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 - aschuessler@rafn.com Jonathan Heller, Ecotope - jonathan@ecotope.com