Washington D.c. October 2008
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The Hidden Risks of Green Buildings: Why Building Failures are Likely & How to Reduce Your Risks
Lorman Educational Services g , DC Washington, Speakers: David Odom & Richard Scott Scott--Liberty Lib t Building B ildi Forensics F i Group® G ® Jim Bidgood & Eugene Heady--Smith, Currie & Hancock LLP
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Speaker Bios J. David Odom [email protected] 407-697-7227 David Odom is a building forensics expert and Vice President with Liberty Building Forensics Group® in Orlando, Florida. Prior to joining LBFG he spent 30 years with CH2M Hill. He has authored over 30 articles and co-authored three manuals, including: 1. A CEU monograph for NCARB (the National Council of Architectural Registration Boards) on moisture and mold prevention: Mold & Moisture Prevention 2. A manual published by Fairmont Press: Commissioning Buildings in Hot, Humid Climates 3. A manual for Walt Disney World Corporation: Preventing Moisture & Mold Problems: Design & Construction Guidelines In 2007 he co-authored a mini-monograph for NCARB titled The Hidden Risk of Green Buildings: Avoiding Moisture & Mold Problems. In 1998 he was named Indoor Air Quality Person of the Year and in 1999 he was recognized as one of the 50 Most Influential People in the indoor air quality field.
Richard J. Scott [email protected] 352-219-3577 Richard Scott, AIA, NCARB, LEED®AP with Liberty Building Forensics Group® in Orlando, Florida, is a senior forensic architect focusing on moisture, mold, and building envelope problems. Mr. Scott has co-authored a CEU monograph for NCARB (the National Council of Architectural Registration Boards) on moisture and mold prevention: Mold & Moisture Prevention. He has authored articles and technical papers, including Pioneering Building Envelope Commissioning to Prevent Moisture Intrusion for the American Society of Civil Engineers’ Forensic Engineering Symposium. Mr. Scott was a LEED®AP consultant for some of the first LEED® certified buildings in the Southeast, such as Emory University that achieved a LEED® Silver Rating. Currently he is providing consulting services on multiple green building projects around the United States.
He is currently working on multiple green projects involving a ski resort at Lake Tahoe (CA), a 5-star multi-use building in Vail (CO), and a large resort under design in Hawaii. Liberty Building Forensics Group® is a firm that specializes in forensic building investigations, expert witness/litigation support, building commissioning, and green building consultancy. Their staff has led the diagnosis and remediation of some of the largest building failures in the country, including the $60 million defect claim at a luxury resort in Honolulu and the $20 million Martin County Courthouse problems. LBFG has performed commissioning and green building-related services on over $3 billion in new construction since 1995. They can be reached at www.libertybuilding.com or at 407-703-1300 in Orlando, Florida.
The High Risk of Green Buildings
The Hidden Risks of Green Buildings: Why Building Failures are Likely & How to Reduce Your Risks
Lorman Educational Services Washington, DC S Speakers: David Odom & Richard Scott--Liberty Building Forensics Group® Jim Bidgood & Eugene Heady--Smith, Currie & Hancock LLP
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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. 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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The High Risk of Green Buildings
Premises of the Presentation • Building green is a noble goal, but there is strong evidence that green buildings are higher risk buildings • 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 & regionally correct 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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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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The High Risk of Green Buildings
Green Building Risks • • • •
Legal risks Insurance risks Project risks Technical risks
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Complex Building + Strong HVAC Drivers = “High Risk” Buildings
Building Complexity
III “high” high
II “moderate”
I “low” Mild
Intense HVAC Drivers Source: 1996 Florida Solar Energy Center (FSEC) Study.
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The High Risk of Green Buildings
Post-Construction Deficiencies Experienced by Walt Disney World
Thermal & Moisture Mechanical
35%
16%
Finishes Conveying S t Systems General Requirements Site Work Electrical
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Green Buildings Versus “Lower 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 flush out -Low L VOC material t i l selection l ti 6. Stresses extra thermal insulation 7. Does not address rainwater
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 building flush out -Agrees A with ith llow VOC materials t i l 6. Stresses drying potential of walls & ceilings 7. Stresses avoiding rainwater intrusion
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The High Risk of Green Buildings
Course Agenda Morning • • • •
Course Overview-David Odom Overview of Green Building Concepts -Rick Rick Scott Specific Higher Risk” Green Building Concepts –Rick Scott Problem Prevention Approaches-David Odom
Lunch Afternoon • • • •
Managing Risks When Building Green- Jim Bidgood & Gene Heady Contract Risks, Risks Contract Forms & Risk Reduction Language–Jim Language Jim Bidgood & Gene Heady Insurance Issues for Green Buildings – Jim Bidgood & Gene Heady Final Tips for Successful Green Buildings -Everyone
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The Hidden Risks of Green Buildings
October 2008
LEED Leadership in Energy & Environmental Design g
Many of LEED graphics and information are from USGBC website: usgbc.org Copyright Liberty Building Forensics Group® – Duplication by Permission Only 1
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The Hidden Risks of Green Buildings
October 2008
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USGBC US Green Building Council (www usgbc org) (www.usgbc.org) •Founded 1993 •Represents all segments of Building Industry •Committee-Based, Member-Driven, Consensus-Focused Copyright Liberty Building Forensics Group® – Duplication by Permission Only 4
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The Hidden Risks of Green Buildings
October 2008
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.
Site g Planning
LEED is the current “Gold Standard” by USGBC Copyright Liberty Building Forensics Group® – Duplication by Permission Only 5
LEED Leadership in Energy & Environmental Design •7 Prerequisites •69 Potential Credits (Points) 26
33
39
52
69
Platinum Gold Silver Certified Copyright Liberty Building Forensics Group® – Duplication by Permission Only 6
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The Hidden Risks of Green Buildings
October 2008
LEED Checklist
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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 Hidden Risks of Green Buildings
October 2008
Emory University Whitehead Biomedical Research Building First LEED Certified Building in Southeast Achieved Silver Rating
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
October 2008
Additional Construction Costs for LEED-certified buildings Average for offices and schools, based on 40 buildings
PLATINUM GOLD
Conventional Building Cost (100%)
(2 buildings)
6 8% 6.8% 2.2%
(9 buildings)
SILVER
Additional Cost
(21 buildings)
1.9%
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
Higher Risk Green Building Concepts
B Building Co omplexity
III “high”
II “moderate”
I “low” Mild
Intense Green Drivers
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Green Buildings Versus 1.More Outside Air “Lower Risk”, Regionally-Correct Buildings
2.Stress Innovative Materials Concepts Green Buildings Low Risk & Buildings 1. Minimum outside airMaterials (not exceed ASHRAE) 3.Renewable/Carbohydrate
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
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 avoiding rainwater intrusion
4.Emphasis on Energy Conservation 5.Stress VOC Reduction
6.Stress Extra Thermal Insulation
7.Cx Does Not Address Rainwater/RH/Air Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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The Hidden Risks of Green Buildings
Risks Associated With New Materials & Concepts “New New materials are unproven by definition definition. Like most experiments they tend to fail. If the experiment is the whole exterior of the building (or the entire HVAC system), they fail big.” Quote from
“How Buildings Learn: What happens after they’re built” by Stewart Brand Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Risks Associated With New Materials & Concepts Challenge: Understanding performance of new materials ate a s a and d syste systems s in high g risk s a areas eas o of envelope assembly • Vapor retarder vs. air barrier vs. secondary rainwater barrier • Dewpoint location • Interrelationship with HVAC • Transitions and terminations • Interaction with other materials-compatibility • Moisture Absorption Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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The Hidden Risks of Green Buildings
Innovative Concepts: Vegetative Roof
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Innovative Concepts: Vegetative Roof
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Innovative Materials & Increased Insulation: Hides Water Leaks & Reduce Wall Drying
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Innovative Materials: Understand Performance Characteristics
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The Hidden Risks of Green Buildings
Innovative & Carbohydrate Materials Understand Performance Characteristics
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Innovative Concepts/Not Address Rainwater Vapor Retarder Building Paper Moisture Barrier Sealant Flashing (not called out)
Flexible Flashing Surround
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The Hidden Risks of Green Buildings
Innovative Concepts/Not Address Rainwater Phillip Merrill Environmental Center Chesapeake Bay Foundation First Platinum LEED Building-2001 Building envelope materials selected to achieve LEED status--the project experienced substantial rainwater penetration
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Innovative Materials & Concepts
3-D/Isometric Sketches Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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The Hidden Risks of Green Buildings
Cx Does Not Address
Source: Terry Brennan, EPA Guidelines Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Cx Does Not Address: Building Envelope Air Tightness •Opened April 2001 •Closed July 2002 •Cost to remediateInitially $10M, then $20M, now $65M
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The Hidden Risks of Green Buildings
Cx Does Not Address: Envelope Air Tightness
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Cx Does Not Address: Envelope Air TIghtness—AABA Performance Item
Materials
Air Pressure ASTM Test Permeance Differential NTE 0.004 cfm/ft2 0.3 in. water E 2178
Assemblies 0.03 0 03 cfm/ft2
0 3 in 0.3 in. water E 1677
Entire Building
0.3 in. water E 779
0.2 cfm/ft2
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Increase Thermal Insulation/Cx Does Not Address Increases in energy performance can reduce moisture control
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Increase Thermal Insulation/Cx Does Not Address Hot Attic Air Cold Supply Air
°F
Dew-point
DB Temp Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Increase Thermal Insulation/Cx Does Not Address: 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
OUTDOOR CONDITIONS:
Dewpoint Temperature: Vapor Pressure
80.0 F Dry Bulb
82% RH
74.0 F
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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Risks of Increased Outside Air Ventilation LEED credits for meeting or exceeding ASHRAE 62.1-2004 Requirements for Mechanically Ventilated Spaces: g zone ventilation rates to all Increase breathing occupied spaces by at least 30% above the minimum rates required by ASHRAE Std. 62.1-2004. Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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In 1989 Ventilation Requirements Tripled and Building Failures Increased Dramatically
25
Billings ASHVE
Flugge
Requirements
20
ASHRAE Standard
15
62-89
10
Requirements
5 0
ASHRAE Standard
Yaglou ASHVE
Tregold
ASHRAE Standard
62-81
62-73
1825 1850 1875 1900 1925 1950 1975 1980 1985 1990 Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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VOC Reduction: Using Exhausts to Remove Odors & Control Pollutants
• Most frequent source control is local exhaust • Local exhaust can result in – Local depressurization can cause uncontrolled air flows, especially p y if exhaust amounts >5Pa
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The Hidden Risks of Green Buildings
VOC Reduction: Using Exhausts to Remove Odors & Control Pollutants Can Result in Mold and Moisture Problems Exhaust on
-
+
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Increasing Building Ventilation Can Increase Pressure Imbalances
Common Understanding “Smart Air Syndrome”
Actual Process
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The Hidden Risks of Green Buildings
Infiltration and Exhaust Air Problems Damage caused by uncontrolled air flows
Mold Growth in Wall Cavities Due to Uncontrolled Air Flows Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Infiltration and Exhaust Air Problems Damage caused by uncontrolled air flows
Mold Growth On Back of Chest Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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The Hidden Risks of Green Buildings
Increasing Outdoor Air and Thermal Comfort
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Increasing Outdoor Air and Thermal Comfort
• For operable windows consider sensors and automatic t ti overrides id
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The Hidden Risks of Green Buildings
VOC Reduction: Flushout
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High Moisture Levels in Outside Air Makes Building Flush Out Risky in the SE & Summertime in NE & Midwest 400
Dehumidification
300
BTU Days
200
Cooling
100
0
-100
Note: Data apply to central Florida. -200 Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Source: Mildew and Moisture Problems in Hotels and Motels in Florida, Dr. Virginia Peart, 1989.
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Moisture Impact of Building Flush-Out in a 100,000 Sq. Ft. Building LEED R Requirement i for Building Flush Out
14 14,000 000 cf/sq f/ fft X100,000 sq ft 1,400,000,000 cf = 234,093 gallons of additional moisture (Assuming an outside dew point of 75 degrees)
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Deficiencies in Current Approach to Building Commissioning • LEED Fundamental Cx Cx—EA EA Prerequisite 1 Intent of EA 1: Verify that the building’s energy related systems are installed, calibrated, and perform according to the owner’s project requirements, basis of design & construction documents • LEED Enhanced Commissioning—EA Credit 3 Intent of EA 3: Begin the Cx process early during the design process and execute additional activities after systems performance verification is complete
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Concerns About Fundamental & Enhanced Commissioning (Cx) • Cx focuses on energy performance and NOT on moisture control • Cx focuses more on individual systems and less on the interaction between systems • Cx does not evaluate the envelope performance • Basic Cx focuses more on end-of-construction activities • Cx does not identify design flaws Cx document review focuses on ability of building systems to be commissioned, not how systems will perform in hot, humid climates Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Cx Does Not Address Interaction Between Envelope & HVAC System HVAC Pressurization
Wall*
;
Unlikely
Probable
Unlikely
Probable
Unlikely
Very Likely
Possible
Very Likely
Potential for Moisture/Mold Problems in Hot, Humid Climates Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Envelope Construction Phase Commissioning Differs from HVAC Commissioning HVAC
Envelope
Many components M t can be b tested individually, before system is complete
Difficult Diffi lt to t perform f partial ti l tests–not watertight until almost complete
Testing well developed & widely recognized (TAB); ASHRAE guidelines ~10 years One Main Sub--familiar with Cx/TAB
Testing less developed, more difficult to implement, & less recognized; no comprehensive guidelines Many Subs--unfamiliar with Cx--which one is responsible for testing failures?
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Innovation & Design Process “Most new products are experiments and most experiments fail.” ---Stewart Brand Everytime one of our buildings wins an award we get a lawsuit --Anonymous (Engineering Firm)
“If the roof doesn’t leak then the architect hasn’t been creative enough” ---Frank Lloyd Wright
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Innovation & Design Process EDITORIAL By Dave Barista, Managing Editor ‘LEEDwashing’—the new wave in greenwashing .‘ •In the bulding industry, industry greenwashing typically refers to the practice of making misleading or unsubstantiated claims about the environmental benefits of materials, finishes, or systems. • manufacturers will take a product that is on some level green and spend much more money promoting it than they spent on the effort to make it green in the first place. To me, that is greenwash as well •‘LEEDwashing”—the g practice of making p g the claim that a p paritcular p product can earn a certain number of credits through the U.S. Green Building Council’s Leadership in Energy and Environmental Design rating program •Despite the widespread concern over greenwashing, Nlicolow argues that the practice may actually provide some benefit to the green building movement. “I see greenwash as the ‘gateway drug’ for institutional change Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Innovation & Design Process
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The Hidden Risks of Green Buildings
Innovation & Design Process Possible LEED Innovation in Design Credit
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The High Risk of Green Buildings
Preventing Green Building Failures— Specific Techniques to Implement
•Summarize of the Risks •How to Prevent Problems •What Should a Successful Green Building Look Like
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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
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 Copyright Liberty Building Forensics® Group – Duplication by Permission Only
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 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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The High Risk of Green Buildings
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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Predicting Building Failures in the Schematic Design Phase
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The High Risk of Green Buildings
Predicting Future Building Failures During Early Design
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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
Post Construction Performance Verification
Cost of Action/ Solution
0.0%
Design
Construction
Occupancy
Source: Adapted from Quality in the Constructed Project, American Society of Civil Engineers, 1988.
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The High Risk of Green Buildings
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
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Comparing Wall Moisture Performance With +2 Pa & -2 Pa Pressures (FL Solar Energy Center Photo)
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The High Risk of Green Buildings
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
OUTDOOR CONDITIONS:
Dewpoint Temperature: Vapor Pressure
80.0 F Dry Bulb
82% RH
74.0 F
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%
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Temperature Profile
Use of Innovative & Energy Saving Products Can Have Unintended Consequences
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The High Risk of Green Buildings
Materials & Resources
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VIDEO
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The High Risk of Green Buildings
Summarize the Risks in Green Buildings •
Increased OSA ventilation -Is
counter to energy conservation -Substantially increases the chance of uncontrolled air flows (pressure imbalances) Solves problems related to odors, odors increased CO2 CO2, and off off-gassing gassing -Solves -Increases problems related to humidity control
•
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
-
•
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)
-
•
LEED-Driven, LEED Driven, Construction Construction-Phase Phase Activities in Hot, Humid Climates
•
Emphasis on Energy Verification & Under-Emphasis on Moisture Verification
Building flush-out during construction
-
EA Credit 5: Measurement & Verification. Intent: Provide for the ongoing accountability of building energy consumption over time.
-
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Successful Green Buildings on the East Coast: •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 on the East Coast: •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 than just 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 •An Improved 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 includes concerns. Copyright verification Liberty Building that Forensics® Group moisture/humidity – 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, not just energy monitoring
2 2.
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.
3.
Designers & contractors must place regionally-specific climate criteria ahead of LEED credits
4.
Closelyy analyze y new p products touted as “green” g or innovative,, especially p y products used in the HVAC and building envelope systems. Carefully review warranties, disclaimers, length of in-service testing, and data sheets.
•
Development of a Green Building Risk Management Plan --Addresses unique contract provisions, definition of green building terms, evaluating new products & innovative procedures, and provides legal & insurance insights
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This presentation attempts to provide accurate and authoritative information on the subject matter covered. It is not intended to provide specific p p legal g or technical advice,, but rather serves as a general source of information on moisture and mold problems. Liberty Building Forensics Group® (LBFG) makes no representation or warranty, expressed or implied, concerning the completeness, accuracy, or applicability of any information contained in this presentation. No liability p y of any y kind shall be assumed by y LBFG® as a result of reliance on any information contained in this publication. All rights reserved. No part of this publication may be reproduced in any form or by any means without the prior expressed written permission of LBFG®. p
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Lorman Educational Services g , DC Washington, Speakers: David Odom & Richard Scott Scott--Liberty Lib t Building B ildi Forensics F i Group® G ® Jim Bidgood & Eugene Heady--Smith, Currie & Hancock LLP
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Speaker Bios J. David Odom [email protected] 407-697-7227 David Odom is a building forensics expert and Vice President with Liberty Building Forensics Group® in Orlando, Florida. Prior to joining LBFG he spent 30 years with CH2M Hill. He has authored over 30 articles and co-authored three manuals, including: 1. A CEU monograph for NCARB (the National Council of Architectural Registration Boards) on moisture and mold prevention: Mold & Moisture Prevention 2. A manual published by Fairmont Press: Commissioning Buildings in Hot, Humid Climates 3. A manual for Walt Disney World Corporation: Preventing Moisture & Mold Problems: Design & Construction Guidelines In 2007 he co-authored a mini-monograph for NCARB titled The Hidden Risk of Green Buildings: Avoiding Moisture & Mold Problems. In 1998 he was named Indoor Air Quality Person of the Year and in 1999 he was recognized as one of the 50 Most Influential People in the indoor air quality field.
Richard J. Scott [email protected] 352-219-3577 Richard Scott, AIA, NCARB, LEED®AP with Liberty Building Forensics Group® in Orlando, Florida, is a senior forensic architect focusing on moisture, mold, and building envelope problems. Mr. Scott has co-authored a CEU monograph for NCARB (the National Council of Architectural Registration Boards) on moisture and mold prevention: Mold & Moisture Prevention. He has authored articles and technical papers, including Pioneering Building Envelope Commissioning to Prevent Moisture Intrusion for the American Society of Civil Engineers’ Forensic Engineering Symposium. Mr. Scott was a LEED®AP consultant for some of the first LEED® certified buildings in the Southeast, such as Emory University that achieved a LEED® Silver Rating. Currently he is providing consulting services on multiple green building projects around the United States.
He is currently working on multiple green projects involving a ski resort at Lake Tahoe (CA), a 5-star multi-use building in Vail (CO), and a large resort under design in Hawaii. Liberty Building Forensics Group® is a firm that specializes in forensic building investigations, expert witness/litigation support, building commissioning, and green building consultancy. Their staff has led the diagnosis and remediation of some of the largest building failures in the country, including the $60 million defect claim at a luxury resort in Honolulu and the $20 million Martin County Courthouse problems. LBFG has performed commissioning and green building-related services on over $3 billion in new construction since 1995. They can be reached at www.libertybuilding.com or at 407-703-1300 in Orlando, Florida.
The High Risk of Green Buildings
The Hidden Risks of Green Buildings: Why Building Failures are Likely & How to Reduce Your Risks
Lorman Educational Services Washington, DC S Speakers: David Odom & Richard Scott--Liberty Building Forensics Group® Jim Bidgood & Eugene Heady--Smith, Currie & Hancock LLP
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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. 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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The High Risk of Green Buildings
Premises of the Presentation • Building green is a noble goal, but there is strong evidence that green buildings are higher risk buildings • 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 & regionally correct 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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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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The High Risk of Green Buildings
Green Building Risks • • • •
Legal risks Insurance risks Project risks Technical risks
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Complex Building + Strong HVAC Drivers = “High Risk” Buildings
Building Complexity
III “high” high
II “moderate”
I “low” Mild
Intense HVAC Drivers Source: 1996 Florida Solar Energy Center (FSEC) Study.
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The High Risk of Green Buildings
Post-Construction Deficiencies Experienced by Walt Disney World
Thermal & Moisture Mechanical
35%
16%
Finishes Conveying S t Systems General Requirements Site Work Electrical
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Green Buildings Versus “Lower 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 flush out -Low L VOC material t i l selection l ti 6. Stresses extra thermal insulation 7. Does not address rainwater
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 building flush out -Agrees A with ith llow VOC materials t i l 6. Stresses drying potential of walls & ceilings 7. Stresses avoiding rainwater intrusion
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The High Risk of Green Buildings
Course Agenda Morning • • • •
Course Overview-David Odom Overview of Green Building Concepts -Rick Rick Scott Specific Higher Risk” Green Building Concepts –Rick Scott Problem Prevention Approaches-David Odom
Lunch Afternoon • • • •
Managing Risks When Building Green- Jim Bidgood & Gene Heady Contract Risks, Risks Contract Forms & Risk Reduction Language–Jim Language Jim Bidgood & Gene Heady Insurance Issues for Green Buildings – Jim Bidgood & Gene Heady Final Tips for Successful Green Buildings -Everyone
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The Hidden Risks of Green Buildings
October 2008
LEED Leadership in Energy & Environmental Design g
Many of LEED graphics and information are from USGBC website: usgbc.org Copyright Liberty Building Forensics Group® – Duplication by Permission Only 1
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The Hidden Risks of Green Buildings
October 2008
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USGBC US Green Building Council (www usgbc org) (www.usgbc.org) •Founded 1993 •Represents all segments of Building Industry •Committee-Based, Member-Driven, Consensus-Focused Copyright Liberty Building Forensics Group® – Duplication by Permission Only 4
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The Hidden Risks of Green Buildings
October 2008
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.
Site g Planning
LEED is the current “Gold Standard” by USGBC Copyright Liberty Building Forensics Group® – Duplication by Permission Only 5
LEED Leadership in Energy & Environmental Design •7 Prerequisites •69 Potential Credits (Points) 26
33
39
52
69
Platinum Gold Silver Certified Copyright Liberty Building Forensics Group® – Duplication by Permission Only 6
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The Hidden Risks of Green Buildings
October 2008
LEED Checklist
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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 Hidden Risks of Green Buildings
October 2008
Emory University Whitehead Biomedical Research Building First LEED Certified Building in Southeast Achieved Silver Rating
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
October 2008
Additional Construction Costs for LEED-certified buildings Average for offices and schools, based on 40 buildings
PLATINUM GOLD
Conventional Building Cost (100%)
(2 buildings)
6 8% 6.8% 2.2%
(9 buildings)
SILVER
Additional Cost
(21 buildings)
1.9%
Copyright Liberty Building Forensics Group® – Duplication by Permission Only CERTIFIED .66% 19 (8 buildings)
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
October 2008
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The Hidden Risks of Green Buildings
Higher Risk Green Building Concepts
B Building Co omplexity
III “high”
II “moderate”
I “low” Mild
Intense Green Drivers
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Green Buildings Versus 1.More Outside Air “Lower Risk”, Regionally-Correct Buildings
2.Stress Innovative Materials Concepts Green Buildings Low Risk & Buildings 1. Minimum outside airMaterials (not exceed ASHRAE) 3.Renewable/Carbohydrate
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
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 avoiding rainwater intrusion
4.Emphasis on Energy Conservation 5.Stress VOC Reduction
6.Stress Extra Thermal Insulation
7.Cx Does Not Address Rainwater/RH/Air Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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The Hidden Risks of Green Buildings
Risks Associated With New Materials & Concepts “New New materials are unproven by definition definition. Like most experiments they tend to fail. If the experiment is the whole exterior of the building (or the entire HVAC system), they fail big.” Quote from
“How Buildings Learn: What happens after they’re built” by Stewart Brand Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Risks Associated With New Materials & Concepts Challenge: Understanding performance of new materials ate a s a and d syste systems s in high g risk s a areas eas o of envelope assembly • Vapor retarder vs. air barrier vs. secondary rainwater barrier • Dewpoint location • Interrelationship with HVAC • Transitions and terminations • Interaction with other materials-compatibility • Moisture Absorption Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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The Hidden Risks of Green Buildings
Innovative Concepts: Vegetative Roof
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Innovative Concepts: Vegetative Roof
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The Hidden Risks of Green Buildings
Innovative Materials & Increased Insulation: Hides Water Leaks & Reduce Wall Drying
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Innovative Materials: Understand Performance Characteristics
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The Hidden Risks of Green Buildings
Innovative & Carbohydrate Materials Understand Performance Characteristics
9
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Innovative Concepts/Not Address Rainwater Vapor Retarder Building Paper Moisture Barrier Sealant Flashing (not called out)
Flexible Flashing Surround
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The Hidden Risks of Green Buildings
Innovative Concepts/Not Address Rainwater Phillip Merrill Environmental Center Chesapeake Bay Foundation First Platinum LEED Building-2001 Building envelope materials selected to achieve LEED status--the project experienced substantial rainwater penetration
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Innovative Materials & Concepts
3-D/Isometric Sketches Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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The Hidden Risks of Green Buildings
Cx Does Not Address
Source: Terry Brennan, EPA Guidelines Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Cx Does Not Address: Building Envelope Air Tightness •Opened April 2001 •Closed July 2002 •Cost to remediateInitially $10M, then $20M, now $65M
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The Hidden Risks of Green Buildings
Cx Does Not Address: Envelope Air Tightness
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Cx Does Not Address: Envelope Air TIghtness—AABA Performance Item
Materials
Air Pressure ASTM Test Permeance Differential NTE 0.004 cfm/ft2 0.3 in. water E 2178
Assemblies 0.03 0 03 cfm/ft2
0 3 in 0.3 in. water E 1677
Entire Building
0.3 in. water E 779
0.2 cfm/ft2
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The Hidden Risks of Green Buildings
Increase Thermal Insulation/Cx Does Not Address Increases in energy performance can reduce moisture control
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Increase Thermal Insulation/Cx Does Not Address Hot Attic Air Cold Supply Air
°F
Dew-point
DB Temp Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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The Hidden Risks of Green Buildings
Increase Thermal Insulation/Cx Does Not Address: 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
OUTDOOR CONDITIONS:
Dewpoint Temperature: Vapor Pressure
80.0 F Dry Bulb
82% RH
74.0 F
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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Risks of Increased Outside Air Ventilation LEED credits for meeting or exceeding ASHRAE 62.1-2004 Requirements for Mechanically Ventilated Spaces: g zone ventilation rates to all Increase breathing occupied spaces by at least 30% above the minimum rates required by ASHRAE Std. 62.1-2004. Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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20
10
The Hidden Risks of Green Buildings
In 1989 Ventilation Requirements Tripled and Building Failures Increased Dramatically
25
Billings ASHVE
Flugge
Requirements
20
ASHRAE Standard
15
62-89
10
Requirements
5 0
ASHRAE Standard
Yaglou ASHVE
Tregold
ASHRAE Standard
62-81
62-73
1825 1850 1875 1900 1925 1950 1975 1980 1985 1990 Copyright Liberty Building Forensics Group® – Duplication by Permission Only
21
VOC Reduction: Using Exhausts to Remove Odors & Control Pollutants
• Most frequent source control is local exhaust • Local exhaust can result in – Local depressurization can cause uncontrolled air flows, especially p y if exhaust amounts >5Pa
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11
The Hidden Risks of Green Buildings
VOC Reduction: Using Exhausts to Remove Odors & Control Pollutants Can Result in Mold and Moisture Problems Exhaust on
-
+
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Increasing Building Ventilation Can Increase Pressure Imbalances
Common Understanding “Smart Air Syndrome”
Actual Process
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12
The Hidden Risks of Green Buildings
Infiltration and Exhaust Air Problems Damage caused by uncontrolled air flows
Mold Growth in Wall Cavities Due to Uncontrolled Air Flows Copyright Liberty Building Forensics Group® – Duplication by Permission Only
25
Infiltration and Exhaust Air Problems Damage caused by uncontrolled air flows
Mold Growth On Back of Chest Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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13
The Hidden Risks of Green Buildings
Increasing Outdoor Air and Thermal Comfort
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Increasing Outdoor Air and Thermal Comfort
• For operable windows consider sensors and automatic t ti overrides id
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14
The Hidden Risks of Green Buildings
VOC Reduction: Flushout
29
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High Moisture Levels in Outside Air Makes Building Flush Out Risky in the SE & Summertime in NE & Midwest 400
Dehumidification
300
BTU Days
200
Cooling
100
0
-100
Note: Data apply to central Florida. -200 Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Source: Mildew and Moisture Problems in Hotels and Motels in Florida, Dr. Virginia Peart, 1989.
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15
The Hidden Risks of Green Buildings
Moisture Impact of Building Flush-Out in a 100,000 Sq. Ft. Building LEED R Requirement i for Building Flush Out
14 14,000 000 cf/sq f/ fft X100,000 sq ft 1,400,000,000 cf = 234,093 gallons of additional moisture (Assuming an outside dew point of 75 degrees)
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Deficiencies in Current Approach to Building Commissioning • LEED Fundamental Cx Cx—EA EA Prerequisite 1 Intent of EA 1: Verify that the building’s energy related systems are installed, calibrated, and perform according to the owner’s project requirements, basis of design & construction documents • LEED Enhanced Commissioning—EA Credit 3 Intent of EA 3: Begin the Cx process early during the design process and execute additional activities after systems performance verification is complete
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16
The Hidden Risks of Green Buildings
Concerns About Fundamental & Enhanced Commissioning (Cx) • Cx focuses on energy performance and NOT on moisture control • Cx focuses more on individual systems and less on the interaction between systems • Cx does not evaluate the envelope performance • Basic Cx focuses more on end-of-construction activities • Cx does not identify design flaws Cx document review focuses on ability of building systems to be commissioned, not how systems will perform in hot, humid climates Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Cx Does Not Address Interaction Between Envelope & HVAC System HVAC Pressurization
Wall*
;
Unlikely
Probable
Unlikely
Probable
Unlikely
Very Likely
Possible
Very Likely
Potential for Moisture/Mold Problems in Hot, Humid Climates Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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34
17
The Hidden Risks of Green Buildings
Envelope Construction Phase Commissioning Differs from HVAC Commissioning HVAC
Envelope
Many components M t can be b tested individually, before system is complete
Difficult Diffi lt to t perform f partial ti l tests–not watertight until almost complete
Testing well developed & widely recognized (TAB); ASHRAE guidelines ~10 years One Main Sub--familiar with Cx/TAB
Testing less developed, more difficult to implement, & less recognized; no comprehensive guidelines Many Subs--unfamiliar with Cx--which one is responsible for testing failures?
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Innovation & Design Process “Most new products are experiments and most experiments fail.” ---Stewart Brand Everytime one of our buildings wins an award we get a lawsuit --Anonymous (Engineering Firm)
“If the roof doesn’t leak then the architect hasn’t been creative enough” ---Frank Lloyd Wright
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18
The Hidden Risks of Green Buildings
Innovation & Design Process EDITORIAL By Dave Barista, Managing Editor ‘LEEDwashing’—the new wave in greenwashing .‘ •In the bulding industry, industry greenwashing typically refers to the practice of making misleading or unsubstantiated claims about the environmental benefits of materials, finishes, or systems. • manufacturers will take a product that is on some level green and spend much more money promoting it than they spent on the effort to make it green in the first place. To me, that is greenwash as well •‘LEEDwashing”—the g practice of making p g the claim that a p paritcular p product can earn a certain number of credits through the U.S. Green Building Council’s Leadership in Energy and Environmental Design rating program •Despite the widespread concern over greenwashing, Nlicolow argues that the practice may actually provide some benefit to the green building movement. “I see greenwash as the ‘gateway drug’ for institutional change Copyright Liberty Building Forensics Group® – Duplication by Permission Only
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Innovation & Design Process
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19
The Hidden Risks of Green Buildings
Innovation & Design Process Possible LEED Innovation in Design Credit
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20
The High Risk of Green Buildings
Preventing Green Building Failures— Specific Techniques to Implement
•Summarize of the Risks •How to Prevent Problems •What Should a Successful Green Building Look Like
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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
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 Copyright Liberty Building Forensics® Group – Duplication by Permission Only
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 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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2
The High Risk of Green Buildings
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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Predicting Building Failures in the Schematic Design Phase
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3
The High Risk of Green Buildings
Predicting Future Building Failures During Early Design
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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
Post Construction Performance Verification
Cost of Action/ Solution
0.0%
Design
Construction
Occupancy
Source: Adapted from Quality in the Constructed Project, American Society of Civil Engineers, 1988.
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The High Risk of Green Buildings
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
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Comparing Wall Moisture Performance With +2 Pa & -2 Pa Pressures (FL Solar Energy Center Photo)
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The High Risk of Green Buildings
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
OUTDOOR CONDITIONS:
Dewpoint Temperature: Vapor Pressure
80.0 F Dry Bulb
82% RH
74.0 F
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%
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Temperature Profile
Use of Innovative & Energy Saving Products Can Have Unintended Consequences
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The High Risk of Green Buildings
Materials & Resources
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VIDEO
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The High Risk of Green Buildings
Summarize the Risks in Green Buildings •
Increased OSA ventilation -Is
counter to energy conservation -Substantially increases the chance of uncontrolled air flows (pressure imbalances) Solves problems related to odors, odors increased CO2 CO2, and off off-gassing gassing -Solves -Increases problems related to humidity control
•
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
-
•
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)
-
•
LEED-Driven, LEED Driven, Construction Construction-Phase Phase Activities in Hot, Humid Climates
•
Emphasis on Energy Verification & Under-Emphasis on Moisture Verification
Building flush-out during construction
-
EA Credit 5: Measurement & Verification. Intent: Provide for the ongoing accountability of building energy consumption over time.
-
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Successful Green Buildings on the East Coast: •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 on the East Coast: •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 than just 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 •An Improved 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 includes concerns. Copyright verification Liberty Building that Forensics® Group moisture/humidity – 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, not just energy monitoring
2 2.
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.
3.
Designers & contractors must place regionally-specific climate criteria ahead of LEED credits
4.
Closelyy analyze y new p products touted as “green” g or innovative,, especially p y products used in the HVAC and building envelope systems. Carefully review warranties, disclaimers, length of in-service testing, and data sheets.
•
Development of a Green Building Risk Management Plan --Addresses unique contract provisions, definition of green building terms, evaluating new products & innovative procedures, and provides legal & insurance insights
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This presentation attempts to provide accurate and authoritative information on the subject matter covered. It is not intended to provide specific p p legal g or technical advice,, but rather serves as a general source of information on moisture and mold problems. Liberty Building Forensics Group® (LBFG) makes no representation or warranty, expressed or implied, concerning the completeness, accuracy, or applicability of any information contained in this presentation. No liability p y of any y kind shall be assumed by y LBFG® as a result of reliance on any information contained in this publication. All rights reserved. No part of this publication may be reproduced in any form or by any means without the prior expressed written permission of LBFG®. p
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