Comparing Green Building Certification Programs

A few weeks ago, I was asked to speak at the Arlington Chamber of Commerce about green building programs, and so I've spent some time recently thinking about and researching all the different green programs available to us in Northern Virginia. There are four programs that are the most well-known and often-used in Northern Virginia, and Arlington especially. In no particular order, they are:

 

• Home Innovation (formerly NAHB Research Center) NGBS homes
• LEED for Homes
• Earthcraft Va
• Arlington County Green Home Choice Program

 

Energy Star appliances are just one aspect
of Energy Star 3.0 certification.

Over my next few blogs, I'll talk a bit more about each of these programs, so this is just a quick overview to start us off.

 

All four programs rely on the EPA's Energy Star program in some way, shape or form. One ofArlington Designer Homes, all our homes are Energy Star certified, and it is certainly the easiest way to demonstrate that you have met a particular program's energy requirements. But because Energy Star certification is not required for Home Innovations certification, it gives the builder and homeowner more flexibility in using a variety of green features to meet certification requirements. And with all the new green building technologies available to us today, there are so many different ways to make a house more energy efficient!  All of the other programs require Energy Star certification to certify a home at a certain level. (I will talk more about Energy Star 3.0 in my next blog.)

the reasons that I like Home Innovation’s green rating system is that it allows you to certify a house without it being certified Energy Star 3.0. At

 

A solar water heater is another green feature that helps
improve energy efficiency and earn a home's green certification.

There are many more things that unite green certification programs than divide them. All of the programs mentioned above have categories covering different types of green features - you can refer to our blog from May 19^th, 2011, to review basic categories for the Home Innovations certification program (formerly NAHB Research Center). All of the programs rely on Energy Star in

some way. And most importantly, all these programs require strict third party certifications.

 

Our green rater always performs a blower
door test.

Arlington Designer Homes works with Kelly Ross from Kelly Green Raters to help us certify HERS energy rater to help us quantify total home energy use. Kelly uses sophisticated computer modeling to show how the house will perform and what energy savings we can anticipate over the life of our homes. Most of our homes come in with a HERS rating of close to 50. This means that we are constructing houses that are set to run on almost half as much energy as a conventionally built home.

our green homes. Together we rely on a

 

All the major green building certification programs share the same goal - to encourage builders and homeowners to choose more efficient, sustainable ways to live. Some of these choices are as easy as switching out a light bulb. Others are more complicated, like designing a whole house energy package. Green programs offer us a map to help guide us towards more environmentally friendly alternatives and greater savings, comfort and health for our customers.

Unique Green Home First Completed Under Arlington's Special Use Permit

We are very proud to have just finished building one of the greenest houses in the county! 

This unique single-family home, located on the first pipestem lot to be developed in Arlington County under a new special use permit process, features a living green roof and an advanced storm water management system.



Green Living Roof Under Construction

The new 3,100 square foot, 4 bedroom, 3 ½ bath home, located at 2617 N. Nottingham St., is the first house built under Arlington County’s Use Permit process, established after the county changed its zoning ordinances for pipestem lots. The permit process included extensive collaboration among Arlington Designer Homes, county staff, neighbors and community members, and resulted in a green design that is truly one of a kind.

Responding to county and neighborhood priorities, we committed to extensive storm water management techniques and practices. Our new home showcases what in-fill construction of the future will look like. In fact, the lot will produce less storm water runoff post-construction than it did prior to development.

These storm water management techniques include multiple rain gardens, native plants and grasses, permeable pavers and a living green roof. The Liveroof® system is a modular system where sedum plants that serve to absorb rain and protect the roof are grown in trays and then transported to the building site ready to go. The advantage to this system is that you can install a fully planted green roof in a day.

The house also features an advanced insulation package including both cellulose and spray foam insulation, Energy Star Jeld-wen windows, a high-efficiency furnace with a heat pump, 1.28 gallon per flush toilets, pre-finished flooring and siding, and PVC trim for a low maintenance exterior. It will be certified under the Energy Star 3.0, Arlington County Green Home Choice, and Home Innovation NGBS Green Certified programs (expected).

Our new green home located at 2617 North Nottingham Street in Arlington will be open to the public and prospective buyers this Sunday, April 7, from 1pm to 4pm. Come check it out!

Our Advanced Insulation Package

Insulation is like a wool sweater for your house. It is what keeps you warm on a chilly winter day. Insulation and air impermeability go hand in hand. If insulation is the wool sweater for your house, the house wrap is your rain coat. We can talk about the air barrier later, but today I want to talk about insulation.

There are many different types of insulation on the market. At Arlington Designer Homes, we design our houses using different types of insulation for different reasons. We use a hybrid system which helps us maximize efficiencies. An insulation package that is correctly installed will have contact on all 6 sides: front, back, left, right, top and bottom.

On a typical construction project we will use Demilec Sealection 500 in the places where spray foam is a good fit. These places include the band board, bump outs and overhangs, and as part of the roof assembly.  Spray foam goes on in a thick coat and expands 100 times to fill all the nooks and crannies. It sticks in places where other types of insulation just won’t stay.

Another type of insulation we commonly use is spray-in fiberglass insulation or the BIBS system. This is another great insulation that fills all the cracks and helps to prevent air infiltration. Sometimes we will use a dense pack cellulose in the vertical walls, with the same benefits of the BIBS system.

If you have been reading my blog, then you know that the products we put in the walls and ceiling are just one part of the whole advanced insulation package. We use air sealing (check out our next blog for more on air sealing) to keep the air out and help the insulation perform the way it is supposed to. Advanced framing, proper ventilation, high quality windows and siding, and attention to detail are also all factors in making sure that our houses are properly insulated and extremely comfortable and energy efficient.

Increasing Energy Efficiency with Advanced Framing Techniques

There are many things that go into building a green home. A truly efficient green home is initially designed on paper and then built on the site. There are many homes that have green features, but at Arlington Designer Homes, we believe that to realize a green home's full potential, you need to start at the beginning. Our green homes do much more that create an efficient, comfortable, and healthy home to live in. We also reduce, reuse and recycle our materials to make the whole process more efficient and sustainable.

When we clear a site, we use the trees that must be taken down on site as mulch for remaining and new trees. When we mulch these trees, it helps cover the soil to prevent contamination from entering our streams. The added mulch pad helps to protect existing trees' roots and improves the basic organic composition of the soil for years to come. All this, and we keep these trees out of the landfill. But as I said, that is just the start.

It is important to incorporate green principles from the construction of the foundation to the roof in green home design. Today I also want to talk about Advanced Framing Techniques (AFT). These techniques allow us to integrate green building into the entire home. Some of our AFT are no-brainers, and any team that is not doing them just doesn’t have basic technical knowledge. Some of these items are: insulated headers, ladder blocking and California “T” corners.

An insulated header is the area above a door or window that has added insulation. In standard construction techniques, carpenters put a ½” of plywood sandwiched in between the header material. The plywood is just a spacer, but to us, it is an opportunity. This is an opportunity to add more insulation and therefore efficiency to the house. We put in ½” rigid foam insulation (R-3). It isn’t a high R value, but it costs nothing to do and should be a standard part of an new home being constructed.

Ladder blocking is added where an interior wall meets an exterior wall. Rather than have the interior wall run into the exterior wall and end with three 2x4s in solid wood block, we create a ladder. We string 2x4s horizontally every few feet to fasten the interior wall to the exterior wall. This ladder is not directly in contact with the plywood that is the side of the house sheathing, so we can get insulation behind the ladder 2x4s and create a more efficient house. Where there used to be just wood block, we have eliminated the wood block and added more insulation.

California “T” corners are used where two exterior walls come together. Like ladder blocking, we try to eliminate a mass of 2x4s and wood block and create space where we can add insulation. We do this by doing just what the name implies, creating a T where the walls intersect. This T helps us to get insulation into the corner rather then blocking.

The three examples I gave above are things that all of us at Arlington Designer Homes consider ‘basic’ construction techniques that every house should be using. We use these AFTs, but also go above and beyond by eliminating headers where possible, and using less wood and more insulation in window and doors jacks, along with many, many other techniques that set us apart from those that ‘just build to code’. We build for what the code will be in 20 years.

As Featured on CNN...

We're very pleased to report that William and Sheila Moore’s elegant and eco-friendly home, located at 4719 North 24^th Road, was recently featured in a CNN special report on green building features and options. Our family-owned company, Arlington Designer Homes, designed and built this one-of-a-kind green home in 2007.  It features energy-efficient windows and doors, EnergyStar appliances, recycled carpets, reclaimed hardwood floors, low VOC paints, an advanced insulation package with spray-foam insulation, and a geo-thermal heating and air conditioning system. 

CNN hosted the national report, which showed examples of green, energy-efficient building techniques and features being used around the U.S., from inside the Moores’ home, highlighting how well the home’s green features blend in and actually enhance the warmth and livability of the house.

One of the most important things this house demonstrates is that ‘green’ doesn’t have to be boring or utilitarian. The home on North 24^th Road features reclaimed wood floors, and a gorgeous and rare salvaged walnut countertop in the kitchen. In the entryway, we embedded fossils in a recycled stone tile wall for a truly unique and beautiful look.

At the same time, the green features included in this home will combine to reduce energy costs by up to 50%, prevent toxic off-gassing, seal out mold, allergens and pollutants, and significantly reduce the homes’ carbon output.

We'll have the video up on our website soon - stay tuned!

Geo-Thermal Heating and Cooling

I am currently working on a home where we have  installed a Geo-thermal heating and cooling system. This is not the first Geo-thermal system we have installed and it won't be the last. Installing the systems can be 2-3 times more expensive than a typical HVAC system, but the payback can be huge.

Currently the federal government is offering a 30% tax credit (stay tuned for my next blog to learn more about tax credits) on any sustainable energy system that is installed. This means that with the tax breaks, you are paying a lot less in initial costs and the payback period is much shorter. The way that I have calculated it for the house that I am currently working on, is that if energy costs stay constant, the geo-thermal system will start paying itself off in 7 years. So the geo-systems that we install can then actually make money for you for up to 43 years!

Installing geo-thermal HVAC is a big project,
but across the board, our customers have
been thrilled with how well it works!

Installing Geo-thermal systems on a tight lot like the one that we are currently working on can be tricky. It is a sequencing challenge. I had to excavate the house and coordinate the foundation work with the Geo-thermal drilling work. In this house, we installed 2 ground loops that go 300' into the ground. These loops happen to be installed beneath the garage floor, although they could have just as easily been installed under the basement slab or in the yard.

The idea behind Geo-thermal systems is that you are using the earth's constant temperature to heat or to cool your home, depending on the needs. The system operates like a heat pump exchanging hot or cold energy with the coolant that runs down and then back up two 300' loops. Once this energy has been exchanged, it enters the unit and is dispersed like a typical forced air unit is, throughout the house.

So, for example, when you are heating your house, your unit will exchange the energy from the cool air that is brought into the unit with the air that is heated to a baseline of 55 degrees from the earth. The earth's temperature is a constant 55 degrees. Once this air is in the unit it will be heated to the temperature on the thermostat by using natural gas or electricity to bring it up the extra few degrees. So in essence, this system helps create a constant 55 degree air intake that can be heated as necessary.

The entire unit takes up a little more space in your utility room, but has the distinct advantage of eliminating noisy outdoor AC units. Overall it is a very interesting and unique system that works great for our customers.

ENERGY STAR – More than Just the Blue Logo

What is ENERGY STAR and what does it mean for the green building process?  ENERGY STAR is a US government-sponsored program designed to encourage us all to become more energy efficient. It centers on energy usage and helping consumers learn how to be more efficient consumers, with twin goals of helping people to save money and reducing greenhouse gas emissions. You’re probably familiar with the blue ENERGY STAR logo, which has become a fixture on appliances and electronics, ranging from computer monitors to refrigerators. This logo means that the product meets strict energy efficiency guidelines set by the EPA and US Department of Energy. (Buying these products can often help you earn a rebate on your taxes.)

But you might not know that the ENERGY STAR program does much more than just certify electronics and appliances. The program can also help you to assess the current energy efficiency of your home, recommend various energy saving measures for you to improve the energy efficiency of your home, provide you with recommendations for qualified green builders and inspectors in your area, and provides a quantitative method for measuring and certifying new homes’ energy efficiency levels.

To earn the ENERGY STAR, a home must meet strict guidelines for energy efficiency set by the U.S. Environmental Protection Agency. These homes are at least 15% more energy efficient than homes built to the 2004 International Residential Code (IRC), and include additional energy-saving features that typically make them 20–30% more efficient than standard homes. According to program statistics, last year, families living in these homes saved more than $270 million on their utility bills, while avoiding greenhouse gas emissions equivalent to those from 370,000 vehicles.

(Arlington Designer Homes is proud to be a ENERGY STAR-recommended green builder, and to have built a number of ENERGY STAR qualified new homes.)

Many other green certification programs throughout the Unites States have embraced the ENERGY STAR program as a jumping off point, and it’s a great place to start for consumers looking to build or remodel “green”. The program has defined goals and measurable targets and is recognized and respected throughout the US.

Having just recently certified a house according to the National Association of Home Builders (NAHB) Standard at the Gold level, and having been awarded the local Arlington County Green Home Choice award, I can tell you that both these programs use the ENERGY STAR system as a basis for awarding points towards their own green certifications. ENERGY STAR works for these programs because it provides an existing national infrastructure for securing the needed items and finding local certified inspectors.

The third party certification is integral to any national building program. It helps to assure that all the people participating in the programs are actually achieving the "green-ness" that they are claiming and helps to eliminate "green-washing." To achieve ENERGY STAR certification (along with most other recognized green certifications), a builder must contract a third-party, independent inspector to inspect and measure all aspects of the home against the set ENERGY STAR criteria. When I look for a third party inspector, I make sure that they are certified through ENERGY STAR.

If you’re thinking about  building a new home or remodeling your current home, and are interested in improving your home’s energy efficiency , the ENERGY STAR website is a great place to start your research. You’ll find lots of information on products and home improvement, and can look for builders and inspectors too.

Insulation and Outsulation

We enjoy building custom homes and never build the same house twice. At the beginning of a new project, we worth with our customers to set specific goals for that house and then find the best  building products that will help us meet those goals.

In the two houses we are currently building in Falls Church, we have installed Dow SiS panels on the exterior of the house in place of more standard materials like plywood or OSB (oriented strand board). This structural foam insulation board serves three purposes. The first is that it acts as our house sheathing. It takes the place of OSB and eliminates the house wrap. The second purpose is that it serves as a drainage plane. With the SiS panels installed, there is no need to install a house wrap to drain rain and moisture -- it is installed with the sheathing. The SiS board, when properly sealed, serves as both a structural panel and house wrap. The third reason to install this product is that it provides 'outsulation'. This insulates a thermal break on the outside of the structure of the house.

Even the best-insulated houses have what are called “thermal breaks” or “thermal bridging.” This is when heat energy (hot or cold) is directly channeled outside of the building envelop by a break, such as a 2x4 stud in an external wall. A 2x4 stud has an R value (a measure of thermal resistance used to assess the efficiency of insulation – the higher the number the better) of about 4.3, which means that in relation to the rest of the wall system (which is probably around R-15), it is the weak link. The thermal break is a large area that helps heating and cooling energy escape from your home. Think about how many wooden studs there are in one 8 foot wall -- probably 8 to a wall and 36 studs in a room.  Calculate the energy loss (and increased heating/cooling costs!) throughout the house because of the thermal breaks caused by all of those studs, and you can see how putting more insulation on the outside of a stud could be beneficial.

Insulation and outsulation are important, but they are only part of the energy equation. A house is a whole system. This system includes the HVAC, the windows, the thermal envelope and the breathability of a house. More on these topics to come……..

Saving Money by Going Green

I received a question the other day that I get quite a bit.

How much does it cost per square foot to build a house?

The real answer is, “It depends.”  There are companies out there (mostly large national or regional companies) that advertise set prices of $80 per square foot. It sounds like a great deal, but what the ads don’t usually tell you is that this price doesn’t include permits, site work, sewer and water connections, landscaping, experienced construction supervision, etc. – the list goes on. Anyone can give you a $80 s/f price when you pull things like site supervision out of the equation.

There are people out there who can do it cheaper than a smaller custom builder can, but can they do it better? I believe the answer is no. When you start to sacrifice supervision, or hire less-experienced or untrained crews to cut costs, you get an inferior product. 

(To determine how much it’s really going to cost to build your home, you have to first ask yourself what you want to have in your house. Every decision that a customer makes has a direct result on the final “per square foot” price. If you choose to upgrade your kitchen countertops or flooring, the total house costs will go up.  Another factor that should be calculated into prices is the overall operating cost of the house. Square footage is like a pyramid. The bigger your house, the more overall costs you will have to pay. You have to buy the land, you have to pay for the materials and labor for a bigger home, you have to pay taxes and maintenance, then you have to heat, cool and clean your house. )

There is another way to reduce the costs of building your home that doesn’t require you to sacrifice quality. If you build smarter, you can save a lot of money over the long run. At Arlington Designer Homes, we don’t think bigger is better – we think smarter is better.  

Spray-in foam insulation costs a bit more upfront, but more
than pays off for itself with reducing heating/cooling costs
and will actually save you money over the long term.

If you are able to recycle your construction materials (see previous blog entry), you will save money on disposal costs. If you install a better insulation package, you will save money on future energy costs. If you spend the money now on a more efficient hot water heater, you can pay it off with reduced operating costs in just one year, and for the next 20 years have more money in your wallet. All of these green improvements translate into a house that can be significantly more cost effective to run. Think about cutting your house’s operating costs in half and saving the other half over the next 20 years. If you haven't, maybe you should.