside rising energy prices have left homeowners increasingly aware of household energy consumption. For remodelers, the time is ripe to learn about techniques and technologies to improve energy efficiency in existing homes.
Most homeowners undertake remodeling projects to update or improve the livability of their homes; energy efficiency is typically not a reason for starting a remodeling project. However, during the course of a renovation, savvy contractors can also upgrade a home's energy efficiency. Adding energy efficiency to a remodeling project can not only cut a homeowner's energy bills, but it can also create more comfortable living spaces, more durable homes, and better indoor air quality — in short, make the customer happier.
Until recently, the main resources for remodelers to learn how to incorporate energy efficiency into jobs were time-consuming and costly — not very practical for a typical over-worked, under-staffed remodeler. Now a series of convenient online educational seminars is available on ToolBase.org to inform remodelers about the basics of improving energy efficiency in homes.
With funding from the U.S. Department of Energy's Building America program, the NAHB Research Center, Southface Energy Institute, and Oak Ridge National Laboratory teamed up to develop the eight modules that comprise this training series for remodelers. An advisory panel of five remodelers helped ensure that the content was practical, timely, and pertinent. Pilot training sessions also helped the developers gain valuable feedback from a select group of remodelers.
Organized by remodeling job type (e.g., kitchen, bath, additions), this new offering outlines techniques, materials, and technologies for enhancing energy efficiency during the course of any remodeling project. An accompanying marketing brochure helps explain energy efficiency to customers as well. And all the course materials are available to download free and are suitable for self-guided learning. Contractors can use the knowledge gained through these materials to seamlessly improve the efficiency of any project and, in turn, gain an edge over competitors.
The series of training modules describes the numerous opportunities to enhance a home's energy performance during a typical remodeling project. Many techniques, such as air sealing, offer big rewards for a small investment. Other techniques, such as adding insulation or replacing windows, have longer payback times. However, most energy upgrades offer unquantifiable benefits (e.g., reducing drafts, improving air distribution, helping the environment) that many customers — especially those higher income households who often hire remodelers to perform upgrades — are willing (and able) to purchase.
The eight modules in the energy efficiency in remodeling series include: Introduction and Marketing; Building Science Basics; Kitchen Remodeling; Bath Remodeling; Mechanical Systems; Space Conversions; Room Additions; and House as a System. Each module has a student workbook for jotting notes and serving as a quick memory aid after the course is completed. Each section of the student workbooks includes a summary of key concepts, explanation, action items, and resources for more information. The PowerPoint presentations are full of photographs, diagrams, charts, and examples to help the reader understand the concepts.
To learn more about the educational series and to download program materials, visit www.ToolBase.org/Design-Construction-Guides/Remodeling/energy-efficient-remodeling. Remodelers can also try HUD's Energy Efficient Rehab Advisor, another quick online tool which can help make energy efficiency decisions for a renovation project with just a few minor details about the project — visit www.rehabadvisor.pathnet.org.
Students Trained to Install Green Housing Technology
The NAHB Research Center, working with PATH, recently partnered with the Lancaster County Career and Technology Center (LCCTC), a secondary vocational technical school in Pennsylvania, and the Lancaster County Building Industry Association on a PATH field evaluation project that will focus on the construction of one of the first homes rated under the NAHB Model Green Home Building Guidelines.
The home will be built near the LCCTC campus as part of an educational project run by the school's Building and Construction Program, which enables high school seniors to construct a home as an applied learning project. This will be the first year that the student home has focused on green building.
Phase I of the field evaluation project began in March 2006, when Research Center staff worked with LCCTC staff to form various working groups, which included several members of the home building industry, to develop the home's overall green building features and energy-efficient design. The working group participants selected a base design from a local home builder to serve as the starting point for the new, green home. The baseline design had already been shown to perform well with respect to energy efficiency, and was ENERGY STAR® qualified, but did not qualify as a "green" home under any of the major industry assessment programs.
The participants then systematically examined each of the home's systems for ways to enhance their green, energy-efficient characteristics, while managing the project budget to keep it within 10 percent of the original cost of the home. The NAHB Model Green Home Building Guidelines were used as the basis for this design review and all seven sections of the Guidelines were considered — Lot Design, Preparation, and Development; Resource Efficiency; Energy Efficiency; Water Efficiency; Indoor Environmental Quality; Operation, Management, and Homeowner Education; and Global Impact. When evaluating a potential technology for the home's design, participants not only investigated its green benefits, but also its first cost, life-cycle cost, ease of installation, and suitability for the home in order to ensure that the resulting design could be easily emulated by other builders.
The decision groups did not alter the home's basic design and layout, but did add a number of green modifications, including xeriscaping; rainwater harvesting; permeable pavement; optimum value engineered (OVE) wood framing; solar hot water heating; whole-house ventilation; tubular skylights; a home-run PEX plumbing system and central manifold; metal shingle roofing; passive solar design; rainscreen drainage under masonry veneer; fiber-cement siding; low-flow faucets and water fixtures; stormwater management using low impact development (LID); a geothermal heat pump; sprayed cellulose insulation; and a garage separated from the house. (Most of these techniques and technologies are featured in the PATH Technology Inventory on ToolBase.org.)
With these modifications, the design's score under the NAHB Guidelines changed from one that would not have achieved a Bronze rating, with 161 total points, to one that easily achieved a Gold rating with 400 total points. In addition to the overall improvement, the modified design also scored higher than the base house in each section of the Guidelines. For example, under the "Energy Efficiency" section of the Guidelines, the modified home design scored 143, or 43 points more than the number required to achieve a Gold rating, because of modifications made to the framing, HVAC, plumbing, water heating, and lighting systems. Without the modifications, the base home design achieved only 31 points, six points less than the number required for a Bronze rating.
The Research Center also scored the home against two other green home building programs in order to ensure it was considered green from a number of perspectives. The home scored equally well under both sets of scoring criteria.
A Groundbreaking Ceremony was held on Tuesday, October 3rd at the project site in Mt. Joy Township. The home is expected to be completed in the first half of 2007, and will be entered in a Parade of Homes in June 2007 to help educate local consumers on green home building. The home will be open for several months to serve as an educational venue before eventually being sold. LCCTC plans to build another green home next year.
For Phase II of this project, Research Center staff will work with the students to document and study the installation, costs, and performance of many of the green technologies, both during construction and after completion. This information will be available on ToolBase.org, and included in educational materials displayed throughout the home.
Ultimate Guide to Masonry and Concrete
Concrete is one of the oldest and most widely used construction materials in the world. Dating back as far as 7,000 B.C., variations of concrete have been used to shape both residential and commercial buildings. Today, masonry and concrete products continue to reign as essential building materials for almost all residential construction, and Creative Homeowner's Ultimate Guide to Masonry and Concrete provides a comprehensive resource for designing, building, and maintaining a wide range of materials for contemporary applications both inside and outside the home.
Organized into eight, easy-to-read chapters, the Ultimate Guide covers a wide range of subjects, from tools and basic installations to setting forms and common repairs with concrete, block, stucco, brick, stone, and tile. Readers can easily find needed information on concrete and masonry tools, materials, and techniques explained in plain language and accompanied by cut-away drawings and photographs that illustrate even complex installations step-by-step.
While primarily geared toward homeowner do-it-yourselfers as a practical "how-to" guide, trade contractors, planners, landscape architects, designers, and construction-skill trainers will also find the tips and techniques, details, and descriptions in the publication useful on the jobsite. The book offers instruction on 60 of the most common masonry projects, such as laying a patio or walkway, constructing a built-in barbecue, preparing floors, or building a retaining wall.
The Guide begins with the first chapter devoted to the varying aspects of site design and construction. These include Site Orientation, Slopes and Drainage, Forming a Curved Walk, and Walk and Driveway Options. The next chapter addresses the basic and specialty tools used for layout, excavation, mixing concrete, cutting masonry, and finishing and setting. The book is then divided into six additional chapters dedicated to Concrete, Block, Stucco, Brick, Stone, and Tile, addressing the requirements and best practices for working with each material. Specifically, these chapters cover material properties, installation, maintenance, repair, specific application projects, and photo galleries for each material. Information runs the gamut from preparation and patterns, cutting and shaping, footings and piers for concrete, stucco on block or wood framed walls, mortar-laid walks, natural manufactured facing stone, and tiling hearth and patio entries. Thorough coverage of masonry repairs and maintenance is also included throughout the book to help ensure projects are built to last.
Despite weeding out the more rudimentary information included to benefit homeowners, such as precautions for working with power tools or the definition of rebar, seasoned building professionals will find most useful the inset tips, product comparisons, information on the latest products and practices, and special features included on alternative approaches to projects that let them apply the information to different types of buildings and sites. There is also a Resource Guide with contact information for building industry associations, product manufacturers, and code and professional organizations.
Ultimate Guide to Masonry and Concrete is available from www.creativehomeowner.com.
Tech Set #7: Wind-Resistant Openings
Increasing the wind resistance of home openings is a vital part of protecting a home from damage caused by hurricanes and other high-wind storms. Windows and doors are typically the weak spots in a home's envelope. If an opening is damaged during a storm, not only will rain and debris likely destroy the home's contents, but winds can pressurize the interior, making the roof susceptible to blowing off.
In the past several years, new technologies have evolved that allow affordable and significant protection of doors, garage doors, and windows. In its seventh and newest Tech Set, "Wind-Resistant Openings," PATH offers builders an easy guide for applying these elements in a cost-effective system, including a five-step process for designing and implementing wind-resistant openings.
The first step in the process is consideration of the area's wind zone and the building's exposure. Building codes include the basic expected wind speed for all areas within the United States over a 50-year interval. This design wind speed should be considered in conjunction with the building's classification, or the level of sheltering around the building, during the planning process. For example, when designing a home that will be built near an expanse of open land or water, having windows facing natural wind buffers, like trees or dunes, can decrease the likelihood of wind damage during a storm.
The second step is identifying window products that work for the region. A builder can do this by determining the appropriate performance classification, impact resistance, and energy efficiency for the region. This Tech Set summarizes the various window classes, and resistance and efficiency ratings, and includes additional resources.
Step three involves sizing windows for exit of residents or entry of rescue personnel in case of emergency. The International Residential Code (IRC) requires a minimum opening width of 20 inches with a 5.7-square-foot minimum free area at a sill no higher than 44 inches from the floor.
The fourth step is following the manufacturer's installation instructions. This may seem obvious, but it is an often overlooked step in many construction processes. Improper installation can negate the effectiveness of the previous steps. Quality assurance training and certification programs can help ensure that current window installation instructions for the products being used are on site at all times and followed by installers.
The final step in the Tech Set is installing shutters and other temporary coverings to provide an additional line of defense during a storm.
The Tech Set also details products and techniques that builders can use to equip a home's openings for wind resistance. Impact-resistant doors, for example, are tested and labeled for their ability to withstand wind-born projectiles, and often incorporate impact resistant glass. Sliding glass doors, which are larger and more vulnerable to wind and debris, should use impact-resistant glazing or have hurricane shutters.
Builders also have options for strengthening garage doors, which are often the weakest opening point in a home because of their size and the relatively weak hardware used to mount them. Garage doors that are constructed, tested, and rated for impact and wind resistance are available, and cost only about $200 to $300 more than a door without wind-resistant features. Or traditional garage doors can be strengthened with a retrofit kit, which usually consists of a vertical post that is placed between the roof and concrete floor.
The Tech Set also includes a summary on code considerations for wind-resistant openings, and provides additional resources on wind-resistance, standards, and windows and doors. "Wind Resistant Openings" is available on the ToolBase website at www.ToolBase.org/TechSets/Wind-Resistant-Openings.
Going with the (Even) Flow
Regularized housing production, also known as "even flow," is a burgeoning management concept among production builders. Instead of desperately pushing to boost closings at the end of each month, quarter, or fiscal year, growing evidence suggests that builders may find regularizing their flow of work just as beneficial to the bottom line, and perhaps even easier to do.
Even flow production is a strategy intended to reduce the variability in workflow to gain production efficiencies and even out building cycles. Small- and large-volume companies alike are beginning to embrace this concept to help keep production moving steadily, even when the market has slowed. It may be one house per day or per week as long as homes are slotted into a schedule that sets a steady pace for production. With a growing number of companies successfully implementing the model, it’s hard to ignore the correlation between even flow and productivity, and its monumental impact on customer satisfaction, cash flow, and profitability.
Residential is often described as the portion of the construction industry that is most similar to the manufacturing sector — both share repetitious tasks on the jobsite, specialized processes for each phase of work, and handoffs between trade contractors. Even flow construction offers the benefits of factory efficiencies on a construction jobsite. Because of common workflow factors home building shares with manufacturing, quality and process management are critical components for success. In fact, builders currently participating in the National Housing Quality (NHQ) Certification Program have certified quality management systems based on ISO 9000, a benchmark of the manufacturing industry.
To maintain even flow production, companies must accurately assess their projected sales velocity — future starts will be based on these assumptions. Slotting house starts sets the schedule for every phase of production. Many builders will understate the projected number as they attempt to calculate the even flow rate for their company. When sales do not meet expectations, the builder must be willing to start a speculative unit in its place in order to maintain the "flow."
Commitment to the discipline required for even flow is reinforced by tangible benefits. Closings can happen on a regular basis, and office procedures become much simpler. Reduced operational costs allow builders to offer compelling value and create construction backlogs that feed the system. Further, steady work and a highly productive working environment attract the best trade crews.
"As a result of NHQ program implementation, [we’ve achieved] an even flow production schedule... resulting in a more organized field operation, improved trade relations, improved quality of product being delivered, and ultimately, a more satisfied customer," reports Charlie Hockensmith, group president of Virginia-based Van Metre Homes.
While even flow construction is not a requirement of NHQ Certification, the efficiencies of the program's continual improvement process do make it a viable management option. However, even flow is not always an easy transition for all home builders, particularly custom home builders. Each company must assess its ability to accurately forecast sales and slot its starts accordingly. Additional factors to consider include the ability to convert to the process based on key issues like staffing and relationships with trade crews. To learn more about even flow production, visit the Quality pages on www.nahbrc.org.
Technology Inventory: The PATH to Innovation
With so many technical innovations entering the residential construction market these days, the technology selection process can often become a challenging and off-putting task. It's tough to sort through the myriad options let alone read between the lines of manufacturers' claims and settle on the product or technique that is best suited for your project.
ToolBase.org offers the PATH Technology Inventory to help builders and remodelers cut through the clutter and find the needed technical information to help simplify the process. Recently redesigned to improve its utility and navigation, the PATH Technology Inventory is continuously infused with information on best practices, code considerations, and product benefits for up-and-coming technologies that have the potential to improve the affordability, durability/quality, safety, energy efficiency, and environmental performance of housing. Check the Inventory often for updated information, new technologies, and testimonials from other building professionals who have used them. Third quarter 2006 additions include:
- Excess Flow Valves: An emerging technology, excess flow valves (EFV) act like electrical circuit breakers for gas line break detection. Broken gas lines can occur during extreme conditions, like earthquakes and floods, or often when appliances are improperly moved while being serviced or cleaned. The EFV device can be installed between the gas service meter and an appliance and, by way of a calibrated float or spring, stop the flow of gas when it exceeds normal levels due to a line break. EFVs are installed in-line with standard gas lines, so installation is similar to installing any other gas line fitting. Well suited for installation in both new and existing homes, EFVs can help improve home performance and safety by reducing the risk of an explosion due to leaking gas from a line break.
- High Efficiency Toilets: Designed for water conservation, high efficiency toilets (HETs) are designed to accomplish a flush with an average of 20 percent less water use than the industry standard 1.6 gallon models. There are varying types of HETs — gravity-fed single flush, dual flush, pressure assist, and power assist — all of which translate into a measurable savings for households on metered water supplies. For example, opting for a high efficiency unit can save up to 8,760 gallons of water each year for a family of four, each with six average daily flushes. In municipalities like Washington, D.C., this roughly translates into an annual water/sewer usage savings of $50. Anticipated savings will be greater in regions where water is in shorter supply.
- Hurricane Resistant Façade Panels: This technology is a façade material that combines a lightweight and flexible aluminum composite skin with a core layer of polyethylene and Kevlar (a high-strength, proprietary, polyamide fabric) to form an impact-resistant curtain wall panel capable of withstanding projectiles and hurricane winds. Although originally designed for use in commercial buildings, the panels have begun to enter the residential market with specification for contemporary, high-end homes. They can be installed over steel studs without the use of sheathing because the panels can create a water impervious barrier. One product, Reynobond hurricane panels, has been tested to small and large projectile hurricane standards and is rated to perform in a Category 3 hurricane. The product is available in lengths from 48 to 243 inches and widths of 50 and 62 inches. The Reynobond panel has passed testing standards set forth by the Miami-Dade County Building code at the Hurricane Testing Laboratory and is awaiting approval by Miami-Dade County. Panel use is not restricted by the 2003 International Building Code (IBC).
The goal of the Technology Inventory is to help improve awareness and market penetration of these kinds of practical innovations, and increase the likelihood of their implementation by builders — many previously listed technologies from the Inventory are used commonly today. To be included on the Inventory, a technology must be pre-qualified by its market availability, and how it meets and supports the PATH goals for housing. Following a preliminary qualification assessment, technologies are reviewed according to their technical and performance merits, as well as for their market potential, however PATH conducts no formal testing or evaluation.
Select technologies from the Inventory are used in Field Evaluations and Site Demonstrations to evaluate their performance in real-world conditions. Builders and remodelers that have implemented any of the featured products or practices in the field are encouraged to share their experiences and contribute testimonial information to the site. For more information about the PATH Technology Inventory and the emerging technologies listed, visit the NAHB Research Center’s ToolBase Services website at www.ToolBase.org.