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8 Steps to Success in Building Green in a Poor Economy
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8 Steps to Success in Building Green in a Poor Economy

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  • Credits that can be sought are:Rapidly renewableEnergy performanceLow emitting materialThermal comfortInnovation in Design
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    • 1. 1Successfully Building Green in Apoor Economy: 8 Requirements forYour Next Green ProjectGeorge H. DuBose, CGCLiberty Building Forensics Group ®407-703-1317www.libertybuilding.com©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 2. 2Premises of the Presentation• Building green is a noble goal• Risks – Some are obvious but most are obscure.• Failures range from acute to chronic• ―Good practices‖ have not been well integrated©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 3. Green Building RisksProject RisksTechnical Risks3©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 4. Project Risks for Green Buildings• Schedule overruns due to delivery problems withnew products or construction impacts of greenrequirements• Cost impacts of sole source products• Not clearly defining what is meant by ―green‖• Contractors, subcontractors, and designers whoare unfamiliar with green products andinnovative approaches• Specifying green products that have minimal in-field testing and poor warranties• Problems that are not covered by insurance—E&O4©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 5. Building at a GlanceName: MA. Maritime AcademyResidence HallLocation: Buzzards Bay, MA.Size: 90k ft2Completed: 2007Cost: $14.1MCertification: LEED® Gold5.Source: April 2009 issue of ED+C magazine©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 6. Points Item Cost Comment0 Prereq. 1:FundamentalCommissioning$22,000 Cost of independent commissioning agent0 Prereq. 2: MinimumEnergy Performance$0 Basic energy-code requirements0 Prereq. 3: CFCReduction$0 Basic code requirement10 Optimize EnergyPerformance$641,120 Prescriptive approach and minimal systemrequirements3 On-site RenewableEnergy$8,000 100% of electricity required by building provided byphotovoltaic array and existing wind turbine1 AdditionalCommissioning$8,000 Cost of independent commissioning agent1 Ozone Depletion $0 No refrigerants utilized6Energy and Atmosphere:LEED® Points.Source: April 2009 issue of ED+C magazine©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 7. Points Item Cost Comment0 Prereq. 1: Minimum IAQperformance$0 No cost – basic code requirement0 Prereq. 2: Tobacco Smoke Control $0 No cost to prohibit smoking at a campus facility1 IAQ Management Plan:Construction Phase$0 No real cost, just best construction practice1 IAQ Management Plan:Occupancy$500 Estimate for energy costs during flush-out procedure beforeoccupancy1 Low-Emitting Adhesives andSealants$0 No real costs – now readily available1 Low-Emitting Paints and Coatings $0 No real costs – now readily available1 Low-Emitting Carpet Systems $0 No real costs – now readily available1 Chemical and Pollutant SourceControl$500 Added costs for MERV 13 filters1 Controllability of Perimeter Systems $0 No real cost due to dormitory room layout. Switch on room walland operable windows.1 Daylight & Views: Views for 90% $0 No cost dueto dormitory room layout7Indoor Environmental Quality: LEED® Points.Source: April 2009 issue of ED+C magazine©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 8. Technical Risks for Green Buildings8Green Buildings Low Risk BuildingsMore Outside Air (>ASHRAE by 30+%) Minimum Outside Air (Does not exceedASHRAE)Emphasis on energy conservation Emphasis on humidity controlStresses VOC reduction--Emphasizes exhaust (>5 Pa)--Promotes building flush-outMinimal VOC concern--Very tight control of exhaust--Rejects building flush-outStresses new, innovative materials Stresses proven materialsCarbohydrate based materials Hydrocarbon based materialsStresses extra envelope insulation Stresses drying potential of envelope (walls androof)Minimally addresses air barriers Stresses air barriersGreen Buildings vs. Low Risk Buildings©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 9. MARSH Green Building Report 20099©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 10. MARSH Green Building Report 200910©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 11. Design & Construction Deficiencies of aLarge Theme Park Owner from 1995-2000Thermal &MoistureMechanicalFinishesConveyingSystemsGeneralRequirementsSite WorkElectricalDoors &Windows35%16%14%(>$2B in Construction of Lodging Facilities)©2012 Liberty Building Forensics Group® - All Rights Reserved11
    • 12. 5 Code Drivers Increasing Green Building Risks1. Emerging requirements for long-termperformance guarantees2. Increased Risk of from Building Complexity3. New and innovative product performancerisks4. Risks from New Practices with LittleExperience5. Codification of green ratings systems12©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 13. FACTOR 1:Emerging Green Building Requirements131. Owner’s commit to sharing use data(energy/water)2. LEED certification can be revoked3. Third parties can initiate USGBC non-compliance action©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 14. 121 Building Study by USGBC14©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 15. 15©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 16. FACTOR 2:Protection Against Risks forIncreased Construction Defects1. Compare the building to the risk table2. Identify the green objectives and rate themfor increased risk3. Develop risk and QA management plantargeting those higher risk objectives16©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 17. 17Complex Building + Strong Drivers =―High Risk‖ BuildingsComplexityDRIVERSMild IntenseSource: 1996 Florida Solar Energy Center (FSEC) Study.I ―low‖II ―moderate‖III ―high‖©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 18. 18©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 19. 19©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 20. 20FourInches ofWater©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 21. 21“New materials are unproven by definition.Like most experiments they tend to fail. If theexperiment is the whole exterior of thebuilding [or the entire HVAC system], theyfail big.”Quote from―How Buildings Learn: What happens after they’re built‖by Stewart BrandFACTOR 3:Innovative Green Products©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 22. 22New Bio Based Insulation©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 23. Risks Associated With New Materials• Vapor retarder vs. air barrier vs. secondary rainwaterbarrier• Dew point location• Interrelationship with HVAC• Transitions and terminations• Interaction with other materials-compatibility• Moisture AbsorptionChallenge: Understanding performance of newmaterials and systems in high risk areas ofenvelope assembly23©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 24. 24Interaction with Other Materials• If unfamiliar with new material’s individualperformance….…probably know less aboutmaterial’s interaction withother components• Recognize additional risk in innovativeproducts….…and apply higher degree of rigorin evaluation©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 25. 25©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 26. “In design engineering there are tworesources available: The laws ofphysics and the products of themarket. The designer of excellenceworks with the former and thedesigner of mediocrity works withthe latter.”Quote: Kevin Dickens/Jacobs Corp.26©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 27. There’s one sure way to killan idea: Sue it to death.”27July 14, 2008 ENR article©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 28. FACTOR 4:Risks from New Technical Practices28©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 29. Elements of a Comprehensive Peer Review Plan29Design Construction OccupancyDecreasing Options forSolutionsCost ofAction/SolutionLevelofInfluence100%0.0%Source: Adapted from Quality in the Constructed Project, American Society of Civil Engineers, 1988.HVACReviewEnvelopeReviewsVEInput ContractorSubmittalsT&B Input PostConstructionPerformanceVerification©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 30. What a Peer Review Is1. Inserting SME into the process2. Mirrors the healthcare industry3. Green drives need for SME on products30©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 31. What a Peer Review Is NOT1. Additional insurance policy2. Contracted to Owner3. Requested by any project team member4. Does not replace LEED Consultant31©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 32. Innovation & Design CreditPossible LEED®Innovation inDesign Credit©2012 Liberty Building Forensics Group® - All Rights Reserved32
    • 33. 33.Source:DraftASHRAEStandard189.1,ThirdPublicReview(May2009)FACTOR 3: Codification©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 34. 10.3.1.2 Building ProjectCommissioning:A commissioning process shall beincorporated into the pre-design,design, construction, and first yearoccupancy of the building projectthat verifies that the deliveredbuilding and its components,assemblies, and systems complywith the documented ownersproject requirements.34.Source:DraftASHRAEStandard189.1,ThirdPublicReview(May2009)©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 35. 10.3.1.2.4 Systems:The following systems shallbe commissioned:-Building envelope systems,components and assembliesto verify the thermal andmoisture integrity.-Building envelopepressurization to confirm air-tightness.35.Source:DraftASHRAEStandard189.1,ThirdPublicReview(May2009)©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 36. 10.3.1.4 Indoor Air Quality(IAQ) ConstructionManagements:After construction ends,prior to occupancy and withall interior finishes installed,a post-construction, pre-occupancy building flush-out shall be performed:36.Source:DraftASHRAEStandard189.1,ThirdPublicReview(May2009)©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 37. 2. Continuous Post-Construction, Pre-Occupancy/Post-Occupancy Flush-out:If occupancy is desired prior tocompletion of the flush-out, the space isallowed to be occupied following deliveryof half of the total air changes37.Source:DraftASHRAEStandard189.1,ThirdPublicReview(May2009)©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 38. California Green Building Code• Administrative items• Commissioning• Other areas– Air leakage– Flush out38©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 39. ICC Green Building Code• Administrative items• Commissioning• Other areas– Air leakage– Flush out39©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 40. Green Codification Causes UnintendedConsequences$1.5MM Remediationvs.$5MM Replacement40©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 41. Conclusions• Green building risks can be predicted by knowing thecomplexity and driver status of the building• Perform multiple technical peer reviews during designfocusing on:oPredicting interaction of the various buildingsystemsoPredicting the building’s post-constructionperformanceoAnalyzing the envelope performanceoDesign team must incorporate the ―bestpractices‖ in the fields of waterproofing,humidity control, and building envelopeperformance.41©2012 Liberty Building Forensics Group® - All Rights Reserved
    • 42. Conclusions• Designers & contractors must place regionally-specific climate criteria ahead of LEED credits• Closely analyze new products touted as ―green‖ orinnovative, especially products used in the HVAC andbuilding envelope systems. Carefully reviewwarranties, disclaimers, length of in-service testing,and data sheets.• Development of a Green Building Risk ManagementPlan to address high risk areas• Energy consumption/prediction is not well understoodand some LEED buildings will not perform aspredicted42©2012 Liberty Building Forensics Group® - All Rights Reserved