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GREENHOME
Presentation by Michael BodakenMarch 3, 2009
Green Affordable Housing Preservation
National Housing Trust, Green Affordable Housing Preservation
National Housing Trust
Committed to safeguarding affordable housing.
Only national nonprofit engaged in housing preservation through real estate development, lending and public policy initiatives.
The National Housing Trust: Partners with investors to raise capital to buy and renovate affordable
apartments. Preserved more than 4,800 affordable apartments.
Lends early money to developers to help them purchase and renovate affordable apartments. Loans have helped preserve nearly 5,000 homes.
Educates policymakers of the need to dedicate resources towards the revitalization of existing affordable apartments.
National Housing Trust, Green Affordable Housing Preservation
Preserving affordable housing is inherently energy and resource efficient.
Building Reuse. It produces less waste and uses less new materials and energy than new construction.
Infrastructure. It does not require new utility or transportation infrastructure.
Green space. It does not require developing more land.
Household energy use. There are many ways to integrate green technology and methods into the rehabilitation process to improve energy efficiency and conserve water through the use of green design and materials.
Copyright National Trust for Historic Preservation
National Housing Trust, Green Affordable Housing Preservation
Defining Green
Improve Energy Efficiency:
high efficiency HVAC system
Energy star appliances
Conserve and Manage Resources:
Low flow faucets, showers, toilets, aerators
storm water management
Reduce impact on residents and environment:
low volatile organic compound (VOC) paint
use of certified wood
Appropriate site selection and development :
located near public transportation and services
compact, walkable site plan
National Housing Trust, Green Affordable Housing Preservation
Green Standards
Green CommunitiesTM Criteria, Enterprise Community Partners
accommodates the complexities of dealing with existing multi-family buildings
LEED Certification US Green Building Council
criteria for various types of construction- New Construction and Major Renovation is the most relevant
no criteria yet specific to existing residential buildings, new construction standards are focused upon commercial structures
Earth Craft
distinguishes between new construction and rehabilitation, multi-family and single family
Model Green Home Guidelines, National Association of Home Builders
focused on new construction of single family homes
National Housing Trust, Green Affordable Housing Preservation
Galen Terrace:From Mean Streets to Green Street
Photo by Lloyd Wolf
National Housing Trust, Green Affordable Housing Preservation
Galen Terrace
Project Details:
Washington, DC
Family property
84 units, 3 buildings
1-4 bedrooms
100% Section 8
$60,000/unit in rehab; Green Retrofit components = $15,000.
NHT/Enterprise, Somerset & Resident Association
National Housing Trust, Green Affordable Housing Preservation
The Greening of Galen Terrace
•Renovation includes full unit renovations, all new systems, windows, doors (keeping walls & ceilings)
•Energy auditor completed a blower door test and infrared scans of building
•Creating a more walkable community
•Downspouts will feed into rain barrels
•Low-flow fixtures- shower, toilet, faucets
•Native Plants
•Energy Star refrigerators
•Individual meters in all units
National Housing Trust, Green Affordable Housing Preservation
The Greening of Galen Terrace (cont.)
•Common area laundry rooms (6) with new ductwork & venting
•Solar reflective roof material
•Low VOC paints, primers, sealants, adhesives, caulk
•Composite wood free of added urea formaldehyde or sealed with low VOC sealant or laminate
•Green label certified carpets
•Insulate cold water pipes
•Green Home Guide is being developed and will be distributed to residents
•Management provides an orientation to each new renter
National Housing Trust, Green Affordable Housing Preservation
Green Improvements Well Worth the Cost
The incremental cost of energy improvements was 3.8% of the total development budget.
The projected energy savings is 60%.
The projected water savings is 21%.
Short video about Galen Terrace rehab can be found on YouTube:
http://www.youtube.com/watch?v=sHB7DQn3Evc
Or Search for “The Greening of Galen Terrace Apartments”
National Housing Trust, Green Affordable Housing Preservation
Lessons Learned from Going Green
Go green from the beginning determine green goals set the level of priority in the beginning
Get an experienced team get a green consultant or qualified architect on board early select a contractor who has done green building before or who will work with
the green architect/consultant early on in the process
Expect a learning curve it takes time for developers to learn how to do green well it takes experience to know what different specifications to use, and to find
contractors and subcontractors with sufficient knowledge of green products
Research the specifications to find the most affordable options
National Housing Trust, Green Affordable Housing Preservation
Incentives for Green Preservation
In order to receive Low Income Housing Tax Credits, all properties must now include energy efficiency in their tax credit applications;
Federal Government will launch, this year, $250 Million program to “green retrofit” HUD Section 8 housing;
$5 B in Weatherization grants that may be used for multifamily.
State and local green programs take a variety of forms, including:
Renewable energy tax credits
Incentive programs for replacement of older fixtures with low-water use fixtures
Rebate programs for alternative energy sources, high efficiency washers and dryers, and low-flow toilets
Sales and property tax exemptions for photovoltaic and other alternative energy sources
Michael Bodaken
E-mail: [email protected]
Address: 1101 30th St, NW, Suite 400 Washington, DC 20007
Phone: (202) 333-8931
Web: www.nhtinc.org
National Housing Trust
For more information: