Andy Shapiro, Energy Balance, Inc

Energy Balance, Inc.

Scoping Green Renovation

Andy Shapiro, Energy Balance, Inc.

[email protected]

14 April 2010



�Setting goals, metrics, implementation strategies

�MacArthur “Roadmap” work

�Green strategies for affordable housing.

�Prioritizing various elements

�What does this look like in a project?�Ongoing tracking of benefits


WhyBother?The perfect storm


Setting goals, metrics, implementation strategies



Why bother to set goals?



Why bother to set goals?


Goals, Objectives and Strategies

� Define the ENVIRONMENTAL GOALS for the building.

� Best before schematic design phase

� Green design stretches out the

schematic design phase.



�Example GOAL: Highly efficient use of energy


� Translate goals into OBJECTIVES �Metrics to see if goals are being met, such as�Use 50% less energy than Energy Code

�Reduce building energy operating cost by 50%

�Maintain affordable PUM in year 2025



� Translate OBJECTIVES into specific systems or STRATEGIES that will be considered for the building. � Example STRATEGIES: Super-insulated walls; super-windows; highest efficiency boilers, energy recovery ventilation, solar hot water....



� GOAL� OBJECTIVE

� STRATEGIES




� GOAL: Highest energy efficiency� OBJECTIVE: 50% less energy use than code�STRATEGIES: Super-insulation, highest efficiency boilers and chillers, energy-recovery ventilation



Roadmap to Energy Affordability:

How much to spend on affordable housing rehab to be sure energy

costs stay affordable?

(And how to spend it?)


Roadmap to Energy

Affordability

Purposes:

� Provide roadmap for housing providers

� Provide data for policy-makers to set funding levels


Volatility in current energy markets


Volatility in energy markets


Roadmap to Energy

Affordability

Risk avoidance as an approach to the volatility in current energy markets


Roadmap to Energy

Affordability

“Near term” and ”permanently” affordable


Roadmap to Energy

Affordability

“near term” affordable -- for 15 years energy costs will not effect

affordability


Roadmap to Energy

Affordability

“near term” affordable -- for 15 years energy costs will not effect

affordability

”permanently affordable” -- energy costs will be so low as to not effect affordability for the

foreseeable future


Roadmap to Energy

AffordabilityFor “near term” affordable, what are:

� Current fuel costs?

� Analysis period?

� Escalation rate? (base rate and high rate)

� Acceptable $PUM? (total energy cost for heat and hot water -- includes common costs and tenant costs)


Roadmap to Energy Affordability

The “oracle method” arrived at

� Current fuel cost $3.00/gallon oil

� Analysis period – 15 years

� Escalation rates (5% and 10%)

� Acceptable $PUM in yr 15 = $75 for a typical 2 BR, family, 750 sq. ft.


Roadmap to Energy

AffordabilityParameters for “permanently affordable”

� Use most expensive fuel cost: photovoltaics

� Minimize total investment in energy improvements plus investment in PV to provide all the energy needed.


permanently affordable Cost for Cost for Total Cost

Rehab PV for Rehab + PV Only Only Total Existing Unit -- $$$$$$$$$ $$$$$$$$$ Low level $$ $$$$$ $$$$$$$ Rehab Level 2 $$$ $$$$ $$$$$$$ Rehab Level 3 $$$$ $$$ $$$$$$ Rehab Level 4 $$$$$$ $$ $$$$$$$$ Rehab


permanently affordable Cost for Cost for Total Cost

Rehab PV for Rehab + PV Only Only Total Existing Unit -- $$$$$$$$$ $$$$$$$$$ Low level $$ $$$$$ $$$$$$$ Rehab Level 2 $$$ $$$$ $$$$$$$ Rehab Level 3 $$$$ $$$ $$$$$$ Rehab Level 4 $$$$$$ $$ $$$$$$$$ Rehab


Roadmap to Energy Affordability Housing Types for Analysis

Description

1

2

3

4Typical housing project that often includes several smaller buildings, either built as apartments or changed from single family to multi-family

Slab-on-grade duplex/townhouses, typically 1970's/1980's vintage

Larger downtown buildings, multi-unit, older buildings, may have retail below, may be

historic. Will include interior-insulation for Near Term Affordable retrofit and exterior

insulation for Permanently Affordable

Double loaded corridor, newer construction, typically 20 - 40 units, built within last decade. Costs will be for upgrading features during construction, as opposed to retrofit costs

since existing examples tend to be relatively new buildings and since this is a likely form for much

future new construction of affordable housing









Green strategies for affordable housing


Green BuildingsWhat Are They?

�Healthy

�Durable

�Efficient

Meet these goals without affecting future generations’ ability to do the same.


Healthy

� Healthy for the Occupants

� Healthy for the Construction Workers and Fabricators

� Healthy for the Earth


Healthy for the Occupants:Excellent Indoor Air Quality

� Materials –� zero formaldehyde

� avoid plasticizers

� Avoid/minimize VOC’s

� Allergen control: Don’t feed the critters: avoid or carefully locate carpet


Hardwood floors in living and dining room (Waterfront Housing, Burlington, VT)



� Ventilation – good and plenty!

� All houses need mechanical ventilation

The price of living in a closed box is bringing in fresh air!



� Compartmentalization of apartments for second-hand smoke control


Ventilation� Minimum – exhaust-only:

high efficiency, quiet fans, running 24/7

� Best – balanced system:

energy recovery, fresh air to each occupied room, stale air out of moisture producing rooms, 24/7


Balanced System


Heat recovery ventilation


How is it done?Energy and Heat Recovery Ventilation


Healthy for the Occupants:Moisture control = mold control� Rain water

� Ground water

� Internally generated moisture

Mold = potential liability issue


Healthy for the Occupants:Moisture control = mold control

� Rain water

� Problems usually from the roof!� Proper grading critical

� Rain screen approach to siding

� See Building Science Corporation’s excellent work

Energy Balance, Inc.Image courtesy John Straube, Building Science Corporation



� Ground water

� Capillary breaks in foundation

� Continuous moisture barrier

� Excellent drainage


Capillary break and vapor barrier



� Internally generated moisture

� No thermal bridges = No condensation. Good windows

� Slab insulation – important for condensation control

� Ventilation


Healthy for the Occupants:Moisture/Allergen control

� Surfaces easy to keep clean

� Building maintenance: Non-toxic cleaning products


Healthy for the Construction Workers and Fabricators� Low toxicity materials

� Low toxicity during manufacture

� Low toxicity during installation


Healthy for the Earth: Materials Choices� Recycled –

Re-hab an old building

� Recycled –cellulose insulation

� Recyclable –Metal roofing


Healthy for the Earth: Materials Choices� Sustainable – certified sustainably harvested wood

� Low embodied energy – local material


Healthy for the Earth: Site and Location Choices

� Build on public transit lines

� Build on non-agricultural land

� Build near walking and bicycle paths


Healthy for the Earth: Site and Location Choices� Cluster development

� Preserve and enhance existing ecosystems

� Rehabilitate a ‘brownfield’ site


Healthy for the Earth: Site and Location Choices

� Local plants

� Limit turf that requires mowing

� Manage runoff from parking and roads


Healthy for the Earth:

Durable

� Durable materials

� Durable detailing



Durable



Durable



Efficient�Resource Efficient

�Space Efficient

�Energy Efficient


Resource Efficient

� Only build as much space as needed

� Optimize materials use and systems design: Don’t ‘over-engineer’ !� OVE Framing

� Recycling of

construction

debris


Resource Efficient� Low water consumption –water-efficient toilets

� Easy-to-use recycling facilities


Energy Efficient

� (Good) Super envelope

� High efficiency mechanical systems

� High efficiency lighting and appliances


Good envelope


Add 4” foil-faced foam to 2x6 wall

From R-16 to R-40

Super envelope

Add 2 more inches foam

From R-10 to R-20

Super-windows: From R-3 to R-5 and beyond!


Good envelope


Super envelope

Add 4” foil-faced foam to ceiling

From R-28 to R-54

Foam-in-place air seal


Super envelope retrofit(Building Science Corp)


Super windows – R-5 instead of R-3

Fiberglass frame window, triple + two-low-e + argon + Superspacers (Accurate Dorwin, Serious Materials, Marvin new 1.5” triple)


Super envelope – Air leakageInfiltration

ACHTypical 0.35

Micro-load 0.10

Air Leakage (Infiltration) Rate

Air Changes per Hour

-

0.05

0.10

0.15

0.20

0.25

0.30

0.35

0.40

Typical Micro-load


Super envelope –Air leakage

Infiltration

ACH Gal propane $$/yr

Typical 0.35 115 402$

Micro-load 0.10 33 115$

Savings 82 287$



Cost for HRV 2,000$

cost for air sealing 500$

total cost 2,500$

Payment 201$

Infiltration

ACH Gal propane $$/yr

Typical 0.35 115 402$

Micro-load 0.10 33 115$

Savings 82 287$



Cost for HRV 2,000$

cost for air sealing 500$

total cost 2,500$

Payment 201$

Infiltration

ACH Gal propane $$/yr payment

Typical 0.35 115 402$

Micro-load 0.10 33 115$

Savings 82 287$ 201$


Energy Efficient

� Recycle energy flows� Ventilation energy recovery

�Waste water energy recovery


Energy Efficient

�Waste water energy recovery


Energy Efficient Lights and AppliancesLighting Design� High efficiency lighting –Energy Star fixtures

� Occupancy control for lighting in common areas (check ballasts for “program start”)

� High efficiency appliances –Energy Star appliances


Energy Efficient� Use as much renewable energy as you can afford!� Bio-mass heating


Energy Efficient� Use as much renewable energy as you can afford!� Passive solar – can be inexpensive


Energy Efficient

� Use as much renewable energy as you can afford!� Solar thermal, solar electric


Prioritizing various elements for affordable housing

� High integrity thermal envelope (thermal and moisture)

� Very durable� Recover energy flows� Conserve water


Prioritizing various elements for affordable housing

� High efficiency distribution � Excellent indoor air quality – Good ventilation and materials

� High efficiency equipment � Use renewable energy









Setting your energy goals

� Data Gathering and Analysis

� Energy Goals

� Developing a Workplan


Data Gathering

� Building Stats

� Building Energy Use

� Building Audit


Data Gathering

� Stats

� --the patient’s history

� Energy Use

� -- the patient’s pulse

� Detailed Energy Audit

�-- the patient’s EKG


StatsBuilding Name

Location, physical address

Location, city, state and zip

Total building conditioned sq ft

Total building unconditioned sq ft (sheds, storage, etc.)

Total building semiconditioned sq ft (basements, mudrooms, other)

Number of units, by # bedrooms

% Occupancy

Date of original construction

Date of last renovation

Known problems with occupant comfort

Known energy usage issues

Deferred/upcoming maintenance items

Are there needs for expansion or renovation of this building?

Your name, date

Other notes


Stats

Building envelope

Building construction type, number floors double loaded corridor, 4 floors

Describe system, insulation and cladding for:

Walls 2x4, brick clad, no insulation

Roof/Ceiling 2x10, 3" rigid ins. Under membrane

Foundation concrete block, no insulation

Slab 4" (?) in basement, no insulation

Windows Old doublehung + triple trackstorm

Date of most recent energy audit N/A

Is audit report available? If so, from whom N/A

Is building on historic register or other restrictions? Historic district, rehab pres. credit

List building elements in need of repair Brick spalling near grade, windows

Describe known problems with building envelope Moisture in basement, water

Other notes Structure sound


StatsMechanical Systems

Heating System

fuel Oil

prime mover type Boiler

Prime mover capacity (Btu/hr) 500,000

distribution Steam radiators

year installed 1935

Cooling System

type Window air condtioners

capacity ?

year installed ?

Ventilation system

type intermittent bath fans

capacity, cfm ?

Describe water source for building City water

Known issues with any mechanical systems high water pressure, poor zoning

Other notes


Energy Use – taking the pulse

12 month total energy and water usage, energy usage from all sources

start date of usage data

end date of usage data

ccf natural gas

gallons oil

gallons propane

cords wood

tons wood chips

tons wood pellets

kWh electricity

peak electricity demand, kW

gallons water use

Other notes



ENERGY USAGE DATA

Occupancy

Total

Square

Footage

Total

Electricity

kWh Oil Gals

Propane

Gals

Nat Gas

cu ft

Burlington Cohousing multi-family 26,450 105,372 14,241

Waterfront Housing multi-family 45,000 202,000 10,545

Evergreen Place elderly housing 17,240 81,840 1,397



PERFORMANCE DATA

ALL ENERGY SOURCES MMBtu

Btu/

sq.ft.-yr

kWh/

sq.m.-yr

Burlington Cohousing multi-family 1,812 69,000 217

Waterfront Housing multi-family 1,765 39,000 123

Evergreen Place elderly housing 469 27,000 85



PERFORMANCE DATA


Btu/

sq.ft.-yr

kWh/

sq.m.-yr




PassivHaus standard: 15 kWh/sq.m-yr heat120 kWh/sq.m-yr total SOURCE energy



PassivHaus standard: 15 kWh/sq.m-yr heat120 kWh/sq.m-yr total SOURCE energy

Waterfront Housing:~66 kWh/sq.m-yr heat~265 kWh/sq.m-yr total SOURCE energy


Energy Audit – Digging Deeper Getting the EKG!

�Mechanical assessment (re-commissioning)� Electrical loads: � Apartment lighting, appliances, other� Common lighting, office equipment, elevator, outdoor lighting, other

� Envelope



Waterfront Apartments

Natural Gas Use

Heat, therms/yr 7,905

Domestic Hot Water, therms/yr 2,640

Total therms/yr 10,545

Btu/sq.ft.-dday heat only 2.33 Avg gas cost/apt-month 22.70$

Avg gas cost/apt-year 272$ Btu/sq.ft.-yr 26,363




Electricity Use

Electricity, apt's only kWh/yr 96,000

Electriciy, house meter 106,000

Total kWh/yr 202,000

Avg monthly tenant electric bill 19.46$

Cost of house meter/apt 25.21$

kwh/sq.ft.-yr 5.1




House meter breakdown

common lights 43,000

ventilation fans 30,000

cooling vent air 7,000

heating pumps 9,000

elevator 9,000

fire pump 611

controls and other 8,000

Total 106,611






Energy Audit – Envelope� Air leakage

� Insulation� Windows� Doors


Energy Goals


Energy Goals

0

10

20

30

40

50

60

70

80

90

100

Business as

usual

Stop

shooting

yourself in

the foot

“Cost

effective”

investments

in energy

Avoidance

of future fuel

shock risk

Affordable

for next X

years

Perpetually

affordable

Carbon

neutral

Net zero

Perc

ent of curr

ent E

nerg

y U

se

Biomass

PV

ConventionalEnergy


Energy Goals

0

10

20

30

40

50

60

70

80

90

100

Business as

usual

Stop

shooting

yourself in

the foot

“Cost

effective”

investments

in energy

Avoidance of

future fuel

shock risk

Affordable

for next X

years

Perpetually

affordable

Carbon

neutral

Net zero

Perc

ent of curr

ent E

nerg

y U

se Biomass

PV

ConventionalEnergy

30% to 50% solution


Energy Goals

0

10

20

30

40

50

60

70

80

90

100

Business as

usual

Stop

shooting

yourself in

the foot

“Cost

effective”

investments

in energy

Avoidance of

future fuel

shock risk

Affordable

for next X

years

Perpetually

affordable

Carbon

neutral

Net zero

Perc

ent of curr

ent E

nerg

y U

se Biomass

PV

ConventionalEnergy

Micro-load solution


Putting Together a Green Project� Design team, consultants and builder selection critical!

� Allow some additional time

�Willing and experienced? At least willing!

� Green champion critical!

� Green Geek necessary


Putting Together a Green Project� Design team, consultants and builder selection critical!

� Check actual energy consumption of projects completed by design team members

� Past performance best indicator of future performance


� Early budgeting with cost and savings projections

� During schematic design

� Pick a package of improvements

� Avoid death by 1,000 cuts

Putting Together a Green Project


� Why not look at � First year rate of return?

� Payback?

� Cash flow� Use cash flow to minimize total investment + operating costs over time




� Proforma budget with cash flowCash Flow Typical Upgrade

At LOW fuel escation rate

$70,000 Energy Cost without improvements, first year

$18,000 Energy cost savings, first year

$220,000 total cost of improvements; all borrowed

8.00% loan rate, fixed

20 year term

$22,000 annual payment

5% Fuel escalation rate, low,above inflation

15% Fuel escalation rate, high, above inflation

0% Inflation rate


Proforma budget with cash flow

At LOW fuel escation rate

No Improvements With all recommended improvements

Year Energy Cost Loan payment Energy Cost Total Net

1 $70,000 $22,000 $52,000 $74,000 ($4,000)2 $74,000 $22,000 $55,000 $77,000 ($3,000)

3 $78,000 $22,000 $58,000 $80,000 ($2,000)4 $82,000 $22,000 $61,000 $83,000 ($1,000)

5 $86,000 $22,000 $64,000 $86,000 $0

6 $90,000 $22,000 $67,000 $89,000 $1,0007 $95,000 $22,000 $70,000 $92,000 $3,000

8 $100,000 $22,000 $74,000 $96,000 $4,0009 $105,000 $22,000 $78,000 $100,000 $5,000

10 $110,000 $22,000 $82,000 $104,000 $6,00011 $116,000 $22,000 $86,000 $108,000 $8,000


Proforma budget with cash flowAnnual Energy + Debt Service Costs

(20 yr, 8% loan), Typical Upgrades

$0

$50,000

$100,000

$150,000

$200,000

$250,000

$300,000

1 2 3 4 5 6 7 8 9 10

Year

No improvements, 5% Fuel Escalation

with improvements, 5% Fuel escalation

No improvements, 15% Fuel Escalation

with improvements, 15% Fuel escalation


� Include intangible benefits

� Health benefits

�Less stress on allergies, asthma




� Health benefits

� Stewardship/environmental benefits

�Green building on the continuum between land conservation and affordable housing

�Carbon reduction




� Health benefits

� Stewardship/environmental benefits

� Lower liability risk




� Community image




� Community image

� Insulation from rate shock



Putting Together a Green Project� Include intangible benefits

� Community image

� Insulation from rate shock

� Preparation for uncertainty of long term fossil fuel availability


Neww to Green Projects?

� Work your way into green gradually –pick a good starting point and pick your battles

� Small project, or a few features in a larger project

� Case studies can be very powerful


Developing a Workplan� Each phase supports the eventual goal

� Can do renewables first and conserve as those opportunities present. Order not critical


Developing a Workplan

� Match plan to goals� Phasing: plan for implementation over appropriate time frame




� Take best advantage of opportunities as they come – repairs needed, expansion, money that is out there.




� Take best advantage of opportunities as they come

� Put efficiency work in context:� Maintenance, current and deferred� Other renovations



� Each time a part of the building is worked on, bring that part up to standards for eventual goal for entire building


Vermont Studio Center

Present Value of Thermal Energy Costs + Retrofit Costs

at 5% Real Fuel Escalation Rate

$0

$1,000,000

$2,000,000

$3,000,000

$4,000,000

$5,000,000

$6,000,000

No improvements Base case Level 1 Improved Level 2 Best Level 3 Level 2 + 3

Retrofit Costs [4]

30 Year PV of OperatingCosts [5]



� Risk in doing something new – and risk mitigation

� Assess your risks

� Know your downsides and how to recover

� Leading edge versus bleeding edge



� Keep your eye on the ball – competing interests

� Square feet

� Time

� $$


Project Follow-up

� On-going tracking – Celebrate successes, learn from set-backs


Building Power Use (5-month rolling average)

10000

10500

11000

11500

12000

12500

13000

13500

14000

14500

Feb-05 May-05 Sep-05 Dec-05 Mar-06 Jul-06 Oct-06 Jan-07

kW

h

Energy Tracking over time


Energy Tracking over time

PERFORMANCE DATA


Btu/

sq.ft.-yr

kWh/

sq.m.-yr





Taking care of our future

� Hedged future energy bills.� Ready for a changing energy world.� Improved tenant health.


Celebrate and lead the way

Real Estate

Andy Shapiro, Energy Balance, Inc