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BIGGEST BANG FOR YOUR BUCK

BIGGEST BANG FOR YOUR BUCK. King County Housing Development Consortium Sponsor. Heather Beaulieu RAFN MC Jonathan Heller Ecotope Ann Schuessler RAFN Valerie Thiel SAGE Architectural Alliance. Dept of Commerce Cost Study - September 2009

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BIGGEST BANG FOR YOUR BUCK

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  1. BIGGEST BANG FOR YOUR BUCK

  2. King County Housing Development Consortium Sponsor Heather Beaulieu RAFN MC Jonathan Heller Ecotope Ann Schuessler RAFN Valerie Thiel SAGE Architectural Alliance

  3. 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... Introduction

  4. Flooring Survey Results Criteria for Selecting Flooring Materials

  5. Flooring Survey Recommendations Polished/ Stained Concrete - Common Areas • Highly • Recommended • including Rave • Reviews • Durability • Appearance

  6. Flooring Survey Recommendations Vinyl Composition Tiles (VCT) – Unit Kitchens & Entries • More than 75% recommended • Durability • Cost • Easily replaceable • Create patterns

  7. Flooring Survey Recommendations Sheet 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

  8. Flooring Survey Recommendations Vinyl Plank Flooring - Units or Upper Level Commons Tarkett Vinyl Plank – Popular Trend to more hard floors away from carpet

  9. Flooring Survey Recommendations Carpet • For Extremely Low-Income - Avoid Carpet • Used by Majority of Low-Income Asset Managers • Unit BRs & LRs • No consensus between area carpet & carpet tiles

  10. 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

  11. -Substrates:         Moisture         Compatibility -Tenant Considerations/Program Needs -Noise Transmission -Newer Products:         Fiber Laminates         Bamboo         Floating, "click" flooring         Vinyl Plank -Life Cycle Cost Analysis  Flooring Best Practices

  12. s     Sheet Vinyl: $78/$2,178     Ceramic:     $600/$600     Concrete over Gypsum:                        $360/$360     Stained Concrete:                        $120/$120 Flooring Life Cycle Cost Analysis- Bathrooms

  13. VCT:                     $78/$1,631 Pergo or Vinyl Plank:                             $122/$1,434 Marmoleum:         $240/$1,410 Concrete over Gypsum:                             $360/$360 Stained Concrete:                             $120/$120                 Flooring Life Cycle Cost Analysis- Kitchens

  14. s     Carpet:    $750/$14,100     Vinyl Plank:    $1,575/$7,759   Concrete over      Gypsum:    $4,500/$6,000 Flooring Life Cycle Cost Analysis-Bedrooms and Living Rooms

  15. Plumbing Survey Recommendations Efficiency Measures - Architect’s & Contractor’s: • Use of Efficient Fixtures • Stack Piping Infrastructure. • 3) Metering Individual Units • 4) Central Laundries

  16. Plumbing Survey – Efficient Fixtures Usage by Asset Managers • 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 Evergreen Standards • Mandatory • Advanced

  17. Plumbing Survey – Common Problems Asset Managers Most Common Problems • Garbage Disposals • Clogging Toilets • Leaking Piping

  18. Plumbing Survey – Gray Water Gray Water System – Mixed Response • No usage by asset • managers • Gray Water for • Plumbing not • affordable • Rain Water • Catchment for • Irrigation - Possibly

  19. Plumbing Survey – Solar Hot Water Solar Hot Water System – Mixed Response • Recommended but …. • Long Term Maintenance • Performance not • available

  20. 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 Best Practices: Plumbing

  21. Central Systems • Condensing water heaters vs. atmospheric boilers • Coming soon...Consider heat pump, waste water heat recovery, solar Best Practices: Water Heaters

  22. Distributed Systems • Gas: Instantaneous condensing water heaters • Electric: 0.93EF 50Gal. Tanks Best Practices: Water Heaters

  23. HVAC Survey Results - UNIT HEATING Asset 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

  24. 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

  25. HVAC Survey Results - COOLING Eastern Washington – Full A/C • Units & Commons: • Heat Pumps • Central Chillers & 4-Pipe Western Washington – Common Areas especially Senior Housing • Heat Pumps or P-Tac Units

  26. HVAC Survey Results - Challenges • Common Area System Over-sized • Too Complex for Maintenance • Heat – Venting Synchronized • Thermostat Setback • Clearance to Wall Units

  27. Impacts of Unit Ventilation Design Most Energy Least Energy

  28. Impacts of Corridor Ventilation Design Most Energy Least Energy

  29. Eliminate Heated Corridors • OR • Reduce ventilation to minimum in winter • Set temperature back at night • Motion sensors for 2/3 of the corridor lights • Heat Pumps Best Practices: Western Mid-rise Common Area

  30. Vent to Perimeter • EnergyStar Lighting and Appliances • Low continuous ventilation (WhisperGreen) • Electric resistance heat • Triple vinyl windows Western Mid-rise Apartment Measures

  31. Mini Split Heat Pump • Gas instantaneous water heaters • EnergyStar lights and appliances • Triple vinyl windows • Continuous low flow exhaust or HRV Best Practices: Eastern Town Home

  32. Building Envelope Survey Results Envelope Consultant • More than 85% Recommended • Preventive Maintenance Program • Only 1/3 of Asset Managers

  33. Building Envelope – System Components Windows • Vinyl Windows – VPI of Spokane Siding

  34. Building Envelope – System Components Rain 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

  35. Building Envelope Survey – Problems Problem Products • 20% - Stucco or EIFS – Barrier System • 15% - OSB - Holding Moisture Most Named Problem – Water Intrusion • Windows • Building Transitions • Patio Doors Problem #2 – Drafts & Air-Tightness • 2 Senior Facilities had Draft Problems • 2 Other Systems were Too Tight with Inadequate Ventilation

  36. -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 Building Envelope Best Practices

  37. Brick:  $26/$30.50/sf Cement Board: $14/$22.75/sf Stucco: $17/$21/sf Metal: $15/$18/sf Siding Life Cycle Cost Analysis

  38. Questions&Discussion

  39. 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 For More Information

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