BIGGEST BANG FOR YOUR BUCK
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Transcript of BIGGEST BANG FOR YOUR BUCK
BIGGESBIGGEST BANG T BANG FOR FOR YOUR YOUR BUCKBUCK
Heather Beaulieu RAFN MC
Jonathan Heller Ecotope
Ann Schuessler RAFN
Valerie Thiel SAGE ArchitecturalAlliance
King County Housing Development King County Housing Development Consortium Sponsor Consortium Sponsor
Dept of Commerce Cost Study - September 2009 HDC - Efficient & Quality Development Affinity Group - Summer of 2010 EQD Best Practices Survey - August 2011 The results of these efforts...
Flooring Survey Results
Criteria for Selecting Flooring Materials
Flooring Survey RecommendationsPolished/ Stained Concrete - Common Areas
HighlyRecommended including Rave Reviews
• Durability• Appearance
Flooring Survey RecommendationsVinyl Composition Tiles (VCT) – Unit Kitchens & Entries
More than 75% recommended
• Durability
• Cost
• Easily replaceable
• Create patterns
Flooring Survey RecommendationsSheet Vinyl – Unit Baths & Laundry
Standard Commercial(Armstrong Connection Corlon)
For wet areas need welded joints
Ceramic Tile Recommended
In place of Vinyl
For wearing well & longer life
Flooring Survey RecommendationsVinyl Plank Flooring - Units or Upper Level Commons
Tarkett Vinyl Plank – Popular
Trend to more hard floors away from carpet
Flooring Survey RecommendationsCarpet
For Extremely Low-Income - Avoid Carpet
Used by Majority of Low-Income Asset Managers • Unit BRs & LRs
No consensus between area carpet & carpet tiles
Flooring Survey Lessons Learned
Problem Areas Identified by Asset Managers 1 /3 Comments - Linoleum / Bamboo Performance 1 /2 Comments - Carpet Durability – Hallways, Stairs
Problem Areas Identified by Contractors - Architects
1 /3 Problems with Substrate
-Substrates: Moisture Compatibility-Tenant Considerations/Program Needs-Noise Transmission-Newer Products: Fiber Laminates Bamboo Floating, "click" flooring Vinyl Plank-Life Cycle Cost Analysis
s Sheet Vinyl: $78/$2,178
Ceramic: $600/$600
Concrete over Gypsum: $360/$360
Stained Concrete: $120/$120
VCT: $78/$1,631 Pergo or Vinyl Plank: $122/$1,434 Marmoleum: $240/$1,410 Concrete over Gypsum: $360/$360 Stained Concrete: $120/$120
s Carpet: $750/$14,100 Vinyl Plank: $1,575/$7,759 Concrete over Gypsum: $4,500/$6,000
Plumbing Survey Recommendations
1) Use of Efficient Fixtures
2) Stack Piping Infrastructure.
3) Metering Individual Units
4) Central Laundries
Efficiency Measures - Architect’s & Contractor’s:
Plumbing Survey – Efficient Fixtures
• All use low-flow toilets
• All use low-flow shower heads
• 75% use low-flow kitchen & bath faucets
• 70% using Mandatory Evergreen Standards
• 18% using Advanced
Usage by Asset Managers
Evergreen Standards Mandatory Advanced
Plumbing Survey – Common Problems
• Garbage Disposals
• Clogging Toilets
• Leaking Piping
Asset Managers Most Common Problems
Plumbing Survey – Gray Water
• No usage by asset managers • Gray Water for Plumbing not affordable
• Rain Water Catchment for Irrigation - Possibly
Gray Water System – Mixed Response
Plumbing Survey – Solar Hot Water
• Recommended but ….
• Long Term Maintenance Performance not available
Solar Hot Water System – Mixed Response
• Stack all plumbing!• Copper or CPVC mains, PEX homerun
distribution manifolds• Low flow everything• Insulate piping!• Wireless submetering of hot water• No irrigation (or use deduct meter)• Solar ready
Central Systems• Condensing water heaters vs. atmospheric
boilers• Coming soon...Consider heat pump, waste
water heat recovery, solar
Distributed Systems• Gas: Instantaneous condensing water heaters• Electric: 0.93EF 50Gal. Tanks
HVAC Survey Results - UNIT HEATINGAsset Managers
• 50% use Electric Baseboard or Wall Units
• 45% use Heat Pumps
Arch/Contr Recommendations
• Initial Cost & Maintenance: Electric Baseboard or Wall Unit
• Energy Efficiency: Hydronic or Heat Pumps
• Longevity: Hydronic
HVAC Survey Results - VENTILATION
• Whole House System
• Continuous Exhaust • Heat Recovery from Exhaust
Mixed Recommendations about Source of Intake Air –
Trickle, Side Wall or Heat Recovery
HVAC Survey Results - COOLINGEastern Washington – Full A/C
Western Washington – Common Areas especially Senior Housing
Units & Commons:
• Heat Pumps
• Central Chillers & 4-Pipe
• Heat Pumps or P-Tac Units
HVAC Survey Results - Challenges
• Common Area System Over-sized
• Too Complex for Maintenance
• Heat – Venting Synchronized
• Thermostat Setback
• Clearance to Wall Units
Most Energy Least Energy
Most Energy Least Energy
• Eliminate Heated CorridorsOR• Reduce ventilation to
minimum in winter• Set temperature back at
night• Motion sensors for 2/3 of
the corridor lights• Heat Pumps
• Vent to Perimeter• EnergyStar Lighting and
Appliances• Low continuous ventilation
(WhisperGreen)• Electric resistance heat• Triple vinyl windows
• Mini Split Heat Pump• Gas instantaneous
water heaters• EnergyStar lights and
appliances• Triple vinyl windows• Continuous low flow
exhaust or HRV
Building Envelope Survey ResultsEnvelope Consultant
• More than 85% Recommended
Preventive Maintenance Program
• Only 1/3 of Asset Managers
Building Envelope – System ComponentsWindows
• Vinyl Windows – VPI of Spokane
Siding
Building Envelope – System ComponentsRain Screen
• Recommended by 100%• PT Plywood or 1x3 or Steel Clips
Air Barrier• Tyvek or liquid system
• 2/3 noted the issue of discontinuities – corners, windows, wall to roof, & penetrations
Building Envelope Survey – Problems
Most Named Problem – Water Intrusion
1. Windows
2. Building Transitions
3. Patio Doors
Problem #2 – Drafts & Air-Tightness• 2 Senior Facilities had Draft Problems
• 2 Other Systems were Too Tight with Inadequate Ventilation
Problem Products
• 20% - Stucco or EIFS – Barrier System
• 15% - OSB - Holding Moisture
-Rainscreen Systems -Envelope Consultants -Age Appropriate Materials and Details -Quality Windows and Water Tests -Air Barriers and Blower Door Tests -Quality Assurance Program -Life Cycle Cost Analysis
Brick: $26/$30.50/sf
Cement Board:$14/$22.75/sf
Stucco:$17/$21/sf
Metal:$15/$18/sf
http://www.housingconsortium.org/wp-content/uploads/2011/02/EQD Survey Results.pdf http://www.housingconsortium.org/wp-content/uploads/2011/02/EQD Lifecycle Cost Analysis.pdf Valerie Thiel, SAGE Architectural Alliance -val@Sage ArchAlliance.com Ann Schuessler, RAFN Company - [email protected] Jonathan Heller, Ecotope - [email protected]