Renovation Resources

Getting Aggressive About Being Passive

2010-10-02T15:59:00.005-04:00

If you pay any attention to my Twitter or Facebook posts you may have noticed that I've been on a bit of a Passive House kick lately. Passive House is a holistic, "green" design concept that has been well tested in Europe and is starting to gain ground in the US. Here are a trio of recent articles that I've found interesting and informative.:

Check these out and stay tuned because I'll stay on the lookout for more info to pass along.

It's been a while since I've written about regionalism in sustainable design. Lately though, especially through my involvement with the Irvington Green Initiative, I've had a number of discussions about the sustainability of local business. So when I read an article by Lance Hosey in Architect magazine about "Localism" in sustainable design, I figured it was time to re-visit the subject and try to tie two of my passions together.

Mr. Hosey's article is a different take on Vanity Fair's recent "World Architecture Survey." Where Vanity Fair opened their survey up to your five most important structures since 1980, Hosey conducted a poll seeking your five most important 'green' buildings since 1980. You can check out the results of the surveys for yourself but what really interested me was the impetus for Hosey's "Toward Localism" article.

To sum it up, he was surprised by the lack of "place-base innovation"; the lack of localism; the lack of projects designed and built specifically for their unique locations. Localism. Or Regionalism if you like.

Hosey goes on to list 5 place-specific projects that garnered votes. So why are these types of projects so important? Why is supporting local business so important? Here are my top 3:

They support local jobs / local economy
They provide services and products specifically needed in your area
They often utilize materials and resources that are sourced locally

And so the cycle repeats and sustains itself.

So how in the world does this relate to sustainable design and construction? Again, my top 3:

Time-proven, local building techniques are familiar to local craftsmen and support local jobs / local economy
Time-proven, local technologies for heating, cooling and use of natural resources are often more efficient and less expensive
Time-proven, local materials have weathered the storm (both literally and figuratively) and have proven themselves over generations

So you see, local businesses and localism are not all that different when it comes to the question of sustainability. Next time you talk to your favorite, local Architect or builder, engage them in a conversation about localism or regionalism. You are here, shop here, design for here and build for here.

The Price of Indecision

2010-08-29T20:32:00.002-04:00

Over the course of your Renovation hundreds, if not thousands, of decisions will be made and you’ll be responsible for many of them. You’ll select fixtures, finishes and furniture and approve hardware, locations and lighting. Each carries a price. Ideally most, if not all, of these will be completed in the design phase. But this isn’t always the case.

Many times clients are afforded some leeway in the timing of decisions by entering allowances on budget lines for lighting and bathroom fixtures and the like. This can allow your builder to start construction of your project while you shop for the finishing touches.

In some cases, circumstances dictate a “fast track” project. Basically, construction begins before the project is completely designed. The decision to go this route is usually schedule driven and it can be a good way to get a project jump started, say before winter sets in.

No matter the schedule or method though, the omnipresent reality of the building industry is that lead times and changes are two of the biggest killers of a project’s schedule and budget. If decisions aren’t made prior to ground breaking, in addition to scheduling subs, materials and inspections, your project manager will have the added task of shepherding you through the selection process. They’ll have to keep track of products that you’ve selected and insure coordination between what’s being built and what’s being selected.

And then there’s the infamous Change-Order. Everybody cringes as the very mention of them. But they’re going to happen. The reasons range from unknown conditions that were uncovered during construction to material cost increases to you seeing something built for the first time and deciding that you don’t like the way it looks. Then, to come full circle, there’s the case where you select a vanity that won’t fit in the bathroom space that’s been built.

The point is that with each of the hundreds or thousands of decisions that you make there is a cost. Hopefully, most of that is simply the cost of material and installation. But if you aren’t making choices in a timely manner, there could be additional costs from express delivery to re-working a portion of your project to accommodate that fantastic antique tub that you just had to have.

Most clients realize that every change costs something. But it’s important to understand exactly what that cost is. Each time a change is made; there is the cost of the original work, plus the removal or modification of that work, plus the labor and materials to construct the new design. Basically, it’s a good way to increase your Master Bath budget from $15,000 to $25,000 in very short order.

There’s nothing wrong with taking your time in making decisions, especially if it means making the right decision one time. And, there’s nothing wrong with changing your mind. Even the most seasoned corporate clients can become indecisive. The thing to keep in mind is that the longer it takes you to make a decision, the more likely that decision is to cause a change and that changes come at a price.

Small But Mighty

2010-08-06T18:02:00.005-04:00

Have you ever fantasized about working with an Architect to design the home of your dreams?

Clete Kunce, of ONE 10 STUDIO, and I met recently with a couple who own a beautiful piece of property where they plan to build their next home. I’m enthusiastic about the prospects of their project. Their goals are sound and they’re really going about things the right way. They’ve done their research. They have a good idea what they want and what they need. They’ve decided what’s important to them. They’ve even found some plans in books and magazines that have elements that they like. That’s a great starting point.

We talked about all kinds of ways to make this the most sustainable, self-sufficient place they can. We talked about solar orientation, geothermal heating and cooling, Structural Insulated Panels (SIPs), Insulated Concrete Forms (ICFs), radiant heat and a host of other building systems. We covered issues like dust, mold, allergies and indoor air quality. They’re thinking about everything.

But something that really piqued my interest is that they want to build a small and modestly priced home. You may be thinking that this is fairly normal but it’s not. Especially at the scale that their talking. The size (and price) of the average American home has been increasing rapidly since the 1970’s. In fact, the Census Bureau most recently identified that average as over 2,400 square feet. The goal of the project that I’m talking about is to come in under 1,300 square feet. That’s an enormous difference.

Ok, that’s the setup. Then came the question … wait for it … “Why should I hire an Architect instead of a “designer” or just a builder for a small project like this?” That’s the punchline.

In all seriousness, it’s one of the most common questions that come up no matter the scale of the project. The obvious assumption is that it would be cheaper to have a “designer” draw up blueprints or pick a plan from a plan book or go to a builder who has a “designer” on staff.

I don’t know how many times over the years I’ve talked with someone who’s purchased one or more sets of plans out of the back of a magazine and now they’re looking for someone to take the very same plans and “tweak” them or combine them in some way. Where’s the sense in this process? You just spent $800 a piece for the full construction drawings of each design and now you’re willing to pay several hundred more to have everything changed to be just the way you want it. Congratulations, your cobbled-together-masterpiece has cost you a few thousand dollars. Wouldn’t your money be better spent starting at the beginning with someone who will design exactly what you want?

But I digress.

Back to our story. The goal is small, affordable, and efficient with a whole host of advanced concepts and alternative energy solutions; basically, small but mighty. Ironically, what may appear to be a small, simple exercise is actually a complicated little project. So my question is do you really want someone to just draw it up for you? Or do you want to engage someone that will fully integrate all of these concepts and systems throughout the design and deliver a successful project? That question is the answer.

Builders Aren't To Blame?

2009-11-19T17:28:00.002-05:00

“But builders aren’t entirely to blame for this scenario. Antiquated zoning laws (and planning boards that uphold them) also play a part. When builders find themselves handcuffed to standard lot sizes, minimum square footage requirements, and high land costs, the tradeoff is often building to a lower specification to arrive at a pro forma that pencils. The solution ends up being a lumbering stock plan with a brick front, vinyl siding, and little to no side yard.” – Jenny Sullivan in “Is The McMansion Dead?” Builder Magazine - November 2009.

The title of the article caught my eye. “I sure hope so” was my immediate response. Obviously there’s much more to the article than this single paragraph. But it seems to me that this is an excellent example of where we’ve gone wrong. If more of us paid attention to the Triple Bottom Line instead of just the Bottom Line, we wouldn’t have to suffer through statements like this one. Just do the right thing.

You Don't Have A Clue!

2009-11-18T21:03:00.004-05:00

Are you sure that you're comparing apples to apples? I'll be honest, it's not easy for contractors to put together bids for projects. If you're not working with an Architect's comprehensive plans and specifications, contractors have to make guesses and assumptions; provide allowances and alternates. In the end, that makes it very hard for you to know what you're getting.

I recently worked with a couple that was convinced that the two bids they were looking at were comparable. But were they? The first red flag was the $25k difference on the bottom line. So I took a look.

Neither company's quote was completely clear. Both had presented their scopes in seemingly exhaustive detail. But by digging a little deeper, I could see that one had included drawings and well defined allowances that amounted to a project that was roughly twice that of the other. In the end, the pricing from each of the contractors was fair and in line. The difference was that one had included a quality and scale of project that should command a much larger price tag.

And that's the key. If you don't have detailed plans and specifications; clear expectations, you won't have a clue.

It's Time to Stop Talking about Green

2009-11-07T20:44:00.003-05:00

Are you tired of hearing people talk about Green this and Sustainable that? Have you heard enough about Petrol companies' commitment to the environment? I have.

Don't get me wrong, it's not that I don't believe in protecting the Earth for future generations. Or that I think we should give up on designing responsible products and building smart homes. But the truth is if we're still talking about it we're not there yet.

A recent article in ecohome magazine tells the story of a public-private partnership that has committed $4 billion for the construction of affordable new green homes and renovations. Why? Because through an extensive study of affordable housing developments, they've realized that affordable green homes actually have a Return on Investment (ROI); they pay for themselves.

Yet just two weeks ago I reviewed a Request For Qualifications (RFQ) from a local Community Development Corporation (CDC) that didn't include any sort of efficiency requirements in homes designed and built for the people who could benefit most from low utility bills and a healthy place to live.

Make no mistake about it, there are plenty of individuals and organizations out there that are doing the things that make sense. They are conserving and striving to change the way they do things; to operate with a focus on the triple bottom line not just the bottom line. But we are still in an era where Green is largely about marketing and a derisive political talking point.

Only when we stop hearing about it on the Sunday morning talk show circuit and marketers move on to some other way of giving us the warm and fuzzies will we know that we've made any progress.

If you ask me, it's time quit talking about it and move on.

What you Like and what you Don't

2009-10-23T22:48:00.005-04:00

What's your biggest complaint about your about your home? What do you love most about your home? These are two questions that I recently posted on my Twitter feed and on my Facebook page. The responses that came back were perfect. Every one was different.

That's the point.

Some talked about maintenance, some their attached garage, one even traveled the philosophical road opining about house versus home. Just as no two of us are alike, none of us will answer these questions exactly the same. So think about the questions. They may not mean much to you now. But one day, when it's time to Renovate your home or Design and Build a new home or Buy another existing home, you'll be better prepared for task than you might imagine.

Ready or Not, Here I Come

2009-10-16T08:06:00.000-04:00

I don’t know about you but I’m not ready for winter. I was standing out on a jobsite yesterday in the rain … it was 43 degrees and the wind was sweeping across the planes at a brisk 15 miles per hour. To add insult to injury Billy, the sprinkler guy, was blowing the water out of the lines and, thanks to Mr. Murphy and his law, there just happened to be a head two feet to my left and aimed right in my direction. My jacket wasn’t heavy enough or dry enough, I really could have used a hat and a pair of gloves, and my shoes are still drying out. Ok, I should have been better prepared.

So what about your home? Is it ready for winter? It will go through everything that we experience outside (and complain about) this winter. The wind, the rain, the snow and ice; we don’t like standing out there exposed and under-dressed. But that’s all your house ever does. It just stands there and takes all of the abuse that Mother Nature dishes out and keeps you warm and safe and dry.

It’s time to take care of all the painting and caulking and insulating that you’ve been putting off all summer. It’s a great time to get a full Energy Audit. You’d better fix those cracked window panes make sure your storm windows are in. The good news is that there’s a lot of money out there right now in the form of Tax Credits and Stimulus money to help us with weatherization and energy efficiency. Many of the projects that you need to take on can qualify but you’ll have to ask around because some of the programs vary from State to State. But don’t delay, there’s limited time and money.

Remember when your Mom used to tell you to zip your coat and don’t walk out that door without a hat on your head? That’s exactly what you need to do to your home right now. You’re running out of time because ready or not here comes Old Man Winter.

Keep Your Eye on The Prize

2009-10-12T21:17:00.007-04:00

I spend a lot of time talking with people about the tangled web that is Renovation, building, design, investing, real estate and business. Usually, especially with homeowners, I take the conservative road and discuss wants versus needs, resale value versus lifestyle, even master plan versus piecemeal.

Today though, the thing that I chose to take from a somewhat painful conversation was the reminder to keep your eye on the prize. Be uncompromising in the achievement of your goals. Now I’m not advocating the reckless pursuit of senseless waste or the wanton abandonment of common sense. Instead, I’m referring specifically to your project objectives.

Why did you start the project in the first place? When you first sat down with your Architect to talk about what you wanted to achieve through this project and why, what were your goals? Before you started talking with your Architect and Builder about real costs and maybe budget versus reality, what was the end game?

In many cases, our budgets don’t quite align with the reality of what our dreams really cost. Often we make design changes and reductions; we talk about “big ticket items” and “bang for your buck.” At some point in time some spinster erroneously dubbed this activity “value engineering.” It’s all part of the design and building process.

As you enter this phase of the process though, remember the key things that made this project worth it to you. Hold onto the essence that first excited you … and don’t let that go. On the flip side, consciously decide what you are willing to compromise on. It may mean that you have to increase your budget. It may even mean that you have to delay the project until next year. You may have to give some things up. But in the end, keep your eye on the prize and don’t give that up.

And I Knew Better!

2009-02-06T05:57:00.002-05:00

Yes, I knew better. It's just another example of how human we all are. The toilet had been running intermittently on its own for a while. I knew what was wrong. I had even stopped by the local hardware store sometime back and bought the new parts that I needed. But I was busy and I never got around to fixing it.

Well, the water bill finally came. Here's a lesson in simple water conservation methods. All those "little" drips and intermittent running and old fixtures and general laziness adds up. In one month our water billed DOUBLED! Here's the next lesson: for less than $20 in new parts and half an hour of my time, the problem is now fixed.

Often we discuss seemingly heroic conservation methods. But next time you're at your local hardware store, check out the simple water conservation products that they carry. They'll range from aerator screens for your faucet to new, more efficient fixtures.

Then we'll move on to talking about rain barrels, rain gardens and cisterns.

Want a Bailout? Here's a Bucket.

2009-02-04T03:52:00.003-05:00

I won’t pretend to have any answers but I do know this; if our country’s economy is going to recover and regain its once great status, it’s going to take a change in attitude and a lot of effort from each and every one of us.

No matter your politics, I think most would agree that our government is not going to be able to just fire up the mint and throw unfathomable amounts of money at our problems and watch them all disappear. After all, where has this 700 billion dollar bailout gotten us so far? Car moguls have flown to Washington without a plan, returned home and then driven back with little more. Banks have taken their piece of the pie and purchased posh, corporate jets and foreign banks. And now, home building associations around the country (of which I belong to three) want Washington to “Fix Housing First” through a variety of means including negligible interest rates, tax rebates and model home write-offs.

I think that it’s obvious to the most casual observer that at some point, we as a collective whole, threw common sense out the window. Two different discussions that I heard today stand out in my mind. The first was that some economists fear that Americans will save too much and, therefore by not spending, deepen or even extend the newly discovered recession that we’ve been mired in for the past few years. The second centered on the opinion that the wide ranging proposals to Green our infrastructure and effect climate change are too expensive and long-sighted.

I’m no political or economic expert and rarely do I even publicly engage in such conversations but I do like to talk about sustainability. So here’s what I think:

This economic turmoil that we’re experiencing didn’t happen overnight. We’ve worked hard at speculating and loosening and deregulating and all those other “ings” that translate into a lack of good judgment. We should not expect to come out of it tomorrow or next week or next month or even next year. Anyone with kids will understand that it always takes longer to clean up the mess than it did to make it.

The way forward is through common sense and sustainability. On a personal level, live within your means. Invest in your home, your family, your future and your community. Do things right. Renovate, repair and maintain and progress with quality and the future as your top priorities. At the National level we must do the same.

Sustainability means “to meet the needs of the present without compromising the ability of future generations to meet their own needs” (UN Brundtland Commission – Our Common Future). I think by now it ought to be obvious that we cannot afford to lose sight of this definition.

An Update on Unsustainably Green

2008-08-28T23:30:00.003-04:00

Last month I posted a preview of an article that author and activist April Langschied wrote based on an interview that I participated in. April writes under the pen name of A Brewster Smythe and is the Founder of the Waynedale Green Alliance. The WGA, like the Irvington Green Initiative that I work with, is a grassroots organization that seeks to better our communities by involving our friends and neighbors in efforts to sustain and improve our economy and environment.

In the interview we covered the Green Movement and probed the differences between "green" and "sustainable." Here’s the link to her article which has now been published on Associated Content.

Living Life in a '46 Hudson

2008-08-27T08:34:00.002-04:00

The next time that you’re stuck in traffic take a look around and imagine what it would be like if all of the Smart Cars and Priuses and flexfuel vehicles and hybrids and yes, even Hummers were replaced with 1946 Hudsons. What if the whole world drove a Hudson? That would change everything wouldn’t it?

Our roads and parking lots would be designed differently to accommodate the size and performance of the old Hudsons. Speed limits would be different. The environment would suffer differently from the effects of the Hudson’s 1940’s era emissions. Safety standards would be different. Gas prices would be even higher because the relatively poor fuel economy of the Hudson would create more demand. And the list goes on.

So here’s another question: Do you live in a 1946 Hudson?

By and large, there has been very little change in the way that we build houses in the United States since the end of the Second World War. Earlier this year I read a quote in Dwell Magazine that was attributed to Swedish Architect Anders Holmberg. I think it sums things up pretty well. It went something like this: “we build houses today like we built cars in 1910. It’s an old technique … You wouldn’t build a car piece by piece today, out in the open, exposed to all the elements, so why build a house that way?”

Although they are not widely used in home construction today, there are a number of advanced building technologies that you will begin to hear more and more about in the near future. Most of these processes aren’t new; they’ve typically been relegated to multi-family construction or more commercial applications. All of them are designed to deliver a better constructed, better performing, healthier home that goes up on site faster and produces less waste than any of its “stick built” cousins. Here are just a few of the options that are available:

Structural Insulated Panel Systems: high performance building panels used for floors, walls, and roofs that are made by sandwiching a core of rigid foam insulation between layers of oriented strand board (OSB). SIPs are manufactured under factory controlled conditions and can be custom designed for each home.
Panelization: wall, roof and floor framing constructed in a controlled, factory environment. The process of panelization reduces construction waste while insuring accurate and tight framing. Field erection times are dramatically reduced and labor expenses are typically much lower than with “stick-built” construction.
Pre-fabrication: sections of a home are built in a controlled factory environment, transported to a project site and placed onto a foundation. Depending on the size and complexity of the home there can be anywhere from one or two to dozens of structurally connected pieces.

As you work with your Architect on your new home or major Renovation or addition, ask about new building technologies such as structural insulated panels systems, panelization, and pre-fabrication. Naturally all projects are unique and there may not be a viable advanced building technology solution for your project. But even if you’re not ready to buy, it’s definitely time to start shopping for a replacement for that ’46 Hudson.

Do you need that?

2008-07-31T07:45:00.005-04:00

I’m not trying to talk myself out of a job here but do you really need that? It’s a question that you should ask yourself.

I know it’s exciting to think about adding space to your home. Many have dreams of a breakfast room that projects into the backyard sanctuary that they love so much or a home office with a separate entry for clients. You should think twice though before committing to an addition to your home. Maybe it’s the right thing to do. Or maybe there is a better way.

Maybe reconfiguring or changing the way that you use some of the existing spaces within your home is a better approach to your home improvement needs. Often times there are under-utilized rooms that can be re-assigned or opened up and combined with another space to create that new kitchen or office. Many times this approach can cost less than the addition that you had your heart set on. Working with a Design Professional is a smart investment here. Your favorite Architect can help you analyze the way that you live in your home and talk to you about the feasibility of reconfiguring versus adding on.

Although common wisdom says more square footage equals more resale value, consider the here and now. You are certainly aware of the struggling housing market and falling home prices. And, if you are truly dreaming of a beautiful addition, you obviously plan to stay in your home long enough to enjoy it. Sarah Susanka, author of the “Not So Big” series of books, teaches that a well designed and efficiently used home doesn’t have to be “Big.” As you work with your designer, remember that there are probably hidden spaces under the stairs, behind attic knee walls and in abandoned chases that can be creatively converted into any number uses.

Before you go to the bank for the home equity loan that you need to finance the new conservatory, try thinking “Not So Big.” You may save yourself some money and end up with a more enjoyable home in the process.

Unsustainably Green

2008-07-16T21:51:00.007-04:00

A few weeks ago, I connected with author and activist April Langschied. She writes under the pen name of A Brewster Smythe and is the Founder of the Waynedale Green Alliance. The WGA, like the Irvington Green Initiative that I work with, is a grassroots organization that seeks to better our communities by involving our friends and neighbors in efforts to sustain and improve our economy and environment.

Since we share many similar interests and goals, April asked if I'd be willing to answer a few interview questions for the numerous outlets that she writes for. By the time we were done, we'd covered the Green Movement and probed the differences between "green" and "sustainable." She's published a portion of that interview on the WGA website and there will be more to come. An excerpt follows.

"Jeff Echols: "Don't Mistake the Difference Between 'Green' and 'Sustainable Living"

Jeff Echols works with the Irvington Green Initiative, a segment of the Irvington Development Project. He is from Atlanta, GA, but spent most of his life in the Chicago area. Echols graduated from Ball State University's College of Architecture and Planning. He and his wife moved to Irvington in Indianapolis 13 years ago and have been making a difference since. Here is a question and answer session I had with Jeff. Please note his contrasting of 'green' and 'sustainable' terms.

Jeff Echols
I work for HAUS – The Architecture Studio (www.haus-arch.com) and WERK - Construction Managers (www.werk-build.com) (sister companies). HAUS is a collaborative architectural studio leading the design + construction process to realize unique, creative and significant architecture, interiors and sites. WERK is an Architect-Led construction firm delivering integrated Design + Build services to protect our clients’ investment in design. In short, through HAUS and WERK we provide complete design and construction services to our clients for a diverse list of project types.

I also run Renovation Resources (www.renovation-resources.com), an independent consultancy that provides Homeowners with the most important resources necessary to have a successful home renovation. Through Renovation Resources I also blog (www.renovation-resources.blogspot.com) about a variety of renovation related topics in an effort to educate, inspire, inform and motivate homeowners wherever they are in the Renovation process.

I work with the Irvington Green Initiative, in an effort to implement a vision of a sustainable, historic, urban neighborhood in Indianapolis.
I’m on the Builders Association of Greater Indianapolis Green Building Committee (www.indygreenbuild.com).

ABS) What sparked your interest in the ‘green movement’? And do you see it as a movement?

Jeff) Yes, I think that you’d have to say that “green” as we talk about it is a movement. There are a couple of points though that I think a majority of people miss when it comes to the topic of “green.”
The first is the distinction between and relationship between “green” and “sustainable.” Many people, myself included sometimes, use the two terms interchangeably. But, especially the way we talk about it today, there is a difference. I read an article recently that explained it pretty well. The author took the approach of looking at products; what products are “green” and are they also “sustainable?” The example that I liked was the iPod. I love my iPod. Is it a green product? In theory, it reduces the number of CD’s manufactured, packaged, boxed up, shipped, sold in big box stores, etc. I’d say yes, it is a green product. Is it a sustainable product? It is manufactured in a region that is famous for horrific environmental standards, under who knows what kind of labor practices, of materials that are so noxious that many cannot even be recycled. I’d say that the iPod is definitely not a sustainable product.

The second point that I think many people don’t have a good handle on is related to the “green” and “sustainable” discussion. Although many “green products” are very new and many more are coming into the market place every day, “sustainable” architecture and building is not new at all. In fact, sustainable building practices are the oldest, most natural forms of construction. It may seem counter intuitive but in a very real way, the “green movement” is more of a correction, to use a financial market term, or coming back to our senses than some great breakthrough.

But this line of thinking has some major implications. We have to understand that as we design and build our new green homes, offices, schools, churches, etc. that just by using bamboo flooring and tankless water heaters we are not necessarily producing projects which are sustainable.
Most good practitioners of “green” or “sustainable” design and building understand that there is a holistic approach that must be taken. You cannot address energy efficiency and create a completely “tight” building envelope without also addressing indoor air quality. If you do, you’ll end up with a very “sick” building not to mention its occupants. In a similar vein, there are a number of builders in our market and others that are building homes that they are heavily marketing as being “green.” These are, for the most part, well-built projects with many of the latest, most advanced “green” technologies and products available. They are also monstrous, million-dollar estates. If these homes are truly “green” are they also sustainable? I would argue “no.” Ideas such as those presented by Sarah Susanka in her “Not So Big House” series of writings are just as much a part of the equation as spray foam insulation.

The bottom line for me is that sustainability, by its very definition is a necessity. I am intensely interested in designing and building sustainably because the starting point for truly green and sustainable projects is good design and planning.

Jeff Echols full interview will be seen at Associated Content and American Chronicle. For more information about Jeff Echols please contact A Brewster Smythe at Email

There will also be a separate article with stark concentration on the differences between 'green' and 'sustainable' living."

This Old Green House

2008-07-11T14:32:00.002-04:00

I recently did an interview with a journalist that asked me what the difference between “greening” a historic home versus “greening” any other existing home was. Interesting question. What do you think the answer is? I thought I accurately summed up the answer by saying “nothing and everything.”

Judging by the silence from across the table, my point wasn’t explicitly clear. Perhaps it was time to elaborate. In most cases as long as you’re not receiving any historic tax credits or grant money, “greening” the interior of your historic home is really no different from any other home.

You should obviously keep the historic nature of your property in mind and work with a qualified design professional to develop quality construction drawings and a well thought out renovation strategy. But in terms of green products, all of the same rules apply. If your water heater is in need of replacement consider going tankless. Use low or no VOC paints, stains and sealants. An energy audit and thermoscan will help you pinpoint exactly where and how your home should be sealed up and insulated.

The possibilities are endless but remember that when it comes to replacement, first ask yourself if it really needs to be replaced. Replacing your 5-year-old, inefficient, beast-of-a-washing machine, that still works just fine, with the most efficient, water and resource saving model is not really green.

The exterior of your historic home may be a different story though. If you are in a Historic District, you’d be wise to check with your local building department before contemplating any significant changes, green or not. There may be regulations on materials that you use and where you can and cannot place things like solar panels or wind turbines. These rules will vary by jurisdiction but many Preservationists take the stance that “the greenest building is one that is already built.” The charge for many organizations such as the Indianapolis Historic Preservation Commission (IHPC) is to preserve the character and value of the Historic properties in their jurisdiction. Often this means that the overall aesthetics of your original windows, wood siding and the like hold more value than your desire to install energy efficient products or alternative energy solutions.

But before we vilify Preservation groups in the name of green, remember that replacing your old, leaky windows without insulating your walls and sealing joints and penetrations is an expensive way to not accomplish much. And, many times, if you can install your alternative energy equipment somewhere that it cannot be seen from the street Preservation Commission staffers are more likely to be open to approving your request.

In the mean time, work to capitalize on the natural efficiencies that many older structures were inherently designed with. If your windows and doors are placed in such a way that you can gain the benefit of cross ventilation in the summer or the warmth of the sun in the winter, cash in by reducing your use of your heating and air conditioning.

So back to the question; what is the difference between “greening” a historic home versus “greening” any other existing home? It turns out that I was wrong. The answer is actually “it depends.”

Outside the Green Box

2008-05-07T20:21:00.001-04:00

Regular visitors to Renovation Resources know that the posts here are about renovating your home. They’re about products, best practices and the process of building, upgrading or expanding your home. They often revolve around Green or Sustainable issues. Some are even meant to guide you through the process of selecting design professionals and craftspeople to work with. But let’s think outside of the box right now. Let’s go outside of the big, Green or soon-to-be Green box that is your home. Is your yard green? I don’t mean Scotts Lawn green. I mean good for your family, your neighborhood and the environment Green. Is it Sustainable?

One of the areas where you can make the most significant impact on the environment as a whole is actually outside of your home. Of course there are as many Green issues involved in this outdoor arena as indoors. You could consider everything from rain harvesting to xeriscaping; grey water recycling to wind breaks; sun angles to lawn chemicals. An excellent resource for information and advice on these topics and others relating to your Green surroundings is Dean Hill, ASLA, CGP. Dean is a Landscape Architect, the namesake of Green Dean and the driving force behind the Green Dean Blog and Tangible Green. Like Renovation Resources, much of Dean’s work revolves around making changes to your environment that make sense for you finances, your health and your environment. When you’re ready to “Think Outside the Green Box,” check Green Dean out.

Home Renovation Scrapbook

2008-05-04T20:19:00.002-04:00

Whether your Renovation dreams involve a kitchen remodel, a new master suite, a nursery or a media room, prepare for the planning process by keeping a scrapbook. You probably already sift through numerous home improvement-type magazines. Tear out the photographs of that kitchen that you like so much and look up the resources section for the fixtures in that bath that you admire.

But go one step further; jot down a few notes on exactly what you like or dislike in the photograph. You may find that the reason that you want that particular room for your own is actually that you just love the color used on the walls or the style of cabinetry. This personal exploration will likely tell you a lot about what you really want to accomplish in your future projects and will also put you a step ahead when you sit down with a design professional to start planning in earnest.

Free Heat

2008-04-28T20:19:00.006-04:00

If you live in a city such as Chicago or New York, you’re probably used to seeing the “Free Heat” banner on many of the “vintage” apartment buildings. The advertisement is that your heat is included in your rent. One less utility bill to pay, that’s great but that’s not what I’m talking about. And it’s really not free now is it?

What I’m referring to is “geothermal” heating and cooling systems. It’s not a new idea. In fact, geothermal systems have been around for decades. So why should I waste my time writing about an old system? Well, let’s get back to the idea of “Free Heat.”

Obviously, no one is going to install a geothermal system in your home for free. To be honest, you may be shocked by the installation cost of such a system. They can run up to twice the cost of a comparable, “ordinary” heating and cooling system. BUT, like I often promote here on the Renovation Resources Blog, the payoff is in the life-cycle or operating costs. And, if stories like the one on the front page of the New York Times Friday morning are any indication, we could all use some relief from energy costs.

Ok, let’s get back to geothermal and how it works. Basically, geothermal systems use the relatively constant temperature of the ground to heat and cool your home. In the winter, the temperature under ground is warmer than the air so heat is extracted to heat your home. In the summer, the temperature under ground is cooler than the air so heat from your home is extracted and dissipated under ground. These transfers of heat are made through a series of “loops” of pipes underground. That may sound pretty complicated but the bottom line is it’s free, it’s renewable, it’s Green. For a more detailed explanation of the technology behind current geothermal systems, a good resource is a manufacturer called Waterfurnace.

So really, what about the true benefits of a geothermal system? The benefits of geothermal can be organized under the following 4 headings:

Operating Cost – Even though geothermal systems do use some electricity, and an electric backup system is advisable in some climates, they are much more efficient than other heating and cooling systems. Some owners report up to a 70% savings over conventional units that they’ve replaced.
Comfort – Because of the way they operate, geothermal systems deliver a more consistent temperature output whether in the heating or cooling cycle. In addition, the units reside inside your home rather than outside so they are designed to be “silent.”
Reliability – Since geothermal units are installed indoors, they do not suffer the abuse of the elements like the air conditioning compressor that you currently have. And the design of the units has proven to have a life span of up to 10 years longer than traditional furnace and air conditioning systems.
Environment – The Department of Energy and the EPA have deemed geothermal systems the most environmentally friendly way to heat and cool your home.

The final note on the geothermal topic is this: Whether you're Renovating or building new, installation of geothermal heating and cooling may be expensive, but at a cost savings of up to 70%, it's not difficult to see how quickly Mother Earth will pay you back. With that kind of return you may actually get free heat sooner than later.

Fiber Cement the Wood Alternative

2008-04-10T21:57:00.003-04:00

Whether you're replacing hail damaged siding, preparing to put your home on the market or simply want to spruce up the exterior appearance of your house, fiber cement siding is a product that you should be aware of. The popularity of fiber cement is exploding as it makes excellent replacements or alternatives to aluminum, vinyl and wood siding and shingle products.

First, a little history: Fiber cement products have been in the market place for more than 100 years. Unfortunately, the composition of the original fiber cement products contained asbestos. They weathered extremely well but were eventually pulled from the market along with everything else asbestos laced. Modern fiber cement products are composed of cement (sand and concrete), cellulose fibers and water.

Most manufacturers of fiber cement products offer siding, shingle and stucco panel lines in their repertoire. All are designed to present the appearance of natural materials from wood lap siding to cedar shingles to cement stucco plaster.

Fiber cement products are "sustainable" or green products and have many advantages over their vinyl and wood counterparts. As a homeowner, one thing that probably concerns you the most about the exterior of your home is its maintenance. Wood siding and shingles are an American tradition. Just look at the number of products that have been designed to imitate wood and the way we use it: aluminum siding, vinyl siding and shingles, fiber cement siding and shingles, even pvc and urethane trim. The list covers just about every post-war innovation on the market. But what's wrong with wood? In short, it rots, it warps, it makes great fires, insects love it and it has to be painted or stained frequently.

Enter fiber cement. These products don't rot, they're cement. It doesn't warp or "oil can" like wood, vinyl or aluminum. It doesn't burn like wood or melt and produce noxious gases like vinyl. Insects don't like it but, as a rule, they have questionable taste anyway. The color range is limitless, unlike vinyl products, and most manufacturers offer 15 year paint warranties. But in the end durability is the key. In addition to wood's inherent shortcomings, vinyl becomes brittle and can be damaged by the weather or by the neighbor kid's wiffle ball. Fiber cement products don't suffer the same durability issues and many manufacturers extend 50 year warranties.

I think that the real testament to the popularity, if nothing else, of the fiber cement products is the fact that many, if not a majority, of the "price-point" production builders are moving away from vinyl siding and cladding their houses in fiber cement siding. The market demands it. In fact, some municipalities are creating ordinances that outlaw the use of vinyl siding. If you have any intention of selling you home in the near future, remember that most homebuyers are beginning to expect, desire or demand fiber cement siding on new or "updated" home exteriors. Check Renovation Resources Online Resources for links to several of the most popular manufactures of fiber cement siding, shingles and stucco panels.

The Value of Good Design. Can You Afford Not to Have It?

2008-04-03T22:23:00.004-04:00

How many times have prospective home buyers toured a property with their realtor when a trip through the new master bedroom wing elicits "oh, that's unfortunate?" There's no doubt that the addition was conceived as a way to increase both the livability and resale value of the home. But, in the end, the poorly designed space may have cost the sale of the property.

It's no secret that many homeowners consider hiring an architect too expensive. And, admittedly, not all Renovation projects require such expertise. But consider the Renovation that involves structural changes or additions, reconfiguring spaces, moving plumbing or other mechanical systems or designs that impact the exterior character of your home. Any of these elements, as part of your Renovation project, can represent a large percentage of the overall construction budget and will have an enormous effect on the value of your home. It makes sense to work with someone who is trained to protect, even enhance, your investment.

Architects are trained to be creative. But this creativity isn't just some academic excuse for producing artsy renderings of ego-driven, over-inflated, far-too-expensive monuments to the way people don't really live. Quite the contrary; the training and experience that an architect brings to your Renovation allow them to creatively consider cost, materials, efficiency, codes and regulations and current and future use. All while working with you to design creative, dynamic environments and aesthetics that both satisfy functional needs and enhance the way that you live and fit within your budget.

In the end, good design sells. It adds value to your home and to your neighborhood. American homeowners collectively spend hundreds of billions of dollars per year on Renovation projects. A well designed Renovation is a smart investment that will return dividends in the way that you live and at resale time.

You Want How Much?

2008-03-30T20:33:00.003-04:00

How much will my project cost? It’s the most common question posed by homeowners contemplating a Renovation. It’s also one of the most difficult to answer. Here are a few tips for helping your contractor, architect or renovation consultant put together the most accurate numbers possible early on in the project timeline:

Keep a file of floor finishes, plumbing fixtures, light fixtures, cabinetry styles, counter tops and appliances that you would like to incorporate into your project.
Make a list of all of the rooms involved in your Renovation Project and assign floor finishes, wall finishes, light fixtures, and any special items that will be in that room. For example: The Den will have carpet, wood paneling, recessed can lights and built-in book shelves on two walls.
Familiarize yourself with available products. Look at carpet, tile, counter tops and appliances in showrooms and magazines. This will help you intelligently answer questions such as: What type of carpet do you prefer (berber, loop, pile, etc.)? What weight carpet pad do you want? Do you prefer ceramic, porcelain, glass or natural stone tile? and What counter top material is most appropriate for the type of cooking that you do?

The point is that anyone can throw out a “budget number” for your Renovation of $100 per square foot. But more often than not, it is the quality of the finishes, the fixtures, the cabinetry, the appliances and the windows and doors that will determine if your project costs $75 per square foot or $225 per square foot.

In Hot Water

2008-03-29T23:56:00.003-04:00

Wouldn’t it be nice if you were able to reduce your energy consumption by up to 50%, qualify for a $300 tax credit* and have enough hot water for a relaxing shower even though you’re last in line for the bathroom? Tankless water heaters are quickly becoming the darlings of the green building crowd for these reasons and more.

The fundamental difference between tankless and traditional water heaters is obviously the tank. But it’s an important difference. Traditional models are inherently inefficient because they store, heat and reheat water. They can account for up to 25% of your home’s energy consumption and the vast majority of that energy is wasted as “standby loss,” in other words, keeping all of that water in the tank hot.

Tankless models by contrast, heat water as it flows through the unit making them up to 50% more efficient than their big, bulky cousins and qualifying many for tax credits. As a bonus, the life expectancy of these super efficient units can extend beyond 20 years, potentially twice what you’d expect out of the tank that you have in your basement right now.

So why don’t we all have these tankless units in our homes already? The short answer is probably cost. The tankless technology is relatively new to the United States and units can cost twice as much as the traditional models. Installation can also run more due to the potential need to upgrade fuel supply lines and venting over your current system requirements.

Before you run out and purchase a new tankless system for your home, do your research and consider not only unit costs and installation costs but also the life cycle costs. You may find that the unit pays for itself in a relatively short period of time. Whether you are beginning a Renovation, adding a kitchen or bathroom, or your old water heater just sprung a leak, the tankless models are definately worth considering. To get you started on your research, check out three of the most popular tankless brands available in the US: Bosch, Rinnai and Takagi.

*Unfortunately, the Federal tax credits have run out but check to see if your State gives any tax credits for energy efficiency; many do. As I understand it, there is a movement in Congress to reinstate the 2005 credits. I'll keep you posted on progress towards that goal.

Seeing the Light / Saving the Green

2008-03-19T18:58:00.003-04:00

Even Walmart has figured out that conserving energy makes sense. Their goal: sell 100 million (yes, that's 100,000,000) compact fluorescent light bulbs in 12 months. That was 2007.

One easy way for consumers to conserve energy in their homes is by making intelligent choices about lighting design. Lisa Donato of LightSOURCE explains that when it comes to lighting, saving energy is all about using fewer Watts. The Walmart strategy designed to reach this goal is the compact fluorescent bulb which uses roughly a quarter the wattage to produce the same amount of light as an incandescent bulb. However, when you're planning your Renovation project, consider the fact that there are several components to a good design that can take your lighting conservation one or even two steps further.

Lisa offers these suggestions:

User fewer incandescent light sources, instead opt for compact fluorescent or LED type fixtures.
Design spaces to take maximum advantage of natural daylight.
Consider Lighting Control Systems. These systems can incorporate occupancy sensors, daylight sensors and stepped dimming to provide only the amount of light needed in any given scenario and location throughout your home.

You've no doubt heard of the Environmental Protection Agency's Energy Star rating system. Look for Energy Star qualified lighting packages. Many of the major lighting manufacturers offer such systems and fixtures and the number is growing every day. On its Energy Star web site, the EPA offers a high-impact but practical piece of advice, "Replace your highest use fixtures or the bulbs in them with energy efficient models." The EPA claims that Energy Star qualified lighting typically uses 66% less energy, produces 70% less heat and last 10 times longer.

If you're still a doubter, you're not alone. Lisa Donato says that the biggest reason that energy conservation in the residential lighting market is still in its infancy is money. "It costs more up front to be efficient; the payoff to the homeowner comes down the road when energy savings brings cost savings."

Visit the Energy Star web site for more information on that program and contact Lisa Donato for your illumination consulting needs.