2 - buildings must “work” · 2018-07-23 · realtors – green the mls toolkit . appraisers §...

2-Buildingsmust“work”

Tobehighperformance…

BuildingScienceTranslation:Manageenergy&moisturewithequalintensity…

Howmanywayscanabuildinggetwet?

• Bulkwater• Capillarywater• Air-transportedvapor

• Vaporbydiffusion•  (moistureofconstruction)

• Continuouswaterbarrier(WRBintegratedwithflashings)

• Capillarybreaks• Continuousairbarrier

• Vaporretarders(?)

Howmanywayscanabuildingassemblydry?

•  Freedrainage(powerful&easy)

• Convective(Strong&harder)

• Diffusion(weakest&hardest)

•  Space• Pathwayanddrivingforce• Directionaldryingbymoisturegradient

HP Enclosures

• Continuouswatercontrollayer(“barrier”)

• Continuousaircontrollayer

• Vaporprofile(designateddirectionaldrying)

• Continuousthermalcontrollayer

Howmanylayersinthiswall?• Block•  Lathing• Plaster

Howmanylayersintoday’s“typical”wall?

•  Exteriorfinish

Two…•  Exteriorfinish• Cladding

Three…•  Exteriorfinish• Cladding• WRB

Fourandfive…•  Exteriorfinish• Cladding• WRB•  Sheathing•  Framing

Six,sevenandeight…•  Exteriorfinish• Cladding• WRB•  Sheathing•  Framing•  Insulation• Vaporretarder• Gypsumboard

Nineandten.•  Exteriorfinish•  Cladding• WRB•  Sheathing•  Framing•  Insulation•  Vaporretarder•  Gypsumboard•  Primer•  Interiorfinish

Onceabuildingassemblygetswet,longtermdryingcomesviadiffusion(darn,theweakestandhardest…)

Vapor Profile (Qualitative…)

1.  Determine vapor permeability of each component of assembly

2.  Identify least vapor permeable component(s)

3.  Assess direction and extent of vapor drive: interior/exterior temperature difference, interior/exterior relative humidities (remember always high to low)

4.  Identify/assess drying direction & potential

NOTE: Assumes continuous air barrier—no air leaks

Building Science Guild • Checkyourbusinessatthedoor…

•  Yourcompetitionisnottheotherbuildingprofessionalsintheroom;it’sallthebuildingprofessionalsnotintheroom…

•  “Youmustlearnfromthemistakesofothers.Youcan'tpossiblylivelongenoughtomakethemallyourself.”SamLevenson

3–youmustbeabletosellwhatyoubuild…

Tobehighperformance:

Traineveryone,includingyoursalesstaff…

Randy Erwin training Ryland Homes sales staff

Putyourmoneywhereyourmouthis—performanceguarantees…

Anintendedconsequenceofourwork:Energybillguarantees

Newhomeprograms:•  BigelowHomes

•  EnvironmentsforLiving

•  ComfortHome

•  ArtisticHomes

•  TucsonElectricPower

Energybillguaranteesforretrofits?

Existinghomeprograms:

•  Masco’sWellHome

•  TucsonElectricPower

•  GreenHomesofAmerica

IRDigitalThermometers&Cameras

Butbuildingprofessionalscan’twinthehighperformancebusinesspropositionontheirown…

• Realtors• Appraisers• Lenders

Realtors – Green the MLS Toolkit

Appraisers

§  TheAppraisalInstitute’sGreenEducationmaterials

§  Form1004addendum:“ResidentialGreen&EnergyEfficient”

“Green” Lenders

§  GreenStreet(OR)

§  LaconiaSavingsBank(NH)

The underlying issue of payback analysis vs. value transfer

§ Paybackanalysisworksforsingle-owner,short-livedproducts

§ PaybackanalysisALONEdoesnotworkformultiple-owner,durableproducts

Takethenextlogicalstep–connectqualitywithvalue…

TheLLBeanapproachtoproducts,customerservice,thevalueproposition

• Policy:ReturnanyLLBeanproductanytime,inanycondition—getareplacementfree.Logic:Whatcouldbemorevaluablethantoknowhowoneofourproductsperformedovertime?

• Policy:ReturnanyproductthatyouTHINKisLLBean’sanytime,inanycondition—getareplacementfree.Logic:Whatcouldbemorevaluablethantoknowhowacompetitor’sproductperformedovertime?

Integratingart,science,andbusinessisbeautiful.

Thankyou.

SteveBa

czek,A

rchitect