Green Homebuilder 101

Drywall has started

2009-03-24T10:48:00.000-07:00

All of the inspections and insulation have passed - and drywall has finally started hanging. I asked the drywallers if they had any comments on the SIPs - and they didn't have anything out-of-the-ordinary to discuss. Before they got there, they thought the SIPs might have made it easier to hang drywall.

Being the Professional Builder I am, I hear the word "easier" and immediately question if that means "less cost." Somehow, that never seems to work, though. :)

The drywall is set to be complete in early April - and then the fun begins as we put the finishing touches on the interior!

Still Moving Along

2009-03-04T10:58:00.000-08:00

Wow! A month has come and gone - and I haven't updated my blog. If there's anyone left out there willing to wait for me to update, here goes....

The house is now completely framed and all mechanicals are roughed-in. It seems that most everything went pretty smoothly with the SIPs! As mechanicals were being roughed-in, we found some locations where we had to double up sections of wall - because the plumbing was shown on an outside wall - and we didn't want to mess up the integrity of the insulation, etc.

We did get to make the news. If you'd like to see the clip, just click on the following link:

http://www.whptv.com/content/green/default.aspx Click on the "VIDEO" link - and it should take you to where you need to go (as long as they keep it on their site).

It'll give you a glimpse of the house, the homeowners, and yours truly...

We've also had the 3rd Party Verifier out for the site inspection (Bob Yanover). The completed form for the NAHB Green Building Guidelines was submitted to Mr. Yanover as well. He'll come out at the very end. If all goes as planned, we're expecting to have a GOLD certification!!

I've already told the homeowners how proud I am of their house - and I'm hoping to enter it into some Green Building Awards Programs next year!

We also had the heat pretty well installed already. The customers chose to go with an oil hot air system. One of the components we used was a double-wall oil tank - that helps to protect against any leaks, etc. The price difference to go to that tank was very minimal - and it's a nice looking unit (as tanks go)....

All of the siding is now complete, too. The customers chose pre-finished Hardi-Board siding. That'll get you some points because no additional finish is needed on the siding once it is installed.

Comfort Home was through to do their sealing. They have a few spots to get yet this week. Drywall should start very soon!!

Well, that's the story so far...

Framing has begun

2009-01-14T12:23:00.000-08:00

Since my last post, the following has taken place:

The first floor decking was installed. The floors have been poured and the house has been backfilled. Doesn't seem like much since December 19th - but we did all this in preparation of the SIPs framing - and we fought some bad weather (and threw in the holidays, too).

Anyway, the SIPs arrived on site early yesterday morning. Along with the SIPs themselves was our representative from the Murus Company - Jay Shultz - who took the long trip down from up north to meet with our framers to help with any questions they may have. It was very much appreciated - and I'm satisfied with our selection to use Murus. I'd highly recommend them to anyone.

I had invited all of the members AND the Board of the Harrisburg Home Builders Association to show up and see the installation take place. Two members showed up (Gary Lenker and Al Hughes). Gary brought his framing crew along - since he's looking at a project that calls for SIPs (and, I believe, he's already working with Murus on this project).

We learned that the difference between our traditional framing techniques and the SIPs is that the entire SIPs wall panel needs to sit on the box board. Traditionally, our stud wall would sit on that - and the exterior plywood would run down over the box board. Our floor system was set up this way - so our framer needed to take the time to trim some panels down. We'll know for next time, though.

I stopped by the site this morning - when no representatives from Murus were around - and asked him what he truly thought about the SIPs (and told him to be honest with me). He said that he had no problems with them - they were no different (installation-wise) from panelized walls. It's just different - but he has no problem with them.

He did mention that they're thinking about trying a different procedure for the second floor walls. The cam-lock system is accessed from the exterior side of the walls. There must be a good reason for this - but I'd think it'd be more convenient if it were accessed from the interior. Anyway, the height off of the ground makes using the cam-lock on most every panel very labor-intensive (up-and-down the ladder, move, repeat, move, repeat, etc.). They're going to try assembling the whole wall while it's laying flat on the 2nd floor deck, engaging the cam-locks while down, installing the housewrap, and putting the entire wall up at once. This is not so different than stick framing an entire wall at once - just need to remember the foam caulking, etc. We'll see how that works!

Construction progress should mean that we're expecting roof trusses on Tuesday or Wednesday next week (Jan. 20-21). We're going with traditional trusses instead of the SIPs roof panels. The cost vs. benefit had us choose the trusses with raised heels (for additional insulation) instead of the SIPs roof. Windows and doors are planned for around Friday the 23rd.

Rough-ins will start shortly thereafter - and our first inspector from the 3rd party verifier will be scheduled. I need to work on finalizing the GBG checklist. To ease the verification process, I have started a ring binder that I keep on my desk for each phase of construction. I store anything that I think may come in handy for verification purposes.

Superior Walls Set

2008-12-19T12:02:00.000-08:00

Yesterday, we were able to set the Superior Walls - so construction is now officially underway! The folks rolled in at 9:00 and were done by early afternoon. All seemed to go off without a hitch.

For anyone keeping track, there are a number of advantages that turn into GBG points by using the Superior Walls:

1. No waste as these are pre-cut/assembled components (Section 2.1.6).
2. Insulation value of 12.5 for the XI wall (Section 3.3.1).
3. Locally sourced.
4. Technically, no more is needed to finish the wall (inside or out). In this case, we'll be covering with a stone exterior - but it is not necessary. (Section 2.1.5)
5. The walls are waterproof (Section 2.2.11).
6. Superior Walls provides instructions to give to the homeowner for propoer care/maintenance (Section 6.1).
7. We'll have perimeter drains installed with these walls (Section 2.2.3).

Special thanks to Advanced Concrete for their quick service in manufacturing, delivering and installing the Superior Walls! The site was a bit muddy - but they came through with flying colors!!

Also, I would be remiss if I didn't mention Rich Gundy of Gundy Excavation for preparing the site. This was quite a job - and the driveway cut and pad preparation for the Superior Walls was not for the faint-of-heart! He made sure to install appropriate erosion control/silt fence - which was especially necessary for the sloping lot. His efforts are going to provide us with many points from Section 1 of the GBG - dealing with lot preparation & development!

Next, we'll be delivering the steel beams - followed by the floor trusses (week of the 29th). Once the floor deck goes on by one of our good ol' Pennsylvania Amish crews, we'll schedule the concrete to be poured. That way, we'll be able to effectively backfill the foundation.

Then.....bring on the SIPs!!

Merry Christmas!

Update - Finally

2008-12-01T06:10:00.000-08:00

Well, I guess it goes without saying that I'm not the most efficient blogger. Time passes so quickly - as it has been two months since my last posting. That being said - a lot has happened. Here's the update.

We have building permits for the house. Trees have been cleared by a certified Arborist (Goods Tree Care). The excavator is starting - and Superior Walls are scheduled for late next week. The SIPs are manufactured - and will be scheduled for late the following week (as the floor trusses should be early week of December 15th).

I've also contracted the services of Robert Yanover - certifier for the NAHB Green Program (out of York, PA). We met and reviewed the tentative green building checklist. Looks like there's a very good possibility that we may have the Gold Certification when all is said and done. Mr. Yanover met me at my office - after which we did a site visit. His next contact with me will be after mechanical rough-ins. I believe I'll need to have the Green Building Checklist finalized by that point.

So, ground is moving! I'll try to be a little more regular with posts now that things are moving.

On-Site Meeting with Tree Company

2008-10-02T13:02:00.001-07:00

Today we met with the folks from Goods Tree Care on the lot itself. This is one tricky (and tree-filled) lot! It was a first-look for many at the lot. We decided it was best to have the engineer stake the centerline of the driveway - and the approximate location of the house. This way, we can determine the extent of tree removal.

We also have a tentative scheduled date for the Superior Walls - October 29th - though I'm not sure we'll be ready for them yet.... We're still waiting on the building permits. In the meantime, we want to get the lot ready for the house.

Also, Murus gave me an estimated 7 weeks lead time for the SIPs. Hopefully, we can move that timeline up....

In for Permits!!

2008-09-26T03:18:00.000-07:00

Final design changes were firmed up and we applied for permits yesterday! Not sure about the turn-around time with this Township - as I've not done work here in a number of years.

In the meantime, I also emailed the plans to the folks at both Superior Walls AND Murus Wall Panels - to order the foundation walls and SIPs.

There are still a number of trees to be addressed on the lot. I've contacted Goods Tree Care and scheduled a meeting with the owners and our Superintendent for next Thursday. Bob Good is an ISA Certified Arborist.

For anyone who is following along in their NAHB Green Building Guidelines, I'm currently working in Section 1 (Lot Design, Preparation & Development). Specificially, the following points have been considered:

1.1.2 Choose an infill site (9 points)
1.2.1 Establish a knowledgeable team (6 points)
1.3.1 Conserve natural resources (6 points) - not sure if we qualify for all of this (nor if it can be broken down into parts of the points) but we are providing some "basic training in tree and other natural resource protection to onsite Supervisor."
1.3.3 Minimize slope disturbance (5 points) - this proves to be a challenge - as the lot immediately rises off of the road.
1.3.4 Minimize soil disturbance and erosion (6 points) - we'll be discussing all of these components at our meeting next week.
1.4.1 Provide onsite supervision and coordination during clearing, etc. (5 points) - need to see what, if any, documentation is required for the "Protection and Maintenance Plan."

If my addition is correct, this would give us 37 points for Section 1. This is well over the "Gold" level - with extra points to spare (to be used towards the extra points required for this certification).

In future posts, I'll review the final plan - and how it meets requirements of Sections 2, 3, 4 and 5.

The NAHB website now has several verifiers for the local area. I'm going to contact the 3 closest for bids on verifying this house - and will let you know of the estimates I'm receiving right now.

One Step Closer!

2008-09-02T12:41:00.000-07:00

Yes - it's been a few months since I posted - but we haven't been derailed! Plans are finally down to the wire - and, once we get final approval - we'll be going in for building permits! This is expected to happen within the next two weeks!!

New Plans are in the Works

2008-06-17T13:27:00.000-07:00

I met with the clients - and a new plan is in our drafting department. The size didn't change too much - just the style. The clients had a friend in the engineering business - who reviewed their building site and came up with many different proposals until the clients were happy with the ultimate design.

The site is not going to be the easiest - since there is a steep slope at the point of the road. The driveway will be long and the foundation of the house is set to serve somewhat as a retaining wall.

While most of the site is treed, we need to clear some trees from the front part of the property. Obviously, I'm concerned with clearing trees and how that reflects on "green building" - but it's a necessity in this case. We'll strive to save as many of the trees as possible.

NEW UPDATE

2008-06-11T11:40:00.001-07:00

Good afternoon, all.

Just a heads-up that I have an appointment late tomorrow afternoon with the clients - to review their new house plan. Look for an update with current status in short order!!

The Latest...

2008-06-02T05:40:00.000-07:00

Good morning! I was getting a bit worried - as I was hearing less from the Clients on the progress of this house. It turns out that they were very concerned with the costs that they'd likely face trying to build on their lot.

We've been told by an engineer that the lot would be "challenging" - and the Client's engineer friend confirmed that. The steepness of the lot meant the design of some retaining walls, etc. - some which could have been VERY HIGH!! There was a brief consideration of finding a different lot. However, late last week, the Client informed me that he has a solution that is encouraging for his lot. I expect to meet with them shortly!!

A new house plan is still in the works...

Still on Hold

2008-05-20T03:51:00.000-07:00

Just a quick note to let you know I didn't forget about the blog. The client is still working on redesigning the house - and I expect to see an update this week!! Stay tuned....

Lot Review & Plan Change

2008-05-08T09:55:00.000-07:00

Today, I met with the client - who had an engineer look at the lay of the land for his property. The lot slopes - most severely right by the road. As a result, the engineering is very important to review. Several scenarios were presented. Ultimately, it was decided that the style of house is going to change to accommodate more of a South-North direction and a better use of light from existing vegetation, etc.

SO - we'll be starting with a fresh new plan. Details will emerge soon.

Local Verifier Found!

2008-04-28T09:55:00.000-07:00

One of the problems I've been facing has been finding a local, central-PA verifier. To date, there were none listed on the NAHB website. I just received an email from the folks at Comfort Home indicating that they were going to be (or already are) qualified verifiers for the program. The pricing was about what was expected at this point.

Final plans are now being worked on - so we hope to have something to move forward with in short order. Stay tuned!

SIPs Tour Complete

2008-04-11T04:42:00.000-07:00

Yesterday, a team from Haubert Homes (including our on-site Supervisor, our Drafting Manager, myself and my brother and nephew) AND our client visited the Murus SIPs manufacturing facility in Mansfield, PA. What an operation! It was interesting to see how this company creates the different types of panels - and we were able to see them taking a panel out of the machine and pulled off the line. Going in, our client was considering using the thicker EPS panel rather than the 4" PUR panel. By the end of the tour, the client decided that the 6" PUR panel with the cam-locks was the way to go. I'd say the rest of us agree, too.

We looked at the plans that Murus produces for a job - and discussed how we would integrate the two plans as we prepare to move forward. A quick lunch - and we did a preliminary plan review while we ate. Very few changes - and I chalk that up to the fact that our client is meticulous in his details - and provided a good and detailed sketch from the beginning. We believe we'll be lengthening the house to an earlier measurement. Unfortunately, this will take us out of the "modular" dimensioning one way for the house - meaning there'll be a little waste - but we're willing to lose the points to get a dimension that's requested by the client.

One thing I need to review is the points assessment for SIPs vs. advanced framing techniques with increased insulation. My first (and admittedly) cursory review of the points makes it appear that there'd be less points awarded for using SIPs than would be awarded with the advanced framing techniques. That seems a bit unfair given the benefits of the SIPs system - with thermal envelope and panelized construction for the walls. That being said, when I look in more detail, I may find that it nets out better for us. I'll fill in the details as I explore some more!

I'm meeting my framing trade contractor this morning to review the SIPs building procedure - and the way we decided to go (bringing the panels down to the sill plate on the outside and running the floor joists inside the thermal envelope. The second floor joists will be installed using hangers - again keeping the entire floor system within the thermal envelope. Our framing contractor has not used SIPs in the past - so we want to start familiarizing him with the process. I also am hoping to see a price for doing this. I would guess that there should be some savings - since there is less assembly of a wall. However, since this is a new procedure, I'm sure there will be a learning curve that may offset the savings. We'll see. The folks at Murus indicated they would send a consultant to the site to assist with assembly questions, etc. A cost is involved, of course, but it'll be worth it!

OH! I'm also "official" now!! Late Wednesday afternoon, I received an email from NAHB indicating that I have earned the Certified Green Professional (CGP) designation and graduated with the inaugural class! I guess that means I'm one of the first in the nation with this designation from NAHB. I checked the website - and, currently, I'm the only one in the greater metropolitan Harrisburg area with that designation. I know others are actively seeking - so I won't be alone for long - but it's nice to know Haubert Homes is at the forefront of this worthy building practice.

SIPS vs Standard Wall Framing/Insulation

2008-04-08T14:07:00.000-07:00

Preliminary estimates of our standard wall framing and insulation vs. SIPs on this particular project are in. Looks like the SIPs will cost (material only) almost 75% more than our standard wall framing and standard insulation. We've ruled out doing SIPs on the roof at this point - opting for the standard trusses and blown insulation. Our site tour is this Thursday - so I hope to have some interesting information to post at the end of this week or early next week!!

Also, we had a meeting with our standard carpet manufacturer today - Mohawk Industries. It turns out that they have many products in our current pricing tiers that fit in nicely with the NAHB Green Building Guidelines. They have a new marketing program entitled "1 - 2 - 3 - Floor" to discuss the green aspects of their PET products. I've included a link to the right for their current website!

Preliminary Plans Complete

2008-04-03T04:37:00.000-07:00

We just received our preliminary plans for the project. I'm working on a way to get those online for anyone interested to review. Immediately, I emailed these plans to Murus - who is working on a quote for the walls and (separately) roof panels. We set up a tour of the Murus SIP facility for April 10th - and a number of folks from our organization (and probably the clients) are planning on attending.

I'm also having our Estimating Department do take-offs of our standard flooring system, wall lumber and trusses - for comparison with the SIPs numbers. We will also be looking at any savings that come from exploring the Advanced Framing Techniques. Then, I'll seek out pricing for some of the blown-in sidewall insulation currently available.

We did receive our first quote back from an engineer to meet some of the guidelines in Section 1. The number was higher than we had expected (and, admittedly, higher than the engineer expected - but he tried to work it out on a time-and-material basis and ultimately came to the number he did). The client has an engineer friend who will be considered on this project. A quick discussion ensued to determine how much of those early guidelines needed to be done by an engineer vs. doing the legwork ourselves. More needs to be researched on this.

Preliminary SIPS Discussion

2008-03-27T08:21:00.000-07:00

Being new to SIPS, I asked a contact I met at the Harrisburg Home Builders Show (who has used SIPS many times in the past) for recommendations on a SIP manufacturer. She recommended The Murus Company out of Mansfield, PA - as she's used them a number of times and likes the fact that they're local to the state. I've been in contact with them this morning to discuss the potential of using their SIPS on this project - as we start to look at cost differences between them and Advanced Framing Techniques with similar insulation. It's our intent to judge the cost vs. benefit. I've included a link to Murus' website to the right.

I also had a discussion with a builder in the mid- to western- United States this morning on the experience he's had with SIPs. He swears by them and says by using them, he's far exceeded the requirements of Energy Star. In fact, he stated he beat the Energy Star standard by double-digit percentages (and that's an understatement)!!

Once the preliminary plan is completed, we'll forward that plan to the folks at Murus for review and preliminary pricing.

NAHB Site has a Great Tool to use!

2008-03-26T12:54:00.000-07:00

Today, I was reviewing the NAHB site and noticed that the "Verifiers" section had an Excel spreadsheet to track the points for the job. I had been thinking about creating one for myself when I came across it - and it's very helpful. It's meant for the verifiers to easily track - but it's very helpful from a builder's point-of-view because it clearly discusses requirements needed for some of the points.

I had been wondering how to quantify certain aspects of the Guidelines. For instance, one section said to "use recycled materials" but I don't remember it saying how much to use to get points. The verifier spreadsheet discusses how points will be awarded.

Another area I was unclear how to handle was Section 2.1.1 - "Create an efficient home floor plan that maintains home's functionality." What in the world did that mean? The verification spreadsheet indicated that the architectural plans must indicate "the number of bedrooms and the area of the home based on ANSI Z765-2003." I wasn't familiar with this standard, so I hit the internet in search of it. A Google search on the exact "ANSI Z765-2003" gave me the actual document in pdf format. Coincidentally, the Research Center is also selling this publication for $20 hard copy or $10 download - but the page I found was the same thing - done at no cost. My apologies to the Research Center for spilling the beans on this - but we're all in this to save some bucks!

Anyway, I wasn't familiar with the ANSI standard of square footage calculations for new homes. We were just discussing this very thing in our sister company (http://www.fogartyhomes.com/) - as we were developing some new floor plans to offer for sale. As far as everyone knew, there was no set way of determining square footages - especially for rooms with cathedral ceilings, etc. They were all close, of course, but there wasn't a consistent way to figure this out. I haven't read entirely through this ANSI standard - but it'll probably be some reading material for this evening. It looks like we've found a standard way to account for our square footage. This is a BONUS I found by researching the NAHB Green Building Guidelines - something I can use for all of our homes in the future!!

Dimensions, Dimensions, Dimensions

2008-03-21T07:48:00.001-07:00

As the plan starts to be drawn, we're exploring the necessary dimensions to minimize waste, etc. The hand-drawn dimensions started at 41' x 27'. The GBG calls for "modular" dimensions as best as possible to take advantage of standard sizes - avoiding unnecessary waste. At this point, we're going to try 40' x 28' - to keep the parallel/perpendicular dimensions consistent with the GBG recommendations. As the preliminary plan gets completed, we'll review the plan for aesthetics - to compare these guidelines vs. the looks desired by the clients. For anyone's reference, you can click on the link to go to the NAHB Green Building Guidelines and look at Section 2.1.3. I'm not sure if the dimensioning is as important with SIPS as it is with regular or advanced framing techniques - only because we've never used SIPS before.

For those wondering about "advanced framing techniques," you can visit the following link: http://www.toolbase.org/Techinventory/TechDetails.aspx?ContentDetailID=625&BucketID=6&CategoryID=13

Foundation Considerations

2008-03-20T07:39:00.000-07:00

As we begin the process of plan drawing, the clients & I discussed the options for foundation walls. Right now, we're going to explore Superior Walls. We've been using Superior Walls for years on some of our projects. They are already insulated and considered waterproof. I'll have to determine if their waterproof features is sufficient for NAHB GBG points - or if another layer will be required.

We also need to seek out a local third-party verifier. I've had preliminary conversations with the folks at EIC/Comfort Home - who, as I understand, are already certified verifiers. I'll be seeking out costs, etc. associated with this service - and will report once I hear.

And so it starts!

2008-03-19T14:12:00.000-07:00

After being presented with the NAHB Green Building Guidelines (NAHB-GBG in the future), I was sure I wanted to start exploring this idea of building! I was pretty certain I had the right potential customers, too. Luckily enough, they were as excited as I was to explore building green for their new home in the Harrisburg area! They had a unique design - and I wanted to build it!

On Friday 3/14/08, we entered into an Agreement to build this new home for them - and our goal is to see how green we can go without breaking their budget. We determined through a quick review of the NAHB-GBG that our standard building practices at this time would qualify us as a "Bronze" level builder - already somewhat green!

As a side note, there are currently 3 levels: bronze, silver & gold (least to most). Soon, the guidelines will be finished - and a Green Building Standard Program will be introduced - and a top tier "Emerald" will also be introduced.

Our first two activities, I found, have already been interesting:

1. We need to have our Superintendent meet on-site with the customers for placement of the house, etc. Knowing already that we will get points for an infill site, we also need to see if we can do a north-south placement of the house. I believe there are also trees on the lot (some that may have to be removed). As a result, I've made contact with an engineer/landscape architect to help us out. He's local and is certified under the LEED program (a primarily commercial-based green system). Right now, I'm waiting for a return call to check price, etc.

2. I sent the plans to our drafting department to draw up a set of preliminary plans. We have a "Drafting Checklist" that allows us to check off the materials we're using in the house, etc. - based mostly on our standard building practices/products. Because this is new, a lot of my checklist indicated "To Be Determined." We aren't positive yet if we'll be using SIPS, advanced framing techniques, Open floor joists, etc. I'm sure he'll have a lot of questions - so we'll see how that goes.

Well, that's my first experience with the NAHB-GBG!