Sun

Natural light from the sun can reduce or eliminate the need for mechanical heating and cooling systems and artificial lighting. Passive solar design involves using nonmechanical methods to leverage natural sunlight. According to the U.S. Department of Energy, passive solar design consists of the following five elements:

Aperture (Collector):  The large glass (window) area through which sunlight enters the building.  Typically, the aperture(s) should face within 30 degrees of true south and should not be shaded by other buildings or trees from 9:00 a.m. to 3:00 p.m. each day during the heating season.

Absorber:  The hard, darkened surface of the storage element.  This surface - which could be that of a masonry wall, floor, or partition (phase change material), or that of a water container - sits in the direct path of sunlight.  Sunlight hits the surface and it absorbed as heat.

Thermal mass:  The materials that retain or store the heat produced by sunlight.  The difference between the absorber and thermal mass, although they often form the same wall or floor, is that the absorber is an exposed surface whereas thermal mass is the material below or behind that surface. 

Distribution:  The method by which solar heat circulates from the collection and storage points to different areas of the house.  A strictly passive design will use the three natural heat transfer modes - conduction, convection, and radiation - exclusively.  In some applications, however, fans, ducts, and blowers may help with the distribution of heat through the house.

Control:  Roof overhangs can be used to shade the aperture areas during summer months.  Other elements that control under - and/or overheating include electronic sensing devices, such as a differential thermostat that signals a fan to turn on; operable vents and dampers that allow or restrict heat flow; low - emissivity blinds; and awnings.

Info taken from www.GreenResourceCouncil.org and www.eere.energy.gov. 

Innovative Construction Methods and Materials

Green construction relies on innovation to produce homes that outperform conventional structures. The challenges and opportunities of green building related to the characteristics of a site or a client´s energy efficiency goals, for example, will require design and construction teams to work together to conceive innovative solutions to unique problems.

The construction industry as a whole is on a learning curve when it comes to green construction, and these unique problems are producing increasingly common methods and materials that can be applied to many projects. Let´s take a look at some of the innovative methods and materials that are driving green construction to new levels of energy efficiency, livability, durability, and sustainability.

Info taken from www.GreenResourceCouncil.org and www.toolbase.org. 

Modular Building and Panelized Construction Materials

Modular building provides many green benefits, although the idea behind modular construction-homes produced in pieces in a factory and then shipped and assembled at the construction site-has negative connotations among clients and customers. Green construction, however, is using the principles of modular construction, including high levels of quality assurance and systemization, to reduce the amount of material required for construction and to produce tight, energy efficient homes. Modular construction is often more cost effective as well.

Info taken from www.GreenResourceCouncil.org and www.toolbase.org.

Straw-Bale Homes

Bales of straw tightly compressed and then finished with a material such as stucco offer an inexpensive, eco-friendly construction material. Straw-bales can be used for infill or load-bearing applications. While the method has gained attention in the green construction industry, only a few states have approved its use, particularly for load-bearing applications. Straw is widely available and the method provides fire and termite resistance, along with a high level of insulation, so interest in the method is likely to grow, forcing states and municipalities to respond with consistent and reasonable regulations.

Info taken from www.GreenResourceCouncil.org and www.eere.energy.gov. 

Optimum Value Engineering (OVE)

OVE is an advanced framing technique that uses a number of methods to reduce lumber used for framing and create more room for insulation in exterior walls, thus eliminating cold spots susceptible to condensation and mold growth. OVE techniques such as increasing wall and floor framing spacing must be used with care for structural safety and optimum performance.

Info taken from www.GreenResourceCouncil.org and www.eere.energy.gov.

Roofing Systems

·         Cool Roofs:  The sun's rays can increase heat gain in a home and overwork air conditioning.  Cool roofs use reflective coatings, shingles, and tiles and vegetation to reduce this effect and increase energy efficiency.

·         Single-ply membranes:  These manufactured sheathing membranes are watertight and durable and provide an efficient alternative to built-up roof systems.

·         Solar shingles:  Roof shingles made from thin-film photovoltaic cells can be used to transfer sunlight into electric energy.  Although they show promise, they can actually add to a home's thermal load.  Climate and thermal barriers will determine their applicability. 

Info taken from www.GreenResourceCouncil.org.


HERS Rating

A Home Energy Rating System (HERS) index, developed by the Residential Energy Services Network (RESNET), begins in the preconstruction phase. A certified rater evaluates the design and construction plans using specialized software to generate a projected rating. The rater then works with the builder to optimize energy efficiency. Once the home is complete, the rater will conduct inspections and tests, including a blower door test and duct test, and give the home a HERS Index, formerly known as a HERS Score. The lower the index number, the more energy efficient the home.

Homes rated before July 1, 2006 were evaluated using a 1993 energy model; these homes were awarded a HERS Score. Homes rated after July 1, 2006 are evaluated using a 2006 energy model and are awarded a HERS Index. The old HERS Score is gradually being phased out, therefore, it is important to verify which system was used to evaluate a home´s energy rating.

Benefits of obtaining a HERS Rating include:

·         Obtaining a widely accepted rating  

·         Using a rater who is qualified and certified  

·         Quantifying energy efficiency goals and verifying that they are met  

·         Qualifying for energy mortgage  

·         Qualifying for federal energy efficiency tax credits  

·         Meeting ENERGY STAR standards

Info taken from www.GreenResourceCouncil.org, www.natrasnet.org and www.energystar.gov.

RETROFITTING

Retrofitting, refers to the lower-level upgrades to improve energy efficiency and IAQ, conserve resources, and meet other green goals.  Retrofitting options include:

·         Programmable thermostats

·         CFLs

·         Lighting controls such as timers, dimmers, and occupancy sensors

·         Hot water heater jackets

·         ENERGY STAR appliances

·         Duct sealing

·         Rain barrels

·         Retrofit kits for wood-burning fireplaces

·         Water filters on faucets

·         Low-flow faucets

·         Weather-stripping and caulking

LEVEL 1 RETROFITTING
Upgrade	Payback Time in Years	Added Costs	Annual Savings	10 Year Savings	1 Year ROI
Programmable thermostat	0.6	$115	$180	$1,800	156.50%
CFLs	0.8	$60	$80	$800	133.30%
Hot water heater jacket	0.8	$25	$30	$300	120%
Low flow shower heads	0.9	$180	$300	$3,000	111.10%
Heating system tune-up	1.1	$200	$180	$1,800	90%
Duct sealing	1.5	$450	$300	$3,000	66.70%
ENERGY STAR dishwasher	1.5	$20	$13	$130	65%
Water filter instead of bottled water	1.9	$200	$104	$1,040	52%
High Efficiency toilets	2	$50	$25	$250	50%
Total Savings and Average Payback/ROI	1.2	$1,300	$1,212	$11,120	93.80%

LEVEL 3 ADVANCE SYSTEM RENOVATING
Upgrade	Payback Time	Added Costs	Annual	20 Year Savings	1 Year ROI
	In Years		Savings
High efficiency toilets	6.7	$150	$23	$450	15.00%
Reflective roof	6.7	$2,000	$300	$6,000	15.00%
Formaldehyde-free insulation in double walls	7.5	$900	$120	$2,400	13.30%
Radiant floor heating	7.3	$4,000	$550	$11,000	13.80%
Thermal mass	7.5	$3,000	$400	$8,000	13.30%
Southern overhangs	8	$1,440	$180	$3,000	12.50%
Solar water heater	8.9	$2,500	$280	$5,600	11.20%
Ground-source heat pump	10	$30,000	$3,000	$60,000	10%
Cross ventilation	10	$1,200	$120	$2,400	10%
Green roof	10	$8,000	$800	$16,000	10.00%
Large-scale water conservation, including	10.2	$2,200	$216	$4,320	10%
rain barrels and greywater system
Photovoltaic system	10.8	$13,000	$1,200	$60,000	9.20%
Total Savings and Average Payback/ROI	Payback	Added	Annual	20 Year	1 Year ROI:
	Time in	Costs:	Savings:	Savings:
	Years:
	8.6	$68,390	$7,189	$179,170	11.90%
Information taken from www.greenresourcecouncil.org and www.greenandsave.com

LEVEL 2 REMODELING
Upgrade						Payback Time	Added Costs	Annual Savings	10 Year Savings	1 Year ROI
						In Years
Solar-powered path and garden lights						2.1	$375	$176	$1,760	46.90%
ENERGY STAR windows						2.3	$700	$300	$3,000	42.90%
ENERGY STAR skylights						2.3	$70	$30	$300	42.90%
Formaldehyde-free, high R-valve insulation walls						2.5	$750	$300	$3,000	40%
Formaldehyde-free, high R-valve basement walls						2.5	$750	$300	$3,000	40%
Duct insulation						2.5	$450	$180	$1,800	40%
Solar attic fan						2.5	$500	$200	$2,000	40%
CFLs						2.7	$108	$40	$400	37%
No-VOC paints						2.8	$70	$25	$250	35.70%
Low flow faucets						3	$300	$100	$1,000	33.30%
High performance water heater						3.1	$150	$48	$480	32%
Air leakage sealing						3.1	$554	$180	$1,800	32.00%
Water filters for whole house						3.2	$1,000	$312	$3,120	31.20%
Whole-house fans						3.6	$450	$125	$1,250	27.80%
On demand hot water heater						3.8	$450	$120	$1,200	26.70%
High efficiency furnace						3.8	$1,145	$300	$3,000	26.20%
Shade trees						4	$1,200	$300	$3,000	25%
ENERGY STAR clothes washer						4.3	$300	$72	$720	24%
Recycled mulch						4.5	$172	$38	$380	22.10%
ENERGY STAR ceiling fans						5	$300	$60	$600	20%
Attic and ceiling insulation						5	$600	$120	$1,200	20%
ENERGY STAR refrigerator						5	$30	$6	$60	20%
High efficiency heat pump						5	$1,000	$200	$2,000	20%
Small-scale greywater system						5	$300	$60	$600	20%
Bamboo floors						5	$525	$105	$1,050	20%
Window treatments, including shades and thermal curtains						5	$300	$60	$600	20%
Recycled-fiber carpeting						5.6	$280	$50	$500	17.90%
Rainwater collection system						6	$120	$20	$200	16.70%
Composting						6.5	$325	$50	$500	15.40%
FSC-certified decking						6.5	$899	$138	$1,380	15.40%
Thru-wall room-to-room fans						6.6	$66	$10	$100	15.20%
IAQ measures, including new HVAC filters						6.6	$250	$38	$380	15.20%
Tubular skylights						6.7	$300	$45	$450	15%
						Payback Time	Added Costs	Annual Savings	10 Year Savings	1 Year ROI
						In Years
						4.2	$14,789	$4,108	$41,080	27.20%

Challenges

There are many challenges to arriving at a universal set of green valuation standards, especially for an industry that relies upon measurable data and quantifiable results.  For example:

• Lack of comparable sales data
• Lack of data that shows value of green buildings or features
• Variety of green building rating systems
• Valuing green buildings over time, not just on initial construction or improvement costs
• Appraiser perspective is geared towards lenders, so caution is required when placing a value on a building.  Traditional methods are often used
• Need for appraiser education related to green building concepts and performance measures

Information taken from www. greenresourcecouncil.org.

Green Home Mortgages

The term "green mortgage" generally refers to the concept of allowing the home buyer or owner to credit a home´s green features when applying for a mortgage. In truth, the concept is more accurately referred to as an energy efficient mortgage, as energy efficiency features and benefits are primarily targeted as part of these mortgage programs.

Energy Efficient Home Mortgages (EEMs)

With energy efficient mortgages, the notion is that improved energy efficiency will contribute to lower monthly utility costs, allowing the home buyer to either qualify for a larger mortgage or finance energy improvements. According to the Environmental Protection Agency (EPA), there are two basic types of energy efficient mortgages:

1.     Energy Efficient Mortgage (EEM)

                        >Targets new homes that are already different

                        >Stretches debt-to-income qualifying rations on loans

                        >Allows borrowers to qualify for a larger loan amount and purchase a higher priced                                 home based on the same monthly income

2.     Energy Improvement Mortgage (EIM)

            >Targets existing homes that will have energy efficiency improvements made to them

                        >Allows borrowers to use the money saved on utility bills to finance energy improvements and include those costs in the mortgage without increasing the down payment. 

Energy efficient mortgages require a home energy rating, such as a HERS report, in order to verify that the home is energy efficient. With existing homes, qualification is dependent on energy savings exceeding the cost of improvements. Additionally, the funds for improvement are not released until an inspector verifies that the improvements are installed and will achieve the desired energy savings.

Information taken from www.greenresourcecouncil.org

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