Green Remodel Forum

As a general contractor and energy assessor, I believe understanding both the local and global impacts of energy consumption are important. As a traditional home builder I have always built with quality craftsmanship. While this served me well for many years, it was not until three years ago that I began to really explore in-depth the important relationship between building science and the effects of the home’s energy consumption and comfort. In 2009, I began to integrate building science into all my projects. I am now a certified BPI analyst, USGBC LEED AP, and HERS Rater. We believe in measured home performance, a scientific approach to the building as a whole system.

Traditionally it has been difficult to understand the true relationship between the home building envelope and its energy consumption. In the past there has been no sure fire way to accurately determine exactly how your home utilizes its energy. Advancements in building science and testing technology now allow us to quantify and measure precisely how the home interacts in its surrounding environment. Similar to a doctor, we use testing information, combined with building knowledge to diagnose what parts of the home are operating inefficiently. We make recommendations, complete energy modeling and make energy improvements, then verify the results.

There are many great programs out there that subsidize the cost of most of these improvements for the homeowners. Energy Upgrade California (EUC) offers a rebate of up to $4,000 for meeting certain energy improvement standards. EUC has also done a great job in spreading the word about energy upgrades, and is helping reduce California’s energy consumption. Many counties are also offering additional rebates for energy upgrades, often for a limited time. For instance, Contra Costa County offers up to another $5,000 (unfortunately only until March 2012) for upgrades approved by the EUC program. If your home meets the energy targets it is possible that you may spend only a few thousand dollars or less to make significant improvements to your home. We have found that many people are not aware that some of the county rebates run out so soon. We encourage everyone to get an energy assessment and take advantage of the great opportunity to upgrade your home. To find out more information click EUC and Contra Costa County program.

To illustrate to clients the benefits of home energy upgrades, I will often use past homes as examples of the impact we can have on your energy consumption. I provide the following case study of a typical home to illustrate what the energy assessment does, and what benefits it may reap.

Case Study – The Typical Home: What We Did

We have found that most our customers are looking to improve their home energy efficiency for two reasons:

1. To save money and;
2. To improve the comfort level of their homes.

After a careful analytical inspection of the home we will present to our clients a series of recommended upgrades. These recommendations are based on test results that we compile into a 28 page summary report of your home. The typical scope of work will include recommendations to:

• Reduce infiltration. Inadvertent air leakage into the living space is one of the most common reasons our homes are not efficient. Using thermal-image testing equipment we are able to locate the invisible leaks in the home. These leaks are usually prevented by making inexpensive improvements to the home, such as air sealing and weather stripping doors & windows.
• Improving or adding insulation to attic, crawl spaces, walls, floors, pipes, and HVAC systems. It is surprising how many homes have missing or no insulation at all. Many older homes are also built during times when the insulation requirements (the R-value) were much lower than it is today.
• Replace HVAC duct systems and duct sealing. In almost every single home we find that the HVAC system is disconnected at the joints, crushed, or rusted out. Essentially this means when you turn on the furnace or AC, air is leaking out of the duct system into crawl spaces and attics. Essentially you are spending money to heat non-livable spaces in your home.
• Replace furnace, hot water heater, and AC units. Many homes run equipment that is grossly inefficient. Diagnostic testing will determine if your home needs an upgraded system.
• Rodent and pest infiltration. In our inspections we often find that inefficient homes provide rodents access to your home as well as providing the tiny critters a comfortable living environment. We help find these access points and seal them.
• Mold and moisture. Crawl spaces are perfect breading grounds for mold and bacteria. In addition, these damp areas create cool air that infiltrates the home. Simple measures can protect the living environment from these areas. Often we apply inexpensive vapor barriers and seal air leaks.

The costs of these upgrades typically range from $5,000 to $20,000. The cost can vary depending on many factors, including the existing condition of your home, and to what degree you want your home’s energy consumption to be. We have upgraded homes for as little as $5,000. But at the same time, we have a client right now who is creating a net-zero energy home. In his case he will spend up to $100,000, but this is on the extreme end. For most people, they will end up spending $10,000 for their energy upgrades, with an estimated payback period of 3-5 years.

The following pictures show what is common in many homes. Old and poorly installed insulation is falling out of place.