Health Considerations for Renovation Assessment, Specifications, and Program Development

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Tiffani IrwinHabitat for Humanity InternationalPartners in Sustainable Building

Janet McIlvaineFlorida Solar Energy Center/UCF

US DOE Building America Program

Agenda Introductions Shared Priorities

Based on best practices Safe, healthy, durable, efficient, accessible – occupancy and funding stream Whole house approach

What is an assessment? Why is it important? How is it achieved? Share tools: assessment, repair & rehab right, sws’s Statistics from the field

Common conditions Prevalence of efficiency strategies

Health concerns – first, do no harm - Building science dynamics Share links to professionals for hazardous materials Best practices

Upfront measures – before you begin Appropriate insurance coverage Never go alone Safety i.e. personal co detectors, professionals when appropriate

Building practices Standardized Approach Installation and QA guidelines verification

Retrofit challenge initiative Summary – acknowledge sustainably

No home more sustainable home than the existing home – Janet’s soapbox Sustainable homeownership Sustainable health, welfare, quality of life for occupants

Experiences from our histories2

• Tiffani Irwin– Habitat for Humanity International– Manager, Partners in Sustainable Building– Affordable Housing Provider

• Janet McIlvaine– Research Analyst, Florida Solar Energy Center– US DOE Building America program– Building Science for Housing Industry

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• 2 Perspectives on Housing Rehab• HFHI Repair Corp

– House Assessment– Selecting What to Address– Working Safely– [Insert website]

• US DOE Building America Retrofit Challenge– Standardized best practices– Built-in health related measures– Codifying the “Whole House Approach” – www.ba-pirc.org/retrofit

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Habitat and the Existing HouseMISSION: Seeking to put God’s love into action, Habitat for Humanity brings people together to build homes, communities and hope.

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Building America & Existing HousesConstruction Industry + Building Scientists

Real Houses. Real Improvement.

Habitat & Building America Alignment

• Shared Priorities– Health & Safety (Before, during, after rehab)– Durability– Energy Efficiency– Accessibility (HFHI)

• Occupancy and funding stream

– Comfort (Building America)• Uncomfortable, uniformed people will take action – not

pretty!

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“Whole Building Approach”

Image: Conservation Services Group

Everything Works (or doesn’t!) Together

A Whole-House Assessment is a full evaluation of each of the systems within the home. The information is most useful when related the experiences of the residents of the home regarding comfort, affordability and durability.

Potential Partners• The homeowner• Home Inspectors• Code Enforcement• Energy Raters• BPI Analysts• Weatherization agencies• Experienced Contractors

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Habitat Assessment Worksheet

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Repair and Rehab Right

http://www.fas.org/rehabright

Online Tools at Your Disposal

Standard Workforce Specifications by US DOE – “How To” Guidance

https://sws.nrel.gov/

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Online Tools at Your Disposal

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The Importance of Being Earnest • Inspect For • Hazardous

Materials• Lead• Asbestos• Mold• Radon• Combustion Issues• Gas appliances• Back drafting• Carbon monoxide• Ventilation

Strategies• Moisture/decay• Electrical hazards• Plumbing leaks

First Priority: Health and Safety of the Occupants!

Remove, Reduce, Remediate Indoor Air Quality Mobility and Accessibility features Potential hazards (i.e. improper wiring)

Once Health and Safety Issues are Identified and addressed: Durability Energy Efficiency Additional Accessibility Features

First, do no Harm!

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Place Holder for Updated HFHI Repair Corp Reports

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Best Practices for Assessment

• Use/develop assessment tools• Proper insurances, certifications• Safety training, personal CO detectors• Agreement with homeowner, survivors’ clause • Pictures to document existing conditions• Always travel in packs• Honor the sacred space of someone’s home• Remediate existing conditions that threaten worker or

occupant safety before beginning renovation

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· Lead: http://www2.epa.gov/lead/lead-abatement-program-training-and-certification-program-lead-based-paint-activities-tsca

· Asbestos: http://www2.epa.gov/asbestos · Mold: http://www.epa.gov/mold/ · Radon: http://www.epa.gov/radon/ · Carbon Monoxide:

http://www.defenderdetectors.com/aboutco/nih.htm http://www.epa.gov/iaq/co.html http://www.stopcarbonmonoxide.com/

Do Not Try This at Home!Resources for Identifying and Addressing Hazardous Materials

Professional Services

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Healthy Homes

• “Healthy Home” means– The house does not compromise occupant

health.– The house itself is not sick – all it’s

systems are AOK.

HealthyNew Habitat House (2000 JCWP)

UnhealthyHomeowner’s

Previous Dwelling

Do houses make people sick?

• Many people believe the increased incidence of asthma might well relate to the increased amount of time spent indoors by children and the subsequent over-response of their immune systems to tiny exposures to [these] microbes. – Institute for Environmental Assessment– http://

www.hazardousmaterialsconsulting.com/knowledge-base/sick-building-syndrome.htm

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Dr. Dockery says…

• It’s very clear that in the United States asthma is worst in poor [geographical] areas, and that we’re seeing an increase of the disease in these areas. This makes us think that there must be environmental characteristics involved.– Douglas Dockery, Professor of Environmental

Epidemiology Harvard School of Public Health.20

Lurking Health Concerns

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Relative Threat of Toxic Pollutants in the Home

• Immediate Death– Carbon Monoxide

• Life Threatening– Asbestos– Lead paint– Radon

• Life Degrading– Applied poisons – pesticides,

herbicides, etc.– Volatile Organic Compounds (VOCs) – Microbial growth– Allergens

Relative Threat of Toxic Pollutants in the Home

• Immediate Death– Carbon Monoxide

• Life Threatening– Asbestos– Lead paint– Radon

• Life Degrading– Applied poisons – pesticides,

herbicides, etc.– Volatile Organic Compounds (VOCs) – Microbial growth (Rot, mold)– Asthma & Allergy triggers (pollen,

dust mites, mold, pest dander)

Driving ForcesAir, Heat, and Moisture Flow Dynamics

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Carbon Monoxide

• Ideally – none should be produced – Product of incomplete

combustion– Any produced should go

up the flue

• It happens anyway

Carbon Monoxide

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Insert image of back-draft ghosting

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Carbon Monoxide does more than kill!Risks can be mitigated!

Lurking Air, Heat, and Moisture Control Problems Dead Giveaway: Lingering, Repeating,

Unpleasant or Unexpected Odors

Building America (at FSEC) Experience

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Why Were We There?

• Unmitigated moisture problems – in homes less than a year old!

• Multiple (very expensive) repair attempts

Looks lovely, smells awful – why?

Lovely pink mold poop!

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Why Were We There?

• Repeat repairs resulting in reoccurring reports of retrogressing…– Look for water leaks

(roof – plumbing)– Replace damage

product with same– Problem comes back– Blame customer (in

frustration)

Rust

Water drip trails

Damaged Walls

– Warping– Staining– Rusting

Damaged Ceilings

– Water in fixtures– Staining– Warping

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Damaged Floors

– Warping– Staining

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Biological growth

– Molds & Mildews

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Comfort complaints

– Cave syndrome“cold & damp”

– Swamp thing“warm & humid”

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MS Temp (*F) MS RH (%) Ts tat Temp (*F)Ts tat RH (%)

Single-wide residence

U Want Cool U Got Cool

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High energy bills– Usually coupled with

other problems– Houses often sold as

“energy efficient”

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What was going on?

• No roof leaks• No window leaks• No rain getting in walls• No moisture being suck in through

foundation• What was going on?

– Combination of air, heat, and moisture control issues

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What was going on?

• Process of Diagnosis:– Document patterns of damage, distribution

of mold, occupant reported operating conditions

– Find Source of the Moisture– Find Driving Forces Introducing the

Moisture– Find the Path of Movement

• Recommendations– Remove as much of source as possible– Reducing Driving Forces as much as

needed– Eliminating as much of the movement

paths as possible

Return Air Plenum – dirt, debris, fiberglass, no air barrier (therefore connected to the walls) 40

Framed Return Plenum with continuous air barrier. Note sealant at floor joint.

Framed Return Plenum Connected to attic via walls. Where’s the return air coming from?

Don’t do this This is better

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Building Envelope Leak Path

Marriage line failure42

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Findings: Multiple Problems=Rapid Failure

• High negative pressures– Duct leaks – Door closure – Exhaust fans

• Low temperature– Discomfort driving

thermostat

• Large moisture source– The ground

Tell-tale signs

Not so subtle

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Let’s Create Healthy Houses that Endure – How?!

• Recognize the signs• Adopt standard

treatments for managing– Air Movement– Heat Transfer– Moisture Control

• Take the Retrofit Challenge– Hot-humid climate only– Learn more:

www.ba-pirc.org/retrofit

http://www.fsec.ucf.edu/en/publications/pdf/FSEC-RR-384-12.pdf

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Systems Engineering

• Whole House Approach– Consensus Building– Specifications & Performance Testing– Quality Assurance

• Multiple Benefits from Same Improvement– Reducing duct system leakage improves:

• Energy Efficiency, Health (IAQ), Safety, Durability and Comfort

– First cost = ~$400; – First Energy Year Savings ~$200

Healthy Homes

• “Healthy Home” means– The house does not compromise occupant

health.– The house itself is not sick – all it’s

systems are AOK.• What does it look like?

– Source Control– Air, Heat, and Moisture Flow Control

• Minimize paths & driving forces

• How can we ensure it happens in our retrofits?

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Influences on Healthy Homes

• Local Climate• Environment• House

Construction• House

Operation

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• Affordable Housing Sector - Renovation

• Local Gov’t Community Development

• HUD funding• Foreclosed homes• Sell in affordable housing

sector• Mutual Goal – 30%

Improvement in HERS Index

Stakeholder Need

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Tell us what to do. Give us

“the list”.Let’s

figure out together.

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Technical Approach – Field Study70 Houses (yellow) - resulted in detailed best practices.

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Building America & Existing HousesConstruction Industry + Building Scientists

Real Houses. Real Improvement. Market-ready Best Practices.

2014 –The Retrofit Challenge

Leverages Federally-Funded Research for Regional Benefit2009-14 2009-14+ 2009-11 2012-13 2014

Retrofit Challenge Audience:Primary: Affordable Housing Entities Conducting

Comprehensive RenovationsSecondary: Other Sectors of Renovation Industry

2014 - Retrofit Challenge Partners (green) – Committed to 30% Best Practices

• Better Buildings Grantee with microloan program.• As of 12/13 closed 249 loans valued over $2 million. • Cumulative energy savings > 1 GWh (average home saves 20%).• Pledged 150 homes to the Retrofit Challenge in FY 14-15.

• Administering $20 million in mortgage settlement funds.• Promoting Retrofit Challenge to all grant recipients.

Pledging all retrofit projects.

Pledging all retrofit projects.

Community Development Corp

Resources and Participation Action Items

www.ba-pirc.org/retrofit

Retrofit Challenge Landing Page

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3.1 Heating, Ventilation, Cooling, and Air Conditioning (HVAC) Distribution Systems

Caution: Reference the Combustion Safety section (3.11) if a gas furnace exists or is planned.

3.1.1 Existing HVAC Equipment Not Being Replaced Hire a heating, ventilation, and air conditioning (HVAC) contractor to evaluate, and

service if needed, refrigerant charge, inside and outside coil condition, condensate drain lines, and gas furnace components including exhaust flues, combustion air supply, gas lines, and other major equipment components.

Implement all items in “All Homes Regardless of System Replacement” below.

3.1.2 Full or Partial HVAC System Replacement Install, at minimum, an ENERGY STAR heat pump (seasonal energy efficiency ratio

(SEER) 14.5 or greater). In south Florida, an ENERGY STAR air conditioner is acceptable.

Equipment Sizing: Perform ACCA Manual J calculations (now required for replacements by the Florida Energy Code). Use projected home characteristics provided by house supervisor.

Supply and Return Ducts: Seal accessible (30” clearance) ducts left in place with code-approved sealant (required at equipment change out by Florida Energy Code), including the return plenum air barrier (drywall, duct board, etc). Provide air barrier if not present.

Air Handler (AHU) Closet at AHU Replacement: Modify AHU closets to create a dedicated, sealed return plenum with a correctly-sized wall or ceiling-mounted return air grille.

Duct Replacement: Install new ducts with R-value ≥ 6. Implement all items in “All Homes Regardless of System Replacement” below. AHU Location: When equipment and ducts are replaced, relocate AHU into conditioned

space. Perform ACCA Manual S equipment selection. Perform ACCA Manual D duct sizing. Produce a schematic duct design for field crew showing sizes for each component and

conduct rough-in inspection to ensure installation meets design intent.

3.1.3 All Homes Regardless of HVAC System Replacement Duct Sealing: Hire an HVAC contractor to seal all duct connections with UL181-rated

materials, preferably fiberglass mesh embedded mastic, including joints and edges in supply and return runs, return plenum, and connections to AHU. Important note: Contractor will revisit site to conduct additional sealing for all duct systems (new and existing) that do not pass the post-renovation leakage test. Maximum acceptable test result is six cubic feet of air per minute (cfm) per 100 square feet of conditioned area at the test pressure of 25 pascals (Qn,out ≤ 0.06).

Duct Airtightness Testing: Have a certified home energy rater conduct a duct airtightness test as outlined in the Duct Testing section (4.1).

AHU Closet: Eliminate louvered doors that serve as returns. Eliminate metal AHU stands. Where the return plenum is formed by open framing and a plywood platform, install and seal an air barrier (drywall or duct board) to separate return from adjacent wall

1 Action Plan

2 Pledge

3 Customize Best Practices

4 Test Houses & Detail Prototyping

Retrofit Challenge Process

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5 Master Specs & Software Library6 Training7 Case Studies & BASC Content

Integrate Best Practices into Master Rehab Specifications, bid documents, work write-ups, and scopes of work.(Example from City of Melbourne Community Scale Pilot Study)

Retrofit Challenge Objective

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Language in software library for work write-ups/bid docs

Best practices include performance verification (but not ratings) & QA recommendations such as developing feedback loop so staff can confirm performance targets and specs have been met.

Built-in Systems Engineering

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• Meets stakeholder need originally expressed in field study

• Incorporates systems engineering and building science concepts into “business as usual” environment

• Addresses gaps and barriers at the local level

Value

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Take the Retrofit

Challenge!

Tell us what to do. Give us

“the list”.

• Half-day workshop delivered to SELF contractors 3/2014• Awareness self-assessment pre/post workshop

Major Gap: Contractor Awareness

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Never heard of It

Very familiar

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This is what it’s all about – the stakes are high.

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Call to Action

• [Insert statistics on aging population & aging housing stock]

• [Insert statistics aging in place]• Multiple impacts of making existing homes more

sustainable – Homeowners retaining insurance– Disaster resistance– Retaining independent lifestyle– Homes retain value

• Health, welfare and quality of life for occupants – what’s more important than that?