I am back on my worry about making houses and small buildings more energy efficient as relatively easy and cost effective means of improving decreasing green house gases and reducing our dependence upon non-renewable energy sources. I consider it a vital step toward “saving the world” from ourselves.
Actually, I am not wanting to make these buildings more energy efficient, I want to make them net producers of pollution free energy – and I want to do that “for free,” with no extra cost to the homeowner, the utilities or the government. Of course it can’t actually be “free” in the sense of not costing any money (new equipment costs money), it is free in the sense of costing less than the alternatives that would have been done. Thus if you were going to spend say, $10,000 to fix an equipment problem without improving energy use, and it only costs $8,000 to fix the problem in a different way that vastly reduces the energy use, then the improvement is “free” in the sense that it saved money over what was going to be spent. I know it is a bit of a convoluted way to look at it. It is very different from what you usually hear about it making an investment in order to reduce future energy costs. Usually the argument centers upon how much it will cost and how long it will take to recoup that investment. For example, if the better system cost $15,000 instead of $10,000 then you make an investment of an additional $5000 in the hopes of recouping it in the future. This is not “free” – it is an investment in the future. I am talking about making a savings in the moment – not one that has to be recouped in the distant future. Do the improvement the way I suggest and you will fix your problem for less than you were going to pay, and by the way – your future energy bills will be MUCH lower than if you had done what you planned.
I have written in previous blogs about how it is relatively easy to make improvements to a building energy system (the system including the building and all energy related equipment in it) that can achieve zero net energy use for less than the cost of installing a typical system or replacing a broken unit with an identical (improved) replacement. This can be achieved by carefully sealing the barrier between the building and the attic and/or crawlspace (if any), installing a properly designed and sized HVAC (Heating, Ventilation and Air Conditioning) system, adding sufficient insulation where practical, and adding a small amount of solar to offset the greatly reduced energy demand.
The approach of fixing the whole house system to achieve “efficiency” is much better, and much less expensive, than the “normal” approach of keeping the house the same but buying a very expensive “high efficiency” HVAC unit, or adding a large solar array to overpower the inefficiencies of the building. It is best to fix the building first, installing a much smaller HVAC unit and solar array to meet the needs of the much less wasteful building. The approach of fixing the system saves money and results in a much more comfortable home environment.
All of this can be achieved in States like California by meeting the existing energy codes, using easily obtained off-the-shelf equipment, using installation techniques already well known and practiced by the related trades – and by careful design and installation. The information on how to do this is easily obtainable, the equipment is sitting on store shelves and the codes and requirements have been developed and promulgated (with only a few unworkable requirements.) However, it still isn’t being done.
You might ask, “If this is such a easy and obvious thing to do, why isn’t it being done?” I think that the main reason this isn’t being done is that it is a building “system” level problem and there are no “system” related efforts being made. The problem is partly related to the nature of the building trades being subdivided into many specialties. There a people specializing in the many tasks such as rough carpentry, finish carpentry, insulation, HVAC installation, roofing, flooring, electrical, plumbing, glazing, etc. The general contractors are the ones in a position to oversee the entire system, but they usually are mostly concerned about things like scheduling, cost of materials, labor costs and building inspectors – making sure that the necessary sub-contractors are available and doing there job at the right time, for the right price. General contractors aren’t concerned with the “design” of a building, they are concerned with building to the design and local codes. Nobody in the construction team is responsible, or even concerned, with the overall system.
Sometimes architects consider the greater system as an integrated whole, but they tend to be focused on issues other than achieving an energy efficient building system. Architects and engineers are responsible for energy efficiency in very large buildings where their services are known to be necessary and affordable, but it is deemed too expensive and time consuming for most small buildings, remodels or repairing or updating existing buildings. Nobody hires an architect to design and oversee the replacement of an old furnace – they just hire an HVAC contractor to replace the failed unit with as few a number of changes as they can. If a building owner wants to upgrade the insulation they don’t go to an architect or a general contractor, they go to an insulation contractor. The idea of improving the performance of the building system and redesigning the HVAC to fit never comes up. There is no time to do it, nobody has the skills or knowledge to do it — and nobody cares. The burden of designing beyond the structural elements and minimum code compliance of a new building is usually considered extraneous and too expensive.
The amount of energy being wasted by poorly designed and constructed home energy systems is substantial. Residential uses of energy in California amounts to about 28% of the total and about 34% of the total amount of electrical energy used in the State. That means that approximately 25% of the energy currently used could be saved if buildings were designed to be net zero users. If transmission loses are considered, then more than 35% of the total electrical energy currently generated would no longer be needed.
When I heard about the massive improvements possible from just being “careful” with the design and installation I couldn’t believe it. I thought it must just be “energy company hype.” My response to that was to take about 40 free one-day courses offered by PG&E on how to reduce the energy footprint of a home. Then I re-activated my general contractors license and went into the energy improvement business in order to test the ideas in practice. I didn’t work to the extremes described in the courses, but got perhaps 95% of the way using relatively easy and inexpensive techniques. Much to my surprise, the process worked! I managed to achieve almost all of the goals described in the courses, and it was easy to do so. The houses I worked on ended up with close to zero net energy use, and the retrofits cost about the same as it would have to do the work “the old way.”
My approach required a few extra steps, but was easy and straightforward. The first part was to remove the existing ceiling insulation in preparation for sealing air leaks between the living space and the attic space. Then a new air handler and heat pump, along with new ducts and registers, was installed. Careful design and better insulation reduced the size needs for the HVAC equipment to 1/3 of what was originally installed – using high quality but simple units (as opposed to complicated and expensive high SEER units). The cost of the new equipment, and new properly sized and installed unit for a typical 2000 square foot home dropped to approximately $8000 – saving $10,000. Removing and installing new insulation cost about $2000, leaving $8000 for a new photovoltaic solar system on the roof. Because the electrical loads had been reduced so much, $8000 was sufficient to install enough solar panels to offset the total energy footprint.
The new insulation treatment reduced the energy demand so far that the HVAC system is seldom used. In the hottest days of summer these improved homes stay quite comfortable until about 4:00 pm, when the AC kicks in for an hour or so until evening. Instead of running most of the day to keep temperatures comfortable it only takes a couple of hours from a much smaller unit. Heating is similar, since the California valleys and coastal regions have relatively mild winters, heating is almost not needed for a well insulated home. Other heat sources within the building, such as people’s bodies, cooking and lighting are often adequate with supplemental heating used for brief periods or when returning to a home that hadn’t been occupied for a day or so.
The advantages of “fixing” a house (or building one correctly in the first place) are many. Probably the most appreciated improvement is in the increased comfort of the house. The house just stays comfortable everywhere at all times. There aren’t cold places and warm places, there aren’t cold drafts – it is just comfortable. Once the interior objects (walls, floor, ceiling, furniture) reach a comfortable temperature they no longer radiate/absorb heat from a person’s body – so they feel comfortable.
Given that homes and small businesses buildings use account for about a third of the energy use, they are a reasonable target for improvements, especially if that can be done in a way that costs less than doing what we are currently doing. The problem with achieving energy reductions on the order of 1/3 nationwide is not related to the availability of equipment, engineering know-how or regulations. Everything needed to achieve excellent results are readily available, why isn’t this work being done and what can we do to solve that problem?
I think the problem is that there is an element missing from the design/build process. There is a need for someone to be between the building designer and then contractor(s) – especially for projects such as repairs, upgrades or remodels where there isn’t an architect or engineer involved. I envision a non-profit company (“energy designer company” – EDC) where a homeowner can go to get a detailed energy inspection and design performed. The output would be detailed recommendations for energy reduction improvements such as changing pumps, lighting, appliances, etc. along with a detailed design for the HVAC system including details such as duct locations, air register specifications, duct routing and sizing – all of the nitty gritty details that are usually left up to the imagination of the installer but that are critical for correct system operation.
The will create the detailed specifications that is then announced for bid to interested contractors. This is an advantage to the HVAC contractor because they don’t have to take the time and effort to design the system or spec out the parts, they just have to purchase the equipment and install it. The EDC will perform an independent audit of the installation to ensure that everything was done to its specifications.
In order to make this attractive to the contractors there will need to be some sort of “incentive” beyond being supplied with potential customers. One thing that will be required will be training and mentoring for the contractors to assist them in achieving excellent installations to the new specifications. As a minimum, this training should be free. Optimally, they would get reimbursed by the EDC for the time spent in training. Free access to resources, mentoring, system testing and other services should be available to the contractors. Another key element that might be initially required is an indemnification to protect a contractor in the event that a provided design fails to function as intended. The EDC should indemnify the contractor, paying the contractor’s cost of fixing the failed system. My experience has been that an additional advantage to the contractor is that the work goes much faster for a well designed system, including greatly reducing or eliminating time required to “dial in” a new system – the systems work properly as installed. Because of the greatly reduced energy demand, the installation of a small solar array can easily offset the remaining power needs – achieving “net zero” energy use for a cost that is about the cost of replacing a failed HVAC unit.
I envision putting together a demonstration program aimed at making an interested small community “net zero” for less than would have been spent doing “business as usual.” New homes are an obvious target for great improvements integrated into the building design. Existing homes are a bit more complex because questionable design decisions have been made and are costly to fix. However even these can generally be fixed for “free” if done because an old system failed because of being worn out. The life expectancy of an HVAC or furnace is about 15 years.
To get an idea of the amount of work necessary to do this job, consider that a town with a population of 20,000 people has about 7000 households, and perhaps 6,000 buildings for their homes. A failure rate of 15 years implies that there are an average of 400 replacements a year, or eight jobs per week. It is expected to take about 4 days per job for the EDC to do the necessary inspections, testing and design activities. This equates to about 6 full time employees for the remodels. Perhaps 2 additional people would be required for the new buildings. Added to that will be a manager, an instructor and at least 2 office support people for perhaps 12 people on staff. My estimated annual costs will be something on the order of $1.2M for staff, $150,000 for building, $150,000 for equipment (vehicles, test equipment, etc) for a total cost of about $1.5M a year. This would result in an average cost of about $2,500 per job in order to reduce an average power bill from perhaps $400 a month to near zero. Therefore, the “payback time” for the extra design and inspection effort is about 6 months! It is hard to find an investment to come close to matching this figure.
What is needed now is an organization or a person who is interested in guaranteeing funding for this sort of project for a period long enough that the EDC can maintain self-funding status. This means someone willing to “experiment” with around $4M over five years to see if it can be made to work. It will take awhile to get started since the idea is new and therefore unknown. Finding contractors will take time, training contractors and the public will take time, training building inspectors and demonstrating success will take time. It will all take time, but expenses will still be there while the project grows and becomes in demand by customers, contractors and the city.
I am looking for someone that is interested in exploring an idea such as mine. There are many details to work out, and there will be a lot of what appear to be false starts – but that is just the normal pain associated with exploring new approaches to doing business. Once the host city shows that this is a viable and cost effective approach, the idea will spread – rapidly. First there needs to be a demonstration project that develops the necessary skills, training, approaches, etc. Once the services become demanded, then it will grow.
Do you know anyone that might be interested? I would rather not do it through grants or government assistance because of the paperwork and restrictions that come with those funding approaches. I also don’t want to do it through an investment company because they then want to take the project to maximize their profits, rather than minimize the costs. This needs to be a not-for-profit, community based project designed to help communities rather than a business opportunity to charge as much as the market will support. My goal is to provide a great deal to everyone involved – the building owner gets a huge savings and better building, the contractors gets great work and assistance, the EDC pays great wages with benefits, the community becomes a showcase of environmental excellence – and the world becomes a better and clearer place. Many win-wins all lined up in a row as long as massive profits are not part of the equation. Sufficient profits are necessary, taking more is not appropriate for a project such as this because it cuts out those at the lower end of the economic spectrum – this needs to be affordable for all.