GREENHOME Presentation by Michael Bodaken March 3, 2009 Green Affordable Housing Preservation.

GREENHOME

Presentation by Michael BodakenMarch 3, 2009

Green Affordable Housing Preservation

National Housing Trust, Green Affordable Housing Preservation

National Housing Trust

Committed to safeguarding affordable housing.

Only national nonprofit engaged in housing preservation through real estate development, lending and public policy initiatives.

The National Housing Trust: Partners with investors to raise capital to buy and renovate affordable

apartments. Preserved more than 4,800 affordable apartments.

Lends early money to developers to help them purchase and renovate affordable apartments. Loans have helped preserve nearly 5,000 homes.

Educates policymakers of the need to dedicate resources towards the revitalization of existing affordable apartments.


Preserving affordable housing is inherently energy and resource efficient.

Building Reuse. It produces less waste and uses less new materials and energy than new construction.

Infrastructure. It does not require new utility or transportation infrastructure.

Green space. It does not require developing more land.

Household energy use. There are many ways to integrate green technology and methods into the rehabilitation process to improve energy efficiency and conserve water through the use of green design and materials.

Copyright National Trust for Historic Preservation


Defining Green

Improve Energy Efficiency:

high efficiency HVAC system

Energy star appliances

Conserve and Manage Resources:

Low flow faucets, showers, toilets, aerators

storm water management

Reduce impact on residents and environment:

low volatile organic compound (VOC) paint

use of certified wood

Appropriate site selection and development :

located near public transportation and services

compact, walkable site plan


Green Standards

Green CommunitiesTM Criteria, Enterprise Community Partners

accommodates the complexities of dealing with existing multi-family buildings

LEED Certification US Green Building Council

criteria for various types of construction- New Construction and Major Renovation is the most relevant

no criteria yet specific to existing residential buildings, new construction standards are focused upon commercial structures

Earth Craft

distinguishes between new construction and rehabilitation, multi-family and single family

Model Green Home Guidelines, National Association of Home Builders

focused on new construction of single family homes


Galen Terrace:From Mean Streets to Green Street

Photo by Lloyd Wolf


Galen Terrace

Project Details:

Washington, DC

Family property

84 units, 3 buildings

1-4 bedrooms

100% Section 8

$60,000/unit in rehab; Green Retrofit components = $15,000.

NHT/Enterprise, Somerset & Resident Association


The Greening of Galen Terrace

•Renovation includes full unit renovations, all new systems, windows, doors (keeping walls & ceilings)

•Energy auditor completed a blower door test and infrared scans of building

•Creating a more walkable community

•Downspouts will feed into rain barrels

•Low-flow fixtures- shower, toilet, faucets

•Native Plants

•Energy Star refrigerators

•Individual meters in all units


The Greening of Galen Terrace (cont.)

•Common area laundry rooms (6) with new ductwork & venting

•Solar reflective roof material

•Low VOC paints, primers, sealants, adhesives, caulk

•Composite wood free of added urea formaldehyde or sealed with low VOC sealant or laminate

•Green label certified carpets

•Insulate cold water pipes

•Green Home Guide is being developed and will be distributed to residents

•Management provides an orientation to each new renter


Green Improvements Well Worth the Cost

The incremental cost of energy improvements was 3.8% of the total development budget.

The projected energy savings is 60%.

The projected water savings is 21%.

Short video about Galen Terrace rehab can be found on YouTube:

http://www.youtube.com/watch?v=sHB7DQn3Evc

Or Search for “The Greening of Galen Terrace Apartments”


Lessons Learned from Going Green

Go green from the beginning determine green goals set the level of priority in the beginning

Get an experienced team get a green consultant or qualified architect on board early select a contractor who has done green building before or who will work with

the green architect/consultant early on in the process

Expect a learning curve it takes time for developers to learn how to do green well it takes experience to know what different specifications to use, and to find

contractors and subcontractors with sufficient knowledge of green products

Research the specifications to find the most affordable options


Incentives for Green Preservation

In order to receive Low Income Housing Tax Credits, all properties must now include energy efficiency in their tax credit applications;

Federal Government will launch, this year, $250 Million program to “green retrofit” HUD Section 8 housing;

$5 B in Weatherization grants that may be used for multifamily.

State and local green programs take a variety of forms, including:

Renewable energy tax credits

Incentive programs for replacement of older fixtures with low-water use fixtures

Rebate programs for alternative energy sources, high efficiency washers and dryers, and low-flow toilets

Sales and property tax exemptions for photovoltaic and other alternative energy sources

Michael Bodaken

E-mail: [email protected]

Address: 1101 30th St, NW, Suite 400 Washington, DC 20007

Phone: (202) 333-8931

Web: www.nhtinc.org

National Housing Trust

For more information:

GREENHOME Presentation by Michael Bodaken March 3, 2009 Green Affordable Housing Preservation.

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