David Odom, Florida Engineering Society Presentation9/24/08

The High Risk of Green Buildings

The Hidden Risks of Green Buildings in Hot, Humid Climates: Which Problems are Likely & How to Avoid Them

Florida Engineering Society Speakers: p David Odom & George DuBose--Liberty Building Forensics Group® Robert Conner—Suncoast Insurance Associates Maura K. Anderson, Esq.--Smith, Currie & Hancock LLP

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“There’s one sure way to kill an idea: Sue it to death.”

Quote from July 14, 2008 ENR magazine

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The High Risk of Green Buildings

Presentation Overview The great irony of building green is that the very concepts that are intended to enhance a building's performance over its lifetime are many of the same things that also make it highly susceptible to moisture & mold problems during the first few years of operation. Improved energy conservation, increased thermal insulation, and the use of innovative products are some of the things that make buildings green and sustainable. Coincidentally, they are also some of the things that make buildings susceptible to future failure. While green buildings have many positive benefits there is also strong evidence to suggest a direct correlation between new products, innovative design, and building failures. Simply put—departing from the “tried and true” often means increasing the risk of building failure, and this risk dramatically increases in demanding climates. Copyright Liberty Building Forensics Group – Duplication by Permission Only

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Premises of the Presentation • Building green is a noble goal, but it can be a risky endeavor in hot, humid climates • Risks – Some are obvious but most are obscure. • Risks Ri k iinclude: l d --Legal & contractual risks --Insurance risks --Project risks --Technical risks

• Potential building problems can range from acute & catastrophic to chronic performance failures • Our observation: “Good p practices” in such key y areas as IAQ, humidity control, waterproofing & hot/humid climate design criteria have not being well integrated into green design practices--including many LEED credits. • The answer is to build “low risk”, regionally correct, green buildings Copyright Liberty Building Forensics Group – Duplication by Permission Only

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The High Risk of Green Buildings

LEED ® Leadership in Energy & Environmental Design US Green Building Council (USGBC)

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What is green building? Design and construction practices that meet specified standards, resolving much of the negative impact of buildings on their occupants and on the environment environment.

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Site g Planning

LEED is the current “Gold Standard” by USGBC Test

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The High Risk of Green Buildings

Definitions • Green Building—Design, develop, construct & operate in a manner that reduces the use of non-renewable resources. • Sustainability-Includes green issues, but also is interested in economic issues (financial payback) • High Performance Buildings Buildings-Interested Interested in measurable and verifiable improved outcomes (such as 35% improved energy performance)

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LEED-NC ® Point Distribution Indoor Environmental Quality

Sustainable

23%

Sites 22%

Materials & Resources

Water

20%

Efficiency Energy &

8%

At Atmosphere h 27%

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The High Risk of Green Buildings

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The High Risk of Green Buildings

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The High Risk of Green Buildings

LEED Leadership in Energy & Environmental Design •7 Prerequisites •69 Potential Credits (Points) 26

33

39

52

69

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The High Risk of Green Buildings

Additional Construction Costs for LEED-certified buildings Average for offices and schools, based on 40 buildings

PLATINUM GOLD

Conventional Building Cost (100%)

6 8% 6.8%

(2 buildings)

2.2%

(9 buildings)

SILVER

Additional Cost

(21 buildings)

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1.9% .66%

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Green Building Risks • • • •

Legal risks Insurance risks Project risks Technical risks

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The High Risk of Green Buildings

Project Risks for Green Buildings • Schedule overruns due to delivery problems with new products or the construction impacts p p of g green requirements • Cost impacts of sole source products • High expectations of a “green building” • Not clearly defining what is meant by “green” • Contractors, subcontractors, and designers who are unfamiliar with green products and innovative approaches • Specifying green products that have minimal in-field testing and poor warranties • Problems that are not covered by insurance—E&O or GCL

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Green Buildings Versus “Low Risk”, Regionally Correct Buildings

Green Buildings 1. More outside air (> ASHRAE by 30%+) 2. Stresses innovative materials 3. Renewable/carbohydrate based mat’ls 4. Emphases energy conservation 5. Stresses VOC reduction -Increased exhaust (>5 Pa) -Building Building flush out -Low VOC material selection 6. Stresses extra thermal insulation 7. Does not address rainwater intrusion

Low Risk Buildings 1. Minimum outside air (not exceed ASHRAE) 2. Stresses time-tested, proven materials 3. Hydrocarbon based materials 4. Emphases dehumidification 5. Minimal VOC concern (only on mat’l selection) -Very tight control of exhaust -Rejects Rejects building flush out -Agrees with low VOC materials 6. Stresses drying potential of walls & ceilings 7. Stresses rainwater intrusion avoidance

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The High Risk of Green Buildings

Course Agenda Morning • Overview of Green Buildings & Risks -David Odom • Specific Technical “Higher Risk” Green Building ConceptsGeorge DuBose • Problem Prevention Approaches-David Odom

Lunch Afternoon • L Legall Risks Ri k off New N Design D i Concepts-Maura C t M A Anderson d • Insurance Issues for Green Buildings –Bob Conner • Contract Risks, Contract Forms & Risk Reduction Language– Maura Anderson • Final Tips for Successful Green Buildings-Everyone Copyright Liberty Building Forensics Group – Duplication by Permission Only

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The High Risk of Green Buildings

Preventing Green Building Failures—Specific Techniques to Implement •Summary of the Risks •How to Prevent Problems •What Green Buildings Should Sh ld Look L k Like Lik in i the th Southeast Copyright Liberty Building Forensics Group – Duplication by Permission Only

Summary of the Risks in Green Buildings in the Southeast •

Increased OSA ventilation -Is

counter to energy conservation -Substantially increases the chance of uncontrolled air flows (pressure imbalances) Solves problems related to odors, CO2, and off-gassing off gassing -Solves odors increased CO2 -Increases problems related to humidity control

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Use of new & untested materials Warranties that are worthless or misleading -Product data sheets that don’t address the major failure points (absorption of water) -Products that are less than 5 years old but will be used buildings that are intended to last 100+ years

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Enhanced ceiling & wall insulation Lower drying potential for wall & ceiling cavities -New products that will act in unknown ways (air, vapor, thermal, and water barriers)

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LEED-Driven, LEED Driven, Construction Construction-Phase Phase Activities in Hot, Humid Climates

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Emphasis on Energy Verification & Under-Emphasis on Moisture Verification

Building flush-out during construction

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EA Credit 5: Measurement & Verification. Intent: Provide for the ongoing accountability of building energy consumption over time.

-

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The High Risk of Green Buildings

Green Buildings Versus “Low Risk”, Regionally Correct Buildings

Green Buildings

Low Risk Buildings

1. More outside air (> ASHRAE by 30%+) 2. Stresses innovative materials 3. Renewable/carbohydrate based mat’ls 4. Emphases energy conservation 5. Stresses VOC reduction -Increased exhaust (>5 Pa) -Building Building flush out -Low VOC material selection 6. Stresses extra thermal insulation 7. Does not address rainwater intrusion

1. Minimum outside air (not exceeding ASHRAE) 2. Stresses time-tested, proven materials 3. Hydrocarbon based materials 4. Emphases dehumidification 5. Minimal VOC concern (only on mat’l selection) -Very tight control of exhaust -Rejects Rejects building flush out -Agrees with low VOC materials 6. Stresses drying potential of walls & ceilings 7. Stresses rainwater intrusion avoidance

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1991 - Omni Hotel Charleston, SC •Massive Moisture Problems Occurred Immediately After Opening •The building was de-bricked and the waterproofing was repaired, costing >$10M •The Th next summer (after ( f repairs) the problem reoccurred.

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The High Risk of Green Buildings

Predicting Building Failures in the Schematic Design Phase

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Predicting Future Building Failures During Early Design

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The High Risk of Green Buildings

Elements of a Comprehensive Peer Review Plan HVAC Review

Level of Influence

100% Decreasing Options for Solutions Envelope Reviews

VE Input

Contractor

T&B Input

Submittals

Cost of Action/ Solution

Post Construction Performance Verification

0.0%

Design

Construction

Occupancy

Source: Adapted from Quality in the Constructed Project, American Society of Civil Engineers, 1988.

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Predicting Wall System Performance--Condensation Potential

Air film

Plywood-Exxterior

1.6 0.7 2.5 2.5 Clapboards s

34.3

3/4” Polystyrene

37.5

3 1/2” Air space

Paint

5

1/2” GWB

-

Air film

Perms

1.

Location of the primary vapor retarder Location of the first plane of condensation

95 F

95 F

2.

80 F

80 F

75 F 50% RH

95 F 70% RH

75 F

Dew Point

Primary Vapor Retarder

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The High Risk of Green Buildings

Comparing Wall Moisture Performance With +2 Pa & -2 Pa Pressures (FL Solar Energy Center Photo)

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Materials & Resources Wall Modeling ASHRAE WALL DEWPOINT ANALYSIS PROJECT

Wall ADL-2 (Walls C and R) Summer Condition

HHV Kalia Tower - ADL Changes Honolulu, HI

WALL DESCRIPTION = Input Fields

REFERENCE: ASHRAE, 1989 FUNDAMENTALS, CHAPTER 22

WALL SYSTEM COMPONENT

= Calculated Fields

THICKNESS

R-VALUE

Vapor Resistance

(INCHES)

(F-SF-H/BTU)

(REP)

0.000 0.625 6.000 0.625 0.000

INTERIOR AIR FILM GYPSUM WALL BOARD AIR SPACE GYPSUM WALL BOARD INTERIOR AIR FILM

TOTALS:

0.68 0.56 0.85 0.56 0.68

0.000 0.040 0.000 0.040 0.000

3.33

0.080

0.30

U-VALUE (1/R):

DESIGN CONDITIONS

80.0 F Dry Bulb

OUTDOOR CONDITIONS:

Dewpoint Temperature:

82% RH

74.0 F

Vapor Pressure

16.0 Elev Ft MSL

0.8468 IN. Hg 72.0 F Dry Bulb

INDOOR CONDITIONS:

Dewpoint Temperature:

50% RH

52.4 F

Vapor Pressure:

0.3960 IN. Hg

:: VAPOR PRESSURE PROFILE REFERENCE: ASHRAE, 1993 FUNDAMENTALS, PAGE 20.8 & 20.14

Wall Component

OUTDOOR INTERIOR AIR FILM GYPSUM WALL BOARD AIR SPACE GYPSUM WALL BOARD INTERIOR AIR FILM 0 0 0 INDOOR

Thickness

Plane

R-Value

Surface Temp

Sat. Vapor Pressure

Vapor Resistance

Vapor Pressure

Dewpoint Temp

Relative Humidity

(Inches)

Location

(F-SF-H/BTU)

(F)

(in. Hg)

(Rep)

Profile

(F)

(%)

0.000 0.625 6.000 0.625 0.000 0.000 0.000 0.000

0.000 0.625 6.625 7.250 7.250 7.250 7.250 7.250

0.680 0.560 0.850 0.560 0.680 0.000 0.000 0.000

80.0 78.4 77.0 75.0 73.6 72.0 72.0 72.0 72.0 72.0

0.9792 0.9365 0.8750 0.8366 0.7916 0.7916 0.7916 0.7916

0.000 0.040 0.000 0.040 0.000 0.000 0.000 0.000

0.8468 0.8468 0.6214 0.6214 0.3960 0.3960 0.3960 0.3960 0.3960 0.3960

74.0 64.9 64.9 52.4 52.4 52.4 52.4 52.4

82.0% 86.5% 66.4% 71.0% 47.3% 50.0% 50.0% 50.0% 50.0% 50.0%

Temperature Profile

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The High Risk of Green Buildings

Use of Innovative & Energy Saving Products Can Have Unintended Consequences

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Materials & Resources

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The High Risk of Green Buildings

VIDEO

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Successful Green Buildings in the Southeast: •Minimizing uncontrolled air flows will be a requirement to control moisture and energy. Requirements will be pressure mapping of buildings after construction and minimizing ductwork leakage. leakage •Plenum air supply and return systems will not be used. •Air tightness of building enclosures will be come a requirement and there will be standards promoted by ASHRAE and others. Dedicated air barriers MUST be designed into the wall assemblies. Traditional products such as commercial house-wraps and15# paper may become extinct in g green buildings---too g manyy penetrations p & are usually y incorrectly installed •The use of barriers with multiple functions and improved performance will be required. For example: use fluid applied waterproofing/air barrier materials. They are air barriers, WRB, and can be vapor retarders (if needed) Copyright Liberty Building Forensics Group – Duplication by Permission Only

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The High Risk of Green Buildings

Successful Green Buildings in the Southeast: •Enhanced water testing of the building envelope; especially windows & doors prior to installing the insulation • Expandable foam insulation systems may become more common in walls and ceilings g since they y are air barrier,, vapor p retarder ((some materials) and a high performance thermal barrier. Caution will be required to avoid moisture problems with foam insulation! •Improving the ventilation effectiveness is more appropriate for hot, humid climates than adding more ventilation. This means designing better air distribution and verifying it! CO2 monitors will likely become common, but with minimum levels to maintain building pressurization. •Building B ildi performance f will ill b be extensively t i l monitored it d ffor moisture i t ((nott just energy) for at least 1 year •A “Southeast Model” of building commissioning is required that will incorporate enhanced design reviews, more involvement by the CA during construction for waterproofing, and a much enhanced warranty period verification that includes moisture/humidity concerns. Copyright Liberty Building Forensics Group – Duplication by Permission Only

Conclusions 1.

Building Commissioning (QA) must incorporate: -Enhanced technical peer reviews: HVAC + Envelope + Green Products -Through evaluation of new, innovative materials -Development of a green building design checklist -Water testing of the envelope is more important during construction Building verification must include moisture monitoring monitoring, not just energy monitoring -Building

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Perform multiple technical peer reviews during design focusing on: --Predicting interaction of the various building systems --Predicting the building’s post-construction performance --Analyzing the envelope performance --Design team must incorporate the “best practices” in the fields of waterproofing, humidity control, and building envelope performance.

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Design & contractors must place hot/humid climate criteria ahead of LEED credits Closely analyze new products touted as “green” or innovative, especially i ll products d t used d iin th the HVAC and d building b ildi envelope l systems. Carefully review warranties, disclaimers, length of inservice testing, and data sheets.

In short, successful design & construction teams in the southeast will develop a different green building model than USGBC currently suggests. Copyright Liberty Building Forensics Group – Duplication by Permission Only

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