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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
The Hidden Risks of Green Buildings
in Hot, Humid Climates:WhichProblems are Likely & How to Avoid Them
Florida Engineering Society
Speakers:
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David Odom & George DuBose--Liberty Building Forensics Group
Robert ConnerSuncoast Insurance Associates
Maura K. Anderson, Esq.--Smith, Currie & Hancock LLP
idea:
Sue it to death.
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Quote from July 14, 2008 ENR magazine
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
Presentation Overview
The great irony of building green is that the very concepts thatare intended to enhance a building's performance over itslifetime are many of the same things that also make it highly
years of operation.
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.
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While green buildings have many positive benefits there is also
strong evidence to suggest a direct correlation between newproducts, innovative design, and building failures. Simplyputdeparting from the tried and true often meansincreasing the risk of building failure, and this riskdramatically increases in demanding climates.
Premises of the Presentation Building green is a noble goal, but it can be a riskyendeavor in hot, humid climates
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
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IAQ, humidity control, waterproofing & hot/humid climatedesign criteria have not being well integrated into greendesign practices--including many LEED credits.
The answer is to build low risk, regionally correct, greenbuildings
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
LEED
Leadershi in Ener & Environmental Desi n
US Green Building Council(USGBC)
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What isgreen
building?Design andconstruction
practices thatmeet specified
standards,SitePlanning
resolvingmuch of the
negativeimpact of
buildings on
theiroccupants and
on the
Test
.
LEED is the
current Gold
Standard byUSGBC
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
Definitions
Green BuildingDesign, develop, construct &
non-renewable resources.
Sustainability-Includes green issues, but also isinterested in economic issues (financialpayback)
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-measurable and verifiable improved outcomes(such as 35% improved energy performance)
LEED-NC Point DistributionIndoor
Envi ronmenta l
Water
Ef f iciency
8%Energy &
Mater ia ls &
Resources
20 %
Susta inable
Si tes
22 %
Qual i t y
23 %
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m os p er e27 %
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
Leadership in Energy& Environmental Design
LEED
69 Potential Credits (Points)
CertifiedCertified
2 6 3 3 3 9 5 2 6 9
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verver
PlatinumPlatinum
GoldGold
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 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%
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SILVER(21 buildings)
CERTIFIED (8 buildings)
1.9%
.66%
Green Building Risks
Legal risks
Insurance risks
Project risks
Technical risks
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
Project Risks for Green
Buildings 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
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Specifying green products that have minimal in-fieldtesting and poor warranties
Problems that are not covered by insuranceE&O or GCL
Green Buildings
VersusLow 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 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
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-Low VOC material selection -Agrees with low VOC materials
6. Stresses extra thermal insulation 6. Stresses drying potential of walls & ceilings
7. Does not address rainwater intrusion 7. Stresses rainwater intrusion avoidance
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
Course Agenda
Morning Overview of Green Buildings & Risks-David Odom Specific Technical Higher Risk Green Building Concepts-
George DuBose Problem Prevention Approaches-David Odom
Lunch
Afternoon
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Legal Risks of New Design Concepts-Maura Anderson Insurance Issues for Green BuildingsBob Conner
Contract Risks, Contract Forms & Risk Reduction LanguageMaura Anderson Final Tips for Successful Green Buildings-Everyone
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
Preventing Green BuildingFailuresSpecific Techniques
to Implement
Summary of the Risks
How to Prevent Problems
What Green BuildingsSh ld L k Lik i th
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Should Look Like in the
Southeast
Summary of the Risks in GreenBuildings in the Southeast
Increased OSA ventilation-Is counter to energy conservation-Substantially increases the chance of uncontrolled air flows (pressure imbalances)-Solves problems related to odors increased CO2 and off-gassingSolves problems related to odors, increased CO2, and off gassing-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 barr iers)
LEED-Driven, Construction-Phase Activities in Hot, Humid Climates
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LEED Driven, Construction Phase Activities in Hot, Humid Climates-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.
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
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 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
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-Low VOC material selection -Agrees with low VOC materials
6. Stresses extra thermal insulation 6. Stresses drying potential of walls & ceilings
7. Does not address rainwater intrusion 7. Stresses rainwater intrusion avoidance
1991 - Omni Hotel
Charleston, SC
Massive Moisture Problems
Occurred ImmediatelyAfter
Opening
The building was de-bricked
and the waterproofing was
repaired, costing >$10M
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T e next summer (afterrepairs) the problem re-
occurred.
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
Predicting Building Failures in the
Schematic Design Phase
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Predicting Future Building
Failures During Early Design
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
Elements of a ComprehensivePeer Review Plan
Decreasing Options for SolutionsDecreasing Options for Solutions
Cost ofAction/
SolutionfInfluence
100%
HVACReview
EnvelopeReviews
VEInput Contractor
Submittals
T&B Input PostConstructionPerformance
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Design Construction Occupancy
Levelo
0.0%
Source: Adapted from Quality in the Constructed Project, American Society of Civil Engineers, 1988.
Verification
Predicting Wall System
Performance--CondensationPotential
Perms - 5 37.5 34.3 1.6 0.7 2.5 2.5
terior
1. Location of theprimary 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
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75 F
Primary VaporRetarder
Dew Point
75 F50% RH
95 F70% RH
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
Comparing Wall MoisturePerformance With +2 Pa & -2
Pa Pressures(FL Solar Energy Center Photo)
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Materials & ResourcesWall Modeling
PROJECT 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
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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
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
Use of Innovative & Energy SavingProducts Can Have Unintended
Consequences
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Materials & Resources
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The High Risk of Green Buildings
Liberty Building Forensics GroupMay 2008
VIDEO
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Successful Green Buildings in the
Southeast:
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 usually
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incorrectly installed
The use of barriers with multiple functions and improvedperformance will be required. For example: use fluid appliedwaterproofing/air barrier materials. They are air barriers, WRB, and canbe vapor retarders (if needed)
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The High Risk of Green Buildings
Successful Green Buildings in theSoutheast:
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 for hot,humid climates than adding more ventilation. This means designing
better air distribution and verifying it! CO2 monitors will likely becomecommon, but with minimum levels 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
A Southeast 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-Buildin verificationmust include moisturemonitorin not ust ener monitorin ,
2. Perform multiple technical peer reviews during design focusing on:--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. Design & contractors must place hot/humid climate criteria aheadof LEED credits
4. Closely analyze new products touted as green or innovative,
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espec a y pro uc s use n e an u ng enve opesystems. Carefully review warranties, disclaimers, length of in-service testing, and data sheets.
In short, successful design & construction teams in the southeastwill develop a different green building model than USGBC
currently suggests.