Last month the DGBA had an opportunity to view the future standard of building performance at the TimberCreek Zero Energy House in Lewisville.  As part of the Department of Energy’s Building America Program, public tours were given to inspire change in residential building practices.  This open house has attracted 1,000’s of industry professionals and homeowners to see a surprisingly well sized and inviting home with a net zero energy performance.

What is a net zero energy home? When the annual output of energy generated on-site equals or exceeds the energy consumption from utilities, you have a net zero energy building or ZEB.  The home built by GreenCraft Builders and designed by William Peck & Assoc consumes 50-70% less energy than conventional homes.  Perhaps the total building system is out of reach for many but it was filled with practices that are easily adaptable and economical.  Advanced framing, air conditioned attics, passive solar systems, and renewable energy systems are among these emerging conventions in home construction.

It may be hard to measure the value of these advanced features but the peace of mind it provides the owner is beyond measure.  With predictable utility bills, a superior building envelope, and lower life cycle costs; they know that they will reap the benefits of their forward thinking.  What is never left unsaid at any green building forum is–what we call green building today will simply be called building in the future.  And after a day of training on the latest in residential building science, we would be fools to go on building the same way.  Builders are not the only source for advancing building construction.  Many homeowners are responsible for introducing new products to their builders via the growing resources online.  Hopefully, we too have provided a better framework for awareness of green building technologies.

There are many other topics covered at the  Project Zero seminar worthy of future discussion.  Look for my post on December 18th regarding the totally revamped 2011 Energy Star program presented by their National Director, Sam Rashkin.

Last week the Dallas HBA's two-day seminar for "Green Building for Building Professionals" was a packed house of builders, suppliers, city planners, and designers.  It was exciting to have a large turnout to learn about sustainable home construction however, there was resistance to acknowledge the feasibility of making these changes with their customers.  While I have attended HBA classes across north Texas as a title sponsor, this was a more valuable forum for the readiness of the Dallas market.  Our instructor was Armando Cobo of Albuquerque, NM who recently became a Texan.  The stagnant market rendered it their loss and our gain.  Armando has designed and/or built over 300 sustainable homes.  As a founding member of Build Green New Mexico, he immediately became involved in Green Built Texas and the HBA to spread his knowledge of building green and what it takes to get there.

While we covered everything from the many elements affecting indoor air quality to analyzing the life cycle costs to the consumer, I could not help but notice the disconnect between an expert from New Mexico and successful builders from all over north Texas.  Many had gotten their feet wet but were not practicing the whole building approach of green building. Although there was some resistance at first, it became a bit of a fireside chat as to pragmatically find solutions.  Most builders expressed that their customers would not pay for a higher upfront cost even if they received a return on their investment in a few years.  Some even dismissed that certain methods were possible to implement and be competitive.  Several expressed distrust that architects know enough to properly detail the drawings and doubt that subcontractors were reliable to go the extra mile.  One began to get a feel for the temperature of the building market.  Especially in tough economic times,  many feared loosing jobs to a low bidder because the customer does not see the value in green building.  All in attendance were aware of the pending change but deferring to act.  Those that don't invest in learning new technologies are probably the ones that don't go the extra mile to assure quality control on your project.

My personal take-away from this forum is the need for more demand.  Homeowners are going to have to demand it from their builders and architects, builders are going to have to demand it from their architects and subcontractors, and we all are going to have to demand it from our government and suppliers.  This is a vast, quickly changing industry and no one has the full circle of knowledge.  We need to bury our pride and ask questions because "green" is not going away.  It will be trial and error for a while but if you are not taking the extra time in this slow economy to educate yourself and better your business, you REALLY won't have the time when things pick up.  The sooner you bring on a knowledgeable team of contractors, the more fluid, timely, and high quality your project will be.  Don't wait until your house is designed to select a lot and don't wait until your HVAC system is designed to selected an engineer.  Pick one area of sustainable design and really do your research.  Take the things you learned and test your current or prospective business partners.  For example, if your builder has never used a HERS rater on their jobs, any advanced mechanical systems may be useless and could nullify other efforts.  Don't know what a HERS rater is?  Well, I think you have just found your first topic of research.

10 Things You Should Know About Finding the Right Green Building Team

1. Building green does not have to cost more but less educated builders and contractors always cost more.
2. You do not have to be held captive to the limited knowledge of your subcontractors. The one paying should always have the upper hand.
3. Architects are not always educated on current techniques but are valuable as they act as another check and balance as well as a coordinator on projects.
4. It is usually better to not do anything at all than to do sustainability half way or incorrect.
5. Use resources such as the Dallas Residential Green Building Checklist,  the City of Dallas Green Building Guidebook,  and the NAHB Green Building Guidelines
6. Use third party inspectors, designers, and verifiers where possible.  It protects builders and homeowners from false claims.
7. Select a full team upfront.  No trade is educated enough to consider all things outside their specialty.
8. Life cycle analysis is done throughout all investments in your life, home construction should not be an exception.
9. Internet, Internet, Internet.  Every smart consumer should have a Minor in Google.
10. Every large green program started from a small community organization.  Let your voice be heard.

Who can keep track of all the acronyms out there? Many products bear labels not well know to consumers. Here is a cheat sheet to the most common abbreviations when searching for green building products:

CARB | California Air Resources Board | Maintains healthy air quality, protecting the public from exposure to toxic air contaminants and providing innovative approaches for complying with air pollution rules and regulations. California is the only state with such a regulatory agency since it was created before the Clean Air Act. It generally leads the nation in improving legislation regarding air quality.

COC | Chain of Custody | Chronological documentation of custody and transfer of a product from extraction to consumer. This is often used to maintain the environmental certification granted to the manufacturer showing compliance with a public policy or standard. Distributors must be audited and maintain standards to market the certification reached by the original manufacturer.

EPA | Environmental Protection Agency | Federal agency charge in protecting human health and the environment by writing and enforcing regulations passed in Congress. In 1992, they launched the Energy Star program fostering energy efficiency.

EPP | Environmentally Preferable Product | Goods that have a lesser or reduced effect on human health and the environment when compared with competing goods. Raw materials acquisition, production, manufacturing, distribution, operation, maintenance, disposal, performance, durability, and safety are considered.

FSC | Forest Stewardship Council | International non-profit established in 1993 to promote responsible management of the world’s forests. Its members work to ensure the permanent existence of forest areas through responsible forest management and conservation. It focus is on the consumer to empower their demand for responsible forestry.

GBI | Green Building Initiative | Non-profit organization devoted to encouraging the building industry to adopt efficient, healthy, sustainable practices. Focused on evolving from the feel good rationale to performance-based approach. Its user-friendly principles lead to the creation of Green Globes, a rating system similar to LEED.

IAQ | Indoor Air Quality | Quality of air within and around buildings relating to health and comfort of occupants. Air quality can be infiltrated by gases, microbial contaminants, or particulates that can adversely affect health of ventilation and should be vented form the building.  Dynamic control of air changes, filters, mold management, and pressurization dilute the presence of toxins such as radon, mold, carbon monoxide, VOC, asbestos, carbon dioxide and others atmospheric pollutants.

LCA | Life Cycle Analysis | Also known as cradle to grave evaluation of the environmental impact of a product or service. A holistic assessment from raw material to disposal considering eco-pollutants, habitat destruction, land use, and depletion of natural resources. Practitioners utilize software to calculate a more accurate impact over the life of a product or service.

LEED | Leadership in Energy & Environmental Design | Environmentally sustainable rating system developed by the USGBC in 2000. Industry leaders formed public committees to address sustainable sites, water efficiency, energy and atmosphere, materials and resources, indoor air quality, and innovation and design. Four levels of certification are determined by third-party verification.  It is the most recognized rating system for sustainability.

NAF | No Added Formaldehyde | Formaldehyde is a compound commonly used as a drying agent in adhesives for composite wood, plumbing fixtures, windows, carpeting, and paint which can be toxic, allergenic and/or carcinogenic. The word “added” is due to the fact that small levels of formaldehyde occur naturally in some products.

SCS | Scientific Certification System | Third-party global environmental auditing, testing and standardizing organization. International standards were developed to strive for the highest level of environmental improvements, social accountability, and product performance.

SFI | Sustainable Forestry Initiative | Non-profit organization responsible or maintaining, overseeing, and improving a sustainable forestry third-party certification program. It promotes responsible forest management through fiber sourcing, water quality, biodiversity and regeneration on certified and non-certified lands. It is viewed a controversial by many conservationists due to its clear cutting acceptance and questionable funding.

USGBC | US Green Building Council | Non-profit trade organization, founded in 1993, that promotes sustainable, profitable and healthy buildings founded in 1993. It works closely through local chapers to educate and guide federal, state, and local governments as well as the building industry and the public.

VOC | Volatile Organic Compounds | Natural or synthetic compounds capable of readily vaporizing into harmful carbon, which compromises air quality. Methane and formaldehyde are two common VOCs.  Heavily regulated by the EPA to prevent sick building syndrome, health risks, and negative atmospheric impacts.

One of the broadest spectrums of product lines when finishing out your home comes when selecting countertops. One way to narrow down your options is by choosing a material that is more sustainable. Many natural products are deceivingly more harmful to nature than their artificial counterparts. A way of exceeding a natural product is by the reduction of virgin material through upcycling. The book Cradle to Cradle defines upcycling as “the practice of taking something that is disposable or downcycled and transforming it into something of greater use or value.”

Almost any product can be recreated into an usable surface. EnviroGlas, headquartered here in Plano, has wisely used abundant glass waste in their city to create a highly sustainable terrazzo product. They use 100% post-consumer recycled glass and it’s produced right here in the metro! 3form, Vetrazzo, and IceStone have similar products that upcycle polyethelene and glass waste. Eco by Consentino is an exciting new product that contains 75% post-industrial and post-consumer recycled content bound by corn oil resin. Its use of waste materials that cannot be used in any other industrial product gives them approval from numerous environment certifiers. It is also headquarters in Texas.

Avoid metal counters unless they are recycled. Mining for steel and aluminum bares a heavy burden on the environment. Alkemi, utilizes 60% post-industrial aluminum and polymeric resin to give you a metal product while minimizing waste and destructive mining.

Stone is a facet of nature but the means by which it is extracted for the earth is not. Granite is preferable to marble due to its regional quarries and energy requirements. Quartz, soapstone, sandstone and slate are closer to the surface and thus less impactful. Be mindful the mining fields do not endanger animal wildlife. Composite stone products like those from Squack Mountain Stone bind recycled products with a fibrous cement to resemble soapstone.

Paper, wood, and ceramic products can also be sustainable but often carry a negative perception. So when selecting a countertop; consider the extraction and production process, recycled content, durability and air quality so you can regard its beauty as well as its resourcefulness.

A coalition of sponsors introduced an emission standards bill in early September on Capitol Hill.  Broadly based on the California Air Resources Board’s CARB rule that began last January, this legislation would mandate a reduction in formaldehyde levels in composite wood products–particle board, plywood, and medium density fiberboard.  The EPA says urea-formaldehyde can be toxic, allergenic, and carcinogenic.  It is a VOC (volatile organic compound) that can cause anything from allergic reactions to cancer.  Hopefully, this legislation will pass and the EPA can enact a mandate effective as early as 2011.

Where would I find formaldehyde in my home?  It is commonly used as a drying agent for adhesives in composite wood products such as plywood, MDF, flooring, cabinetry and doors.  Compliance labels may show a product as no-added formaldehyde, ultra-low-emitting formaldehyde, or formaldehyde-free.  The word “added” is due to the fact that small levels of formaldehyde occur naturally in wood.

Be sure to know what compliance you are quoted.  While many producers have already made the change, many are resistant due to the added cost.  The good news is, once there is a mandate, it will be a level playing field and the safer products won’t be passed up for budget reasons.

There are do-it-yourself tests for formaldehyde levels in your home but I recommend finding a professional for an accurate test.

Photo credit: jeremylevinedesign

One of the easiest ways to design a new home efficiently is through site selection.  Simple building orientation and location can make a huge difference when designing a high performance home with a reduced environmental impact.  The greenest development sites are in-fill properties like former parking lots, shopping malls, etc.  Consider the area infrastructure and proximity of resources.  Are you near public transportation, leisure, workplace and stores?  Can you make use of the existing landscape and does it require grading excavation/infill?  The Green Home Guide recommends a density of at least six units per acre which maximizes infrastructure.  Let’s start selecting land by careful analysis and not by how well you like the street address.

The home should be oriented to make use of natural daylight and prevailing winds.  Ideally the longest side should run east/west with windows placed predomanantly on the south side.  Natural and architectural shading devices can be used on the south and west facades to control the amount of light that enters your home.  These things sound simple but they could cut your energy bills in half!  Be sure to plan ahead before you are paying $100/hour to flip this and flop that around your floor plan.

Photo credit: Resinart

ResinArt has manufactured flexible mouldings for over 40 years, becoming the largest manufacturer and industry leader in quality and delivery. ResinArt recently introduced a newly formulated product that is LEED compliant and meets qualifications for green building certification programs. Listed below are a few new reasons to specify BMC’s DuraFlex by ResinArt.

• Zero VOC emissions – certified to meet or exceed US EPA standards
• 100% Mercury free – compliant with US EPA initiative QPPT-2005-0013
• Formulated to work with environmentally friendly water-based paints and stains
• Available in 100’s of stock and custom trim profiles

For more information you can read up on LEED compliance, specifications, and finish recommendations.  BMC West and ResinArt are happy to provide another superior product for the evolving building industry.

Photo credit: elgreco in bethesda

The Consortium for Research on Renewable Industrial Materials (CORRIM) at the University of Washington conducted a study on the environmental impact of lumber production.  They have interesting findings that might shock you regarding the sustainablility of wood.  Wood is among the most energy-efficient and environmentally friendly of all building materials.  Wood buildings are readily adapted and are a renewable resource, a characteristic of unparalleled value.  

CORRIM is a non-profit consortium of 15 research institutions formed to research the use of wood as a renewable material. In the study, CORRIM used typical building designs to construct hypothetical homes, and then compared the environmental benefits of wood-framed versus steel-framed houses in a cold climate and wood versus concrete in a warm climate.  The study looked at environmental effects across the entire life cycle of the home and produced the following results:

Energy Use:

• Construction of the wood-frame home used 17% less energy than the matching steel-frame home.
• Construction of the wood-frame home used 16% less energy than the matching concrete-frame home.
• The energy consumption measured included not just electricity, but also diesel and fuel oil to extract and haul materials, natural gas to generate steam in lumber mills, and electricity for steel mills.  

Global Warming:

• The global warming potential of the wood-frame home was 26% lower than the steel-frame home.
• The global warming potential for the wood-frame home was 31% lower than for the concrete-frame home.
• Using wood products instead of steel or concrete can further reduce greenhouse gas emissions from fossil fuels because more than half the energy used by wood mills comes from biomass – bark, sawdust and other residuals – a renewable source of energy.  

Photo credit: sunshinecity

Take advantage of the tax credit available for purchasing a qualified energy-efficient exterior door or window by  December 31, 2010.  In short, the door must meet a U Factor and SHGC rating of 0.30.  Congress raised the per-item credit to 30 percent of the cost up to $1,500.  They also extended the deadline for making the improvements through the end of 2010.  If you have already purchased a qualified efficient door or window you are not left out.  The act is retroactive to Jan. 1, so if you installed a product meeting the previous criteria it qualifies for the larger credit. 

Seventy percent of the GHG emissions related to single-family envelope energy consumption can be attributed to homes built before California had an energy code (1983).  The statewide carbon impact of retrofitting these homes with upgraded energy features was explored.  Spending $10,000 retrofitting a 1960s home could save 8.5 tons of carbon at a cost of between $588-$1,176 per ton (…)  Increasing the energy efficiency of a new home by 35% would cost about $5,000 and would reduce emissions by 1.1 tons at a cost of $4,545 per ton. Retrofitting existing homes with energy-efficient features is four- to eight times more carbon- and cost-efficient than adding even more energy efficiency requirements to new housing.

 Not all ENERGY STAR rated doors qualify, contact BMC West for assistance.  Visit energystar.gov for credits in solar-energy panels, water heaters, geothermal heat pumps, small wind-energy systems and fuel cells as well.

Photo credit: forestproductivity.net

Looking for a great product that also helps the environment?  You must be thinking wood.  No?  Well maybe you should.  Being green doesn’t mean you have to build a cold ultra modern house.  One of BMC’s sheetgood vendors, Sierra Pacific, points out common misconceptions about the resourcefulness of wood. 

Trees provide the only 100% renewable, recyclable, reusable, and biodegradable building product we have. Trees can be planted and grown in an endless cycle using the sun as their energy source.  Here are more reasons why wood is so environmentally friendly:

• In part because of economic incentives to replant, the total volume of wood in U.S. forests is actually 25% greater than in 1952.  Today, 37% more wood fiber is grown than is harvested in the United States.

• During the long growing period, trees grown for harvesting help clean the air.  During photosynthesis, trees absorb carbon dioxide and release oxygen.

• Wood biodegrades naturally.  When it burns or slowly decomposes, it enriches the soil.

Using wood products is not counterproductive but be sure you know where it is coming from.  The most recognized independent certification in wood products, FSC, assures that the best practices are used.  While BMC offers many FSC products, “only 5% of the world’s productive forests are FSC certified.  With over 13,500 certificates (July 2009), the number of companies along the forest product supply chain committing to FSC certification peaked at 50% in 2008.” 

Hopefully, you are one of those educated consumers that can increase this number.  Buying FSC certified wood products creates a demand for responsible forestry which is more than just a feel good stamp.  It ensures biodiversity, protects endangered forests, and makes them more viable for the future.  So think outside the box, and look inside the forest.