Robert Fischer

8/19/2019 Robert Fischer

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IEA ECBCS Annex 50 – Prefabricated Systems for Low Energy Retrofit – Subtask AHSLU – Competence Centre for Typology & foresight Planning in Architecture (CCTP) Prof. Dr. Peter Schwehr, Robert Fischer

Advanced Retrofit

IEA ECBCS Annex 50 – Prefabricated Systems for Low Energy Retrofit

Stockholm, December 1, 2010

Prof. Dr. Peter Schwehr, Robert Fischer


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Advanced Retrofitholistic building strategy

for the entire, remaining life cycle


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Design Process


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IV Target agreement

Preliminary estimate of thebuilding strategy

Stakeholders´ checklistII Needs evaluation

Building typologyIII Building analysis& Location analysis

I Market potential evaluation& Building analysis light

Initial questionsadvanced retrofit

Added value checklist

V Planning phases

VI Realization phases

VII Target effectivenessevaluation

Re-evaluation of building strategy(e.g. new marketsituation)

Lessons learned

for future stages

7 steps advanced retrofit strategy Instruments

10 steps to a prefab module

Module design guide


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Step II

Step III

Step IInitial questions

Advanced Retrofit

Step IV

Step V

Step VI

Step VII

Initial questions


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i

§

Time schedule?How long continue to operate in current form?When does the strategic planning have to be completed?

Basis of information?What building, economic & tenant-specific data are available?Where or how the basis of information can be completed?

Parameters?What parameters set by owner or operators (private nature)?Special parameters set by authorities (legal nature)?


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Step II

Step III

Step IInitial questionsAdvanced Retrofit

Step IV

Step V

Step VI

Step VII

Market potential evaluation& Building analysis light


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Market potential Building substance

Preliminary estimate of thebuilding strategy

Value retention Partial renovation Total renovation New build replacement


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Questions market potential YES NO

Environment:Does the position and location of the object lead to expect above-averageperformance? Is the diversification strategy applicable?

Tenants:

Long-term, satisfied tenants secure return on investment. Are the tenantswilling to pay more for improved conditions?Is the diversification strategy applicable?

Use potential:Is it possible to use the building and premises more intensely and as a result,to increase profits? Do building regulations allow for extension?

Overall evaluation: Is the market potential good?


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Questions building substance YES NO

Energy use:Is the energy use already low enough to lessen the risk of the premisesbecoming vacant when energy costs rise?

Structural condition:Condition of roof, façades, windows and HVAC? Is earthquake safety

guaranteed or simply to be improved?Condition of fixtures and fittings:How are the bathroom, toilets, and kitchen fitted out? Do the apartmentscomply with today's standards (e.g. room height, lighting conditions, andsound insulation)?

Room allocation and floor space:Does the room allocation and floor space cover today's requirements? Is a

simple adaption of the room allocation possible?

Overall evaluation: Is the building substance good?


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Total renovation:

Building substance and marketpotential allow for comprehensiveinvestments that lead to a clearappreciation of the building.

New build replacement:

Investing in the existing buildingis not worthwhile. There ishowever, the potential ofimproved use of the plot.

G o o d m a r k e t p o t e n t i a l

Partial renovation:The aim is to secure earnings andvalue of the building in the long-

term, or increase them accordingly.

Value retention:The aim is to secure the futureuse of the building without jeopardizing habitability andrental revenue. P

o o r m a r k e t p o t e n t i a l

Good building substancePoor building substance


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If the preliminary estimate showsthat a partial or acomprehensive renovation

makes sense, these have to belooked at in depth. Thefollowing steps may be used forthis.

If the preliminary estimate showsthat value retention can beachieved, or that a new build

replacement makes sense,they can be developed withthe planners and contractors. C

o n c l u s i o n


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Step II

Step III


Step IV

Step V

Step VI

Step VII

Needs evaluation


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Step II

Step III


Step IV

Step V

Step VI

Step VII

Building operators

Stakeholders' checklist

Users (tenants)

Public authorities Planners Contractors


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Question YES NO

Is there a need for subsidized housing?

Does the building make a valuable contribution to the town? (Architecturalpreservation and protection)?

Are planning instruments available to change valid land use regulations (e.g.an increase in the floor space index for a design plan)?

Are there any building inspectorate or planning regulations that might possiblybe bypassed (e.g. old building lines, design regulations, parking spaces)?

Do the building operators and planners know about the points thathave been answered YES?

Exemplarily questions for public authorities


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QuestionPlanningobjective

Which elements of the building fulfil their function inadequately because theyare dated and need to be replaced? Are these inevitable repair costs

quantifiable?

Which financial means are available for refurbishment? What percentage shouldor can be outside financing?

What is the scope for rent increase after refurbishment? Should a percentage ofsubsidized apartments be provided?

How much return on equity should or can be achieved with the object? (Income

property approx. 5%, capital investment 3-4%, property for 'aficionados'


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What do the tenants especially appreciate? What can be improved and whichrequirements are currently not catered for?

What is the current tenant mix (age structure, types of household, origin,number of people in each apartment, income levels)?

Which type of tenant does the property developer want to attract and inwhich rental price bracket?

How should the apartments be upgraded to meet the needs of future tenants?Can special provisions be made to encourage social contact and a range of

services (meeting places, common rooms, playgrounds, etc.)?

Has a use scenario been defined for the building by answering thesequestions?

Exemplarily questions for operators - Use scenario


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Which layout appeals to the user group? (number of rooms, size of rooms,connections between the rooms, open or closed kitchen, number of bathroomsand toilets)

Which private outdoor areas do the user group prefer? (balcony, loggia, patio,terrace, vegetable garden)

What kind of atmosphere especially appeals to the targeted user group (stateof the apartment, lighting conditions, etc.)?

Which standard suits the targeted user group? (floor coverings, walls, ceilings,built-in appliances, kitchen and bathroom fittings, built-in cupboards)

How much rent can or does a typical household in the user group want topay?

For which user group is the apartment particularly suited?

Exemplarily questions for users (operators perspective)


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Step II

Step III

Step I

Step IV

Step V

Step VI

Step VII

Initial questionsAdvanced Retrofit

Building analysis& Location analysis


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TypologyMapping of the action areas foran advanced retrofit strategy

Building envelope

Openings Balconies

>> Prefabricated Modules

Flat

Building

Environment

Access

++ Added value

Storeys

City

Quarter

Open spaces

Neighbouringproperty


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1.) General Type

• Fast orientation

• General strategies for prefab. refurbishment

• Basis for communication and sensitization

• Privat owners

2.) Focus Type

• Market studies

• Potential for several prefab. modules

• Technical guidelines• Planners and industry

Typology


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1

14500

2

11900

7

4900

6

5300

5

6900

3

10900

4

10400

10

4200

9

4400

11

3300

8

4900

Typ No. 0

Number of buildings 24600Frequency ~ 23%

Typology


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OET 3121

~47% ~1870000

OET 0324

~6% ~250000

OET 3224

~6% ~230000

OET 3124

~5% ~210000

OET 0321

~5% ~200000

OET 0326

~3% ~110000

PAT 111121

~16% ~110000

PAT 311127;8

~9% ~60000

PAT 211127;9

~8% ~50000

PAT 211126;9

~7% ~50000

PAT 111128

~7% ~50000

PAT 121121

~6% ~50000

GOT 710

~26% ~30000GOT 605

~11% ~13000

GOT 105

~11% ~13000

GOT 100

~7% ~8000

GOT 714

~6% ~7000

GOT 512

~6% ~7000

WindowsTotal:

~3980000

BalconiesTotal:

~670000

RoofsTotal:106000

Typology


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Typology

Total ~54%of all openings

F4.10

F4.10 Solar Façade

F4.10 Double Window

Potential for F4.10~1,393,000 Modules

Potential for F4.1-DW~376,000 Modules

Potential for F4.1-SF~306,000 Modules

I f :

- O r i e n t a

t i o n S E - S W

- H o r i z o n

< 1 5 °

I f :

- W i n d o

w s r e n e w e d

a f t e r 1 9 9 0

100%

Market Potential


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Step II

Step III

Step I

Step IV

Step V

Step VI

Step VII


Target agreement


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Needs evaluation

Added value checklist

Building analysis& Location analysis


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Situation Planning questions

Green spaces that have not beenallocated to a specific use. Can patios be laid out? Could new children's playareas be created in agreement with the owners of theneighbouring property?

Open spaces with parking fields thatborder a side street with moderatetraffic.

Is there sufficient, easily accessible bicycle parking?Can existing narrow bike rooms be used for anotherpurpose?Can hard-surfaced areas be upgraded by using thisspace for an extension?Can an underground car park be built to reallocatedparking spaces in favour of a new outdoor structure?

Sides of a building that borderdirectly onto a main road or sidestreet.

Can ground floor apartments or garages be convertedinto offices, ateliers, shops, or childminding facilities?Is there demand for these amenities in theneighbourhood? Could such a demand be stimulated?

Exemplarily checklist for open spaces


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Inside staircase not running along the insideof the outer wall. There is no lift.

Can a lift be installed inside the house?

A lift is next to the staircase and stops ateach landing at storey level.

Is the lift accessed without steps from thestreet onwards?Is the lift wheelchair-accessible?

The stairs run along the inside of the outer

wall and have the landing at floor level wherethe apartment entrances are, but they are notadjoined to the outside wall. There is no lift.

Can barrier-free access be provided by

installing a lift and access balconies at storeylevel?Can the ground level apartments be accessedbarrier-free (e.g. patio)?

Exemplarily checklist for access


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Exemplarily checklist for storeys


The building has storeys that are heated, andfully or partly occupied with apartments. Can the building shell achieve a morecompact design with an extension?

The building has one or several upper storeysthat are at least partly set back from thefaçades.

Can the attic be converted to a full storey?

The building has one or several lower storeysthat are not heated.

Does the amount of natural light allow thespace to be converted into living space?

The building has one or several upper storeysthat are not heated.

Can the building be extended upwards?Considering the loss of storage space, is itworth converting the attic?

The building has one or several storeys inwhich the internal space is reduced to aboutthe same area of the main entrance.

The storey needs to be extended.


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Step V

Step II

Step III

Step I

Step IV

Step VI

Step VII


Planning phases& Realization phases


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Planning of an advanced retrofit with pref-fab modules

see: 10 steps to a pref-fab module

The modules are standardised in construction, layers, and joints

The modules are flexible in architecture, form, and cladding.

The modules can be combined with each other and with non-prefabricated (conventional) retrofit options.

Further information: Module design guide


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Total prefabricated

Semi prefabricated withF4.1 modules


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1.) Equalising layerto existing surface

2). Load bearing construction layerwith insulation, ducts and wires

3). Second insulation layer withshading system

4). Cladding / skin layer

Construction principle

Pictures - René Kobler, FHNW


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Step II

Step III

Step I

Step IV

Step V

Step VI

Step VII


Target effectivenessevaluation


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IV Target agreement

II Needs evaluation

III Building analysis& Location analysis

I Market potential evaluation& Building analysis light

Initial questionsadvanced retrofit

V Planning phases

VI Realization phases

VII Target effectivenessevaluation

Re-evaluation of building strategy(e.g. new marketsituation)

Lessons learned

for future stages

7 steps advanced retrofit strategy


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IEA ECBCS Annex 50 Prefabricated Systems for Low Energy Retrofit Subtask A

Robert Fischer

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