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Why Building Failures are Likely & How to Reduce Your
Lorman Educational Services
Washin ton DC
Speakers:
-- er y u ng orens cs roupJim Bidgood & Eugene Heady--Smith, Currie & Hancock LLP
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The High Risk of Green Buildings
The Hidden Risks of Green Buildings:Why Building Failures are Likely & How to Reduce Your
Risks
Lorman Educational ServicesWashington, DC
Copyright Liberty Building Forensics Group Duplication by Permission Only 1
Speakers:David Odom & Richard Scott--Liberty Building Forensics GroupJim Bidgood & Eugene Heady--Smith, Currie & Hancock LLP
Presentation OverviewThe great irony of building green is that the very concepts that
are intended to enhance a building's performance over itslifetime are many of the same things that also make it highlysusceptible to moisture & mold problems during the first few
.
Improved energy conservation, increased thermal insulation,and the use of innovative products are some of the thingsthat make buildings green and sustainable. Coincidentally,they are also some of the things that make buildingssusceptible to future failure.
While green buildings have many positive benefits there is also
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The High Risk of Green Buildings
Premises of the Presentation Building green is a noble goal, but there is strong
evidence that green buildings are higher risk buildings
Risks Some are obvious but most are obscure.
Risks include:--Legal & contractual risks
--Insurance risks--Project risks
--Technical risks
Potential building problems can range from acute &catastrophic to chronic performance failures
Our observation: Good ractices in such ke areas as
Copyright Liberty Building Forensics Group Duplication by Permission Only 3
IAQ, humidity control, waterproofing & regionally correctclimate design criteria have not being well integrated intogreen design practices--including many LEED credits.
The answer is to build low risk, regionally correct, greenbuildings
Definitions
Green BuildingDesign, develop, construct &
non-renewable resources. Sustainability-Includes green issues, but also is
interested in economic issues (financialpayback)
-
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The High Risk of Green Buildings
Green Building Risks
Legal risks
Insurance risks
Project risks
Technical risks
Copyright Liberty Building Forensics Group Duplication by Permission Only 5
Complex Building + Strong HVACDrivers = High Risk Buildings
Building
Complexity
II moderate
I l
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The High Risk of Green Buildings
Post-Construction DeficienciesExperienced by Walt Disney World
Thermal &
Moisture
Mechanical
Finishes
Conveying
35%
Copyright Liberty Building Forensics Group Duplication by Permission Only 7
ystems
General
Requirements
Site Work
Electrical
16%
Green BuildingsVersus
Lower Risk, Regionally-Correct Buildings
Green Buildings Low Risk Buildings
1. More outside air (> ASHRAE by 30%+) 1. Minimum outside air (not exceed ASHRAE)
2. Stresses innovative materials 2. Stresses time-tested, proven materials3. Renewable/carbohydrate based matls 3. Hydrocarbon based materials
4. Emphases energy conservation 4. Emphases dehumidification
5. Stresses VOC reduction 5. Minimal VOC concern (only on matl selection)
-Increased exhaust (>5 Pa) -Very tight control of exhaust
-Building flush out -Rejects building flush out
- ow ma er a se e c on - grees w ow ma er a s
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The High Risk of Green Buildings
Course Agenda
Morning Course Overview-David Odom
- Specific Higher Risk Green Building ConceptsRick Scott
Problem Prevention Approaches-David Odom
Lunch
Afternoon Managing Risks When Building Green-Jim Bidgood & Gene Heady
Copyright Liberty Building Forensics Group Duplication by Permission Only 9
, Bidgood & Gene Heady
Insurance Issues for Green BuildingsJim Bidgood & Gene Heady
Final Tips for Successful Green Buildings -Everyone
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The Hidden Risks of Green Buildings October 2008
LEEDLeadership in Energy &Environmental Desi n
Copyright Liberty Building Forensics Group Duplication by Permission Only1
Many of LEED graphics and information are from USGBC website: usgbc.org
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The Hidden Risks of Green Buildings October 2008
Copyright Liberty Building Forensics Group Duplication by Permission Only3
USGBCUS Green Building Council
Founded 1993
Represents all segmentsof Building Industry
. .
C itt B d
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The Hidden Risks of Green Buildings October 2008
What is
greenbuilding?
Design andconstruction
practices thatmeet specified
standards,SitePlanning
resolvingmuch of the
negativeimpact of
buildings on
theiroccupants and
on the.
LEED is thecurrent Gold
StandardbyUSGBC
Copyright Liberty Building Forensics Group Duplication by Permission Only5
Leadership in Energy& Environmental Design
LEED
69 Potential Credits (Points)
PlatinumPlatinum
2 6 3 3 3 9 5 2 6 9
oo
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The Hidden Risks of Green Buildings October 2008
LEED Checklist
Copyright Liberty Building Forensics Group Duplication by Permission Only7
LEED-NC
Point Distribution
Indoor
Envi ronmenta l
Water
Ef f iciency
8%Energy &
Mater ia ls &
Resources
20 %
Susta inable
Si tes
22 %
Qual i t y
23 %
m os p er e
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The Hidden Risks of Green Buildings October 2008
Emory UniversityWhitehead Biomedical Research Building
First LEED
Certified Buildingin Southeast
Achieved Silver
Copyright Liberty Building Forensics Group Duplication by Permission Only9
a ng
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The Hidden Risks of Green Buildings October 2008
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The Hidden Risks of Green Buildings October 2008
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The Hidden Risks of Green Buildings October 2008
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The Hidden Risks of Green Buildings October 2008
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The Hidden Risks of Green Buildings October 2008
Additional Construction Costs for
LEED-certified buildings
Conventional Building Cost (100%)Average for offices and schools, based on 40 buildings
Additional Cost
(2 buildings)
GOLD (9 buildings)
.
2.2%
Copyright Liberty Building Forensics Group Duplication by Permission Only19
SILVER (21 buildings)
CERTIFIED (8 buildings)
1.9%
.66%
Th Hidd Ri k f G B ildi O b 2008
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The Hidden Risks of Green Buildings October 2008
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Th Hidd Ri k f G B ildi O t b 2008
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The Hidden Risks of Green Buildings October 2008
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The Hidden Risks of Green Buildings
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The Hidden Risks of Green Buildings
Higher RiskGreen Building Concepts
Building
omplexity
II moderate
III high
Copyright Liberty Building Forensics Group Duplication by Permission Only 1
C
Green DriversMild Intense
I low
Green BuildingsVersus
Lower Risk, Regionally-Correct Buildings
Green Buildings Low Risk Buildings
1.More Outside Air
2.Stress Innovative Materials & Concepts
1. More outside air (> ASHRAE by 30%+) 1. Minimum outside air (not exceed ASHRAE)
2. Stresses innovative materials 2. Stresses time-tested, proven materials
3. Renewable/carbohydrate based matls 3. Hydrocarbon based materials
4. Emphases energy conservation 4. Emphases dehumidification
5. Stresses VOC reduction 5. Minimal VOC concern (only on matl selection)
-Increased exhaust (>5 Pa) -Very tight control of exhaust
-Buildin flush out -Re ects buildin flush out
3.Renewable/Carbohydrate Materials
4.Emphasis on Energy Conservation
5.Stress VOC ReductionL VOC i l l i A i h l VOC i l
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The Hidden Risks of Green Buildings
Risks Associated With New Materials& Concepts
.Like most experiments they tend to fail. If
the experiment is the whole exterior of thebuilding (or the entire HVAC system), theyfail big.
Copyright Liberty Building Forensics Group Duplication by Permission Only 3
Quote from
How Buildings Learn: What happens after theyrebuilt by Stewart Brand
Challenge: Understanding performance of newmaterials and s stems in hi h risk areas of
Risks Associated With New Materials &Concepts
envelope assembly
Vapor retarder vs. air barrier vs. secondaryrainwater barrier
Dewpoint location
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The Hidden Risks of Green Buildings
Innovative Concepts:Vegetative Roof
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Innovative Concepts:Vegetative Roof
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The Hidden Risks of Green Buildings
Innovative Materials & Increased Insulation:Hides Water Leaks & Reduce Wall Drying
Copyright Liberty Building Forensics Group Duplication by Permission Only 7
Innovative Materials:Understand Performance Characteristics
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g
Innovative & Carbohydrate MaterialsUnderstand Performance Characteristics
Copyright Liberty Building Forensics Group Duplication by Permission Only 9
Building Paper
Vapor Retarder
Innovative Concepts/Not Address Rainwater
Flashing (not called out)
Moisture Barrier
Sealant
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g
Innovative Concepts/Not Address RainwaterPhillip Merrill Environmental Center
Chesapeake Bay Foundation
First Platinum LEED Building-2001
Building envelope materials selected to achieveLEED status--the project experienced
substantial rainwater penetration
Copyright Liberty Building Forensics Group Duplication by Permission Only 11
Innovative Materials & Concepts
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Cx DoesNot Address
Copyright Liberty Building Forensics Group Duplication by Permission Only 13
Source: Terry
Brennan, EPAGuidelines
Cx Does Not Address:Building Envelope Air Tightness
Closed July 2002Cost to remediate-Initially $10M, then20M now 65M
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Cx Does Not Address:Envelope Air Tightness
Copyright Liberty Building Forensics Group Duplication by Permission Only 15
Cx Does Not Address:Envelope Air TIghtnessAABAPerformance
Item Air Pressure ASTM TestPermeance
NTE
Differential
Materials 0.004 cfm/ft2 0.3 in. water E 2178
. . .
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Increase Thermal Insulation/Cx Does NotAddress
Increases in energy performance can reduce moisture
Copyright Liberty Building Forensics Group Duplication by Permission Only 17
Hot Attic Air
Increase Thermal Insulation/Cx Does Not Address
Cold
SupplyAir
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PROJECT WallADL-2(WallsC andR)
SummerCondition
REFERENCE:ASHRAE,1989FUNDAMENTALS,CHAPTER22 = Input Fi el ds = Cal cul at ed Fi el ds
T HI CK NE SS R - VA LU E V ap o r Re s is t an c e
ASHRAEWALL DEWPONT ANALYS S
WALL DESCRPTION
HHVKaliaTower- ADLChangesHonolulu,HI
Increase Thermal Insulation/Cx Does Not Address:Wall Modeling
T HI CK NE SS R - VA LU E V ap o r Re s is t an c e
( IN CH ES ) ( F- SF -H /B TU ) ( RE P)
0.000 0.68 0.0000.625 0.56 0.0406.000 0.85 0.0000.625 0.56 0.0400.000 0.68 0.000
TOTALS: 3.33 0.080
U-VALUE(1/R): 0.30
OUTDOORCONDITIONS: 80.0 FDryBulb 82% RH
Dewpoint Temperature: 74.0 F 16.0 Elev Ft MSL
Vapor Pressure 0.8468 IN.Hg
INDOORCONDITIONS: 72.0 FDryBulb 50% RH
Dewpoint Temperat ure: 52. 4F
AIRSPACE
GYPSUMWALLBOARD
INTERIORAIRFILM
WALLSYSTEMCOMPONENT
DESGN CONDTIONS
INTERIORAIRFILM
GYPSUMWALLBOARD
Copyright Liberty Building Forensics Group Duplication by Permission Only 19Temperature Profile
Vapor Pressure: 0.3960 IN.Hg
::
REFERENCE: ASHRAE,1993FUNDAMENTALS,PAGE20.8& 20.14
T h ic k ne s s P l an e R -V al u e S u rf a ce T em p S at . V ap o r Pr e ss u re V ap o r Re s is t an c e V ap or P r es s ur e D ew po i nt T e mp R el a ti v e Hu mi d it y
(I nc hes ) Loc at io n (F -SF- H/B TU) ( F) ( in. Hg) ( Rep) Pr of il e ( F) ( %)
OUTDOOR 80.0 0.8468 82.0%INTERIORAIRFILM 0.000 0.000 0.680 78.4 0.9792 0.000 0.8468 74.0 86.5%GYPSUMWALLBOARD 0.625 0.625 0.560 77.0 0.9365 0.040 0.6214 64.9 66.4%AIRSPACE 6.000 6.625 0.850 75.0 0.8750 0.000 0.6214 64.9 71.0%GYPSUMWALLBOARD 0.625 7.250 0.560 73.6 0.8366 0.040 0.3960 52.4 47.3%INTERIORAIRFILM 0.000 7.250 0.680 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
INDOOR 72.0 0.3960 50.0%
VAPORPRESSUREPROFLE
Wall Component
Risks of Increased Outside AirVentilation
LEED credits for meeting or exceeding
ASHRAE 62.1-2004Requirements for Mechanically Ventilated
Spaces:Increase breathin zone ventilation rates to all
i d b t l t 30% b th
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In 1989 Ventilation Requirements Tripled andBuilding Failures Increased Dramatically
10
15
20
25ASHVE
Requirements
Flugge
Yaglou ASHVEASHRAEStandard
ASHRAEStandard
62-89
Copyright Liberty Building Forensics Group Duplication by Permission Only 21
0
5
1825 1850 1875 1900 1925 1950 1975 1980 1985 1990
Tregold
RequirementsASHRAEStandard
62-73
62-81
VOC Reduction:Using Exhausts to Remove Odors & Control Pollutants
Most frequent source control is local exhaust Local exhaust can result in
Local depressurization can cause uncontrolledair flows, especially if exhaust amounts >5Pa
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VOC Reduction:Using Exhausts to Remove Odors & Control PollutantsCan Result in Mold and Moisture Problems
Exhaust on
Copyright Liberty Building Forensics Group Duplication by Permission Only 23
-
Increasing Building Ventilation Can IncreasePressure Imbalances
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Infiltration and Exhaust Air ProblemsDamage caused by uncontrolled air flows
Copyright Liberty Building Forensics Group Duplication by Permission Only 25Mold Growth in Wall Cavities Due to Uncontrolled Air Flows
Infiltration and Exhaust Air ProblemsDamage caused by uncontrolled air flows
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Increasing Outdoor Air and Thermal Comfort
Copyright Liberty Building Forensics Group Duplication by Permission Only 27
For operable windows consider sensors and
Increasing Outdoor Air and Thermal Comfort
au oma c overr es
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VOC Reduction:Flushout
Copyright Liberty Building Forensics Group Duplication by Permission Only 29
High Moisture Levels in Outside AirMakes Building Flush Out Risky in theSE & Summertime in NE & Midwest
400
300
200
100
BTU
Days
Dehumidification
Cooling
0
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Moisture Impact of Building Flush-Out ina 100,000 Sq. Ft. Building
LEED Requirement 14,000 cf/sq ft
for Building Flush Out X100,000 sq ft1,400,000,000 cf
= 234,093 gallons of additional moisture
Copyright Liberty Building Forensics Group Duplication by Permission Only 31
(Assuming an outside dew point of 75 degrees)
Deficiencies in Current Approach toBuilding Commissioning
Intent of EA 1: Verify that the buildings energy
related systems are installed, calibrated, and performaccording to the owners project requirements, basisof design & construction documents
LEED Enhanced CommissioningEA Credit 3
Intent of EA 3: Begin the Cx process early during the
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Concerns About Fundamental &Enhanced Commissioning (Cx)
Cx focuses on energy performance and NOT onmoisture control
Cx focuses more on individual systems and lesson the interaction between systems
Cx does not evaluate the envelope performance
Basic Cx focuses more on end-of-constructionactivities
Copyright Liberty Building Forensics Group Duplication by Permission Only 33
Cx does not identify design flawsCx document review focuses on ability ofbuilding systems to be commissioned, not howsystems will perform in hot, humid climates
Cx Does Not Address Interaction BetweenEnvelope & HVAC System
HVAC Pressurization
UnlikelyUnlikely ProbableProbable
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Envelope Construction Phase CommissioningDiffers from HVAC Commissioning
HVAC Envelope
Many components can betested individually, before
system is complete
Difficult to perform partialtestsnot watertight until
almost completeTesting well developed& widely recognized (TAB);ASHRAE guidelines ~10
Testing less developed,more difficult to implement,& less recognized;
Copyright Liberty Building Forensics Group Duplication by Permission Only 35
years no comprehensive guidelines
One Main Sub--familiar withCx/TAB
Many Subs--unfamiliar withCx--which one is responsible
for testing failures?
Innovation & Design Process
Most new products are experiments and mostexperiments fail.
---Stewart Brand
Everytime one of our buildings wins an award we geta lawsuit
--Anonymous (Engineering Firm)
If the roof doesnt leak then the architect hasnt been
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EDITORIAL
By Dave Barista, Managing EditorLEEDwashingthe new wave in greenwashing
.
Innovation & Design Process
,making misleading or unsubstantiated claims about the environmentalbenefits of materials, finishes, or systems.
manufacturers will take a product that is on some level green and spendmuch more money promoting it than they spent on the effort to make it greenin the first place. To me, that is greenwash as well
LEEDwashingthe practice of making the claim that a paritcular product
Copyright Liberty Building Forensics Group Duplication by Permission Only 37
can earn a certain number of credits through the U.S. Green BuildingCouncils Leadership in Energy and Environmental Design rating program
Despite the widespread concern over greenwashing, Nlicolow argues thatthe practice may actually provide some benefit to the green buildingmovement. I see greenwash as the gateway drug for institutional change
Innovation & Design Process
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Innovation & Design Process
Innovation in
Design Credit
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Preventing Green Building FailuresSpecific Techniques to Implement
Summarize of the Risks
How to Prevent Problems
Copyright Liberty Building Forensics Group Duplication by Permission Only
Look Like
idea:Sue it to death.
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Project Risks for GreenBuildings
Schedule overruns due to delivery problems with newproducts or the construction impacts of greenrequirements
Cost impacts of sole source products
High expectations of a green building Not clearly defining what is meant by green
Contractors, subcontractors, and designers who areunfamiliar with green products and innovative approaches
Copyright Liberty Building Forensics Group Duplication by Permission Only
Specifying green products that have minimal in-fieldtesting and poor warranties
Problems that are not covered by insuranceE&O or GCL
Green BuildingsVersus
Low Risk, Regionally Correct Buildings
Green Buildings Low Risk Buildings
1. More outside air (> ASHRAE by 30%+) 1. Minimum outside air (not exceeding ASHRAE)
2. Stresses innovative materials 2. Stresses time-tested, proven materials3. Renewable/carbohydrate based matls 3. Hydrocarbon based materials
4. Emphases energy conservation 4. Emphases dehumidification
5. Stresses VOC reduction 5. Minimal VOC concern (only on matl selection)
-Increased exhaust (>5 Pa) -Very tight control of exhaust
-Buildin flush out -Re ects buildin flush out
L VOC i l l i A i h l VOC i l
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1991 - Omni HotelCharleston, SC
Massive Moisture Problems
Occurred ImmediatelyAfter
Opening
The building was de-brickedand the waterproofing was
repaired, costing >$10M
Copyright Liberty Building Forensics Group Duplication by Permission Only
The next summer (after
repairs) the problem re-
occurred.
Predicting Building Failures in theSchematic Design Phase
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Predicting Future BuildingFailures During Early Design
Copyright Liberty Building Forensics Group Duplication by Permission Only
Elements of a ComprehensivePeer Review Plan
Decreasing Options for SolutionsDecreasing Options for Solutions
Cost ofAction/
SolutionfInfluence
100%
HVACReview
EnvelopeReviews
VE
Input Contractor
Submittals
T&B Input Post
ConstructionPerformance
o
Verification
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Predicting Wall SystemPerformance--Condensation
PotentialPerms - 5 37.5 34.3 1.6 0.7 2.5 2.5
terior
1. Location of the
primary vaporretarder
2. Location of thefirst plane ofcondensation80 F
95 F
Airfilm
1/2GWB
Paint
Plywood-E
Clapboard
Airfilm
31/2Air
space
3/4Poly-
styrene
95 F
80 F
Copyright Liberty Building Forensics Group Duplication by Permission Only
75 F
Primary VaporRetarder
Dew Point
75 F50% RH
95 F70% RH
Comparing Wall MoisturePerformance With +2 Pa & -2
Pa Pressures(FL Solar Energy Center Photo)
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Materials & ResourcesWall ModelingPROJECT WallADL-2(WallsCandR)
SummerCondition
REFERENCE: ASHRAE,1989 FUNDAMENTALS,CHAPTER 22 = Input Fi el ds = Calculat ed Fi elds
T HI CK NE SS R - VA LU E V ap o r Re s is t an c e
ASHRAEWALL DEWPONT ANALYS S
WALL DESCRPTION
HHVKaliaTower-ADLChanges
Honolulu,HI
T HI CK NE SS R - VA LU E V ap o r Re s is t an c e
( IN CH ES ) ( F- SF -H /B TU ) ( RE P)
0.000 0.68 0.000
0.625 0.56 0.040
6.000 0.85 0.000
0.625 0.56 0.040
0.000 0.68 0.000
TOTALS: 3.33 0.080
U-VALUE(1/R): 0.30
OUTDOORCONDITIONS: 80.0 FDry Bulb 82% RH
Dewpoint Temperature: 74.0 F 16.0 Elev Ft MSL
Vapor Pressure 0.8468 IN.Hg
INDOORCONDITIONS: 72.0 FDry Bulb 50% RH
Dewpoint Temperat ure: 52. 4F
AIRSPACE
GYPSUMWALLBOARD
INTERIORAIRFILM
WALLSYSTEMCOMPONENT
DESGN CONDTIONS
INTERIORAIRFILM
GYPSUMWALLBOARD
Copyright Liberty Building Forensics Group Duplication by Permission OnlyTemperature Profile
Vapor Pressure: 0.3960 IN.Hg
::
REFERENCE:ASHRAE,1993FUNDAMENTALS,PAGE20.8&20.14
T h ic k ne s s P l an e R -V al u e S u rf a ce T em p S at . V ap o r Pr e ss u re V ap o r Re s is t an c e V ap or P r es s ur e D ew po i nt T e mp R el a ti v e Hu mi d it y
(I nc hes ) Loc at io n (F -SF- H/B TU) ( F) ( in. Hg) ( Rep) Pr of il e ( F) ( %)
OUTDOOR 80.0 0.8468 82.0%
INTERIORAIRFILM 0.000 0.000 0.680 78.4 0.9792 0.000 0.8468 74.0 86.5%
GYPSUMWALLBOARD 0.625 0.625 0.560 77.0 0.9365 0.040 0.6214 64.9 66.4%
AIRSPACE 6.000 6.625 0.850 75.0 0.8750 0.000 0.6214 64.9 71.0%
GYPSUMWALLBOARD 0.625 7.250 0.560 73.6 0.8366 0.040 0.3960 52.4 47.3%
INTERIORAIRFILM 0.000 7.250 0.680 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%INDOOR 72.0 0.3960 50.0%
VAPORPRESSUREPROFLE
Wall Component
Use of Innovative & Energy SavingProducts Can Have Unintended
Consequences
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Materials & Resources
Copyright Liberty Building Forensics Group Duplication by Permission Only
VIDEO
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Summarize the Risks in GreenBuildings
Increased OSA ventilation-Is counter to energy conservation-Substantially increases the chance of uncontrolled air flows (pressure imbalances)- -, ,-Increases problems related to humidity control
Use of new & untested materials-Warranties that are worthless or misleading-Product data sheets that dont address the major failure points (absorption of water)
-Products that are less than 5 years old but will be used buildings that are intended to last 100+years
Enhanced ceiling & wall insulation-Lower drying potential for wall & ceiling cavities-New products that will act in unknown ways (air, vapor, thermal, and water barriers)
LEED-Driven Construction-Phase Activities in Hot Humid Climates
Copyright Liberty Building Forensics Group Duplication by Permission Only
-Building flush-out during construction
Emphasis on Energy Verification & Under-Emphasis on MoistureVerification
-EA Credit 5: Measurement & Verification. Intent: Provide for the ongoing accountability ofbuilding energy consumption over time.
Successful Green Buildings on the EastCoast:
Minimizing uncontrolled air flows will be a requirement to controlmoisture and energy. Requirements will be pressure mapping ofu ngs a er cons ruc on an m n m z ng uc wor ea age.
Plenum air supply and return systems will not be used.
Air tightness of building enclosures will be come a requirement andthere will be standards promoted by ASHRAE and others. Dedicated airbarriers MUST be designed into the wall assemblies. Traditionalproducts such as commercial house-wraps and15# paper may becomeextinct in green buildings---too many penetrations & are usuallyincorrectly installed
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Successful Green Buildings on the East
Coast:Enhanced water testing of the building envelope; especially windows& doors prior to installing the insulation
Expandable foam insulation systems may become more common inwalls and ceilin s since the are air barrier va or retarder some
materials) and a high performance thermal barrier. Caution will berequired to avoid moisture problems with foam insulation!
Improving the ventilation effectiveness is more appropriate than justadding more ventilation. This means designing better air distribution and
verifying it! CO2 monitors will likely become common, but with minimumlevels to maintain building pressurization.
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u ng per ormance w e ex ens ve y mon ore or mo s ure nojust energy) for at least 1 year
An Improved Modelof building commissioning is required that willincorporate enhanced design reviews, more involvement by the CA
during construction for waterproofing, and a much enhanced warrantyperiod verification that includes moisture/humidity concerns.
Conclusions1. Building Commissioning (QA) must incorporate:-Enhanced technical peer reviews: HVAC + Envelope + Green Products-Through evaluation of new, innovative materials-Development of a green building design checklist
-Water testing of the envelope is more important during construction-Building verification must include moisture monitoring, not just energy monitoring
.--Predicting interaction of the various building systems--Predicting the buildings post-construction performance--Analyzing the envelope performance--Design team must incorporate the best practices in the fields of waterproofing, humidity control, and
building envelope performance.
3. Designers & contractors must place regionally-specific climate criteriaahead of LEED credits
4. Closely analyze new products touted as green or innovative, especiallyproducts used in the HVAC and building envelope systems. Carefully
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This presentation attempts to provide accurate and authoritativeinformation on the subject matter covered. It is not intended torovide s ecific le al or technical advice, but rather serves as a
general source of information on moisture and mold problems.
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resentation. No liabilit of an kind shall be assumed b LBFGas a result of reliance on any information contained in thispublication.
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