Turning the tables on young men, young women will be the demographic group to watch, as they come to the housing market better educated and with higher paying jobs than their male counterparts.

In an NAHB webinar on June 30, James Chung, president of Reach Advisors, cited some demographic statistics about the U.S. population that ought to have an especially upbeat ring in the ears of the developers of multifamily rental properties. However, he cautioned that the dynamics of the marketplace will be dramatically different.

“The demographic winds have clearly changed for residential real estate,” Chung said, “from massive tail winds to massive head winds ahead. The good news is that multifamily still has some tail winds ahead after the storm subsides, much more so than other sorts of real estate, but the wind in the sails will be different from the past.”

Less Money to Spend on Housing

Nobody quite knows for sure how the emerging economy will color the behavior of consumers, but as the U.S. population begins to get back on its feet financially it is unlikely that typical housing consumers will have the wherewithal they once had to spend on housing.

In terms of household income, statistics from the Census Bureau depict a decade in which the top 10% captured 50% of all U.S. earnings and the top 1% landed 25%, he said. In inflation-adjusted dollars, from 2000 to 2008 incomes were down for every age group up through the younger half of the baby boom, those aged 45 to 54, who saw their median income plunge almost 12%.

The younger baby boomers, the large majority of whom are well-established home owners, will be able to soften that blow by falling back on healthy amounts of home equity, according to Chung. But that won’t be the case for Generation Y members, who have feet planted in both the 15-to-24-year and 25-to-34 age groups, both of which experienced a decline in median household income in the 7% to 8% range through 2008.

Born roughly in the 1980s through 1990s, members of Gen Y had actually been spending more than prior generations at their age even though they had less income than those who had preceded them, Chung said. But their high-spending ways began fizzling out with the onset of the recession, he said, as the subsidies they had been receiving from their parents started “shrinking fast.”

The nation’s current job situation remains at detrimental levels for housing, Chung reminded his audience, with roughly 20% of the workforce out of work, underemployed or so discouraged that it has dropped out. Returning to full-employment will need some time, maybe not as long as the decade or more the Japanese took to recover following the collapse of their financial institutions in the 1990s, he said, but that scenario is a more likely outcome for today’s precarious U.S. economy than the rapid job creation that used to occur in the aftermath of recessions.

What young women are able to earn in the period ahead and how well they fare on their career paths will have implications for housing, he indicated, perhaps enabling them to pass more quickly than expected through the upper end of multifamily rentals into the first-time buyer market.

The amount of support that prospective renters and buyers receive from the economy remains a major unknown, but Chung laid out some demographic numbers and market research on Gen Y that builders should be digesting now.

U.S. Population Keeps on Growing

The best news the demographics have to offer housing is that the U.S. population, unlike in most other industrialized countries, will continue on an upward march, growing from 300 million five years ago to 350 million 15 years from now and 400 million in maybe 25 years from today.

However, part of the challenge, he said is that this boost will be coming from segments of the population that don’t have the highest incomes. The number of individuals of mixed race will be growing the fastest — by about 150% — over the quarter-century span when the population shoots from 300 million to 400 million. The mean household income of that group is below the income of whites and Asian Americans. The second fastest growing group by race will be Hispanics — with a surge of about 120% — and they earn far less even than Americans of two or more races.

Appearing prominently in this population mix along with aging baby boomers, multifamily developers definitely have to pay attention to Gen Y because it is accounting for the bulk of demand in the rental housing market. Those in the prime renting age bracket of 22 to 30 will grow 17% from 2000 until 2020, when they will peak at more than 40 million strong, higher than the previous peak in 1985 fueled by the boomers.

Members of Gen Y are coming under income constraints not only because they are young but also because they increasingly belong to lower-earning racial groups. Forty-five percent of this generation is not Caucasian.

Gender Counts

But Gen Y is also where gender comes into play and women are achieving more than men, reversing the income gap between the sexes in the workplace. In 1972, men were 1.5 times more likely to earn a college degree than women; today it is the exact opposite, he said.

Women working full-time receive only 79% of the pay men earn on average, but single women in their 20s working in an urban environment are earning 105% of what their male counterparts are earning, and in some markets their paychecks are 120% of the men’s, he said.

As a result, multifamily builders can expect to see more young women popping up, especially where they are renting a higher-end premium product, Chung said. Additionally, these women are taking a longer time to get married and have children, and this is “dramatically shifting the demand and need for housing, reshaping rental housing demand as they go through the cycle.”

Multifamily rentals will also be running into some competition from homeownership among Gen Y women, part of a more general trend in which single women are accounting for 20% to 25% of first-time home purchases. As the job market tightens up, Gen Y women are likely to be a primary market for first homes.

Even so, Chung indicated that Gen Y women aren’t always easy to read. Despite their higher incomes, “their preferences are different,” he said. In studies of their values “they are much more willing and thoughtful about making tradeoffs and less willing to spend more.” They are more fiscally conservative than young men.

They are also responsive to housing that provides security and that enables them to create their own environment.

“A feeling of safety and security is huge,” he said, “and not to be underestimated. It’s not just about lock systems, but ways you can signal safety and security, and beyond the four walls,” such as feeling safe when jogging in the morning or evening.

Little details are also important. “Young women are many more times likely to read for pleasure than young men,” said Chung. “As you shrink space, this has implications for what built-ins you want to have, what you put on the coffee table in marketing. The differences between the sexes are getting much bigger than seen in the past,” including how they spend their leisure time. “And we haven’t seen how this will be playing out.”

Consumers Are Up in the Air

With men and women alike, builders are going to have to grapple with “fissures in consumer behavior,” according to Chung. “This is the first time we have seen so many consumer decisions up in the air.” Consumers are rethinking their prior brand preferences, their aspirations, where they want to focus their spending and where they are shaving it.

Also bridging gender differences, members of Gen Y have “technological expectations well beyond the rest of us,” he said. “They are using that to customize their lives on line and off line; their relationship to the digital world is different.”

In a generational split with the baby boomers, Chung said that demand for outdoor recreational amenities is softening among Gen Y at the same time that baby boomers continue to strenuously push for it. “A shift is going on,” he said.

Chung said that there are now markets in the country where the dynamics look favorable for new residential development. However, “there is very little correlation between construction and fundamental demand drivers.”

The real correlation is between home building and the availability of credit, which is notably lacking at the current time. “People are on the sidelines waiting to build,” he said, and when the necessary capital does arrive there will probably be a spike. “Capital availability will open up faster for multifamily,” he predicted, “because the fundamentals in many markets are better for multifamily.”

Source: NAHB

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Although the original bill did pass with the Merkley language included and was signed into law two days later, the House and Senate began immediate consideration of a reconciliation package (H.R. 4872) that included language secured by NAHB that effectively eliminates the Merkley provision in the new health care law. The reconciliation package was approved late in the evening on March 25 and is expected be signed by the President soon. Although NAHB remains concerned about other provisions contained in the new health care law, the removal of the Merkley provision’s direct attack on the construction industry is a good development in an otherwise highly politicized and controversial piece of legislation. Going forward, a thorough analysis of the new law’s impacts on NAHB members will be forthcoming soon; also stay tuned for a more complete update in Nation’s Building News and at the upcoming Spring Board of Directors Meeting. Send questions to MondayMorningQuestions@nahb.org

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For decades, ICC and ASHRAE have worked to develop codes and standards that become the industry standard of care for the design, construction, operations and maintenance of residential and commercial buildings in the United States and internationally. In coordination with the efforts of ICC and ASHRAE, USGBC has been leading a nationwide green building movement centered on the LEED Green Building Rating System since LEED was launched in 2000. The convergence of these efforts in the IGCC is perhaps the most significant development in the buildings industry in the past 10 years.
Leveraging ICC’s unrivaled delivery infrastructure to reach all 50 states and more than 22,000 local jurisdictions and ASHRAE, USGBC and IES’s technical strengths, this partnership will accelerate the proliferation of green building codes and standards developed jointly by ICC, ASHRAE and USGBC and IES, across the country and around the globe. The newly launched IGCC establishes a previously unimaginable regulatory framework for the construction of high-performance, commercial buildings that are safe, sustainable and by the book.
A landmark addition to the technical content of the IGCC is the inclusion of ANSI/ASHRAE/USGBC/IES Standard 189.1, Standard for the Design of High Performance, Green Buildings Except Low-Rise Residential Buildings, as an alternate path of compliance. Standard 189.1 is a set of technically rigorous requirements, which like the IGCC, covers criteria including water use efficiency, indoor environmental quality, energy efficiency, materials and resource use, and the building’s impact on its site and its community. Standard 189.1 was written by experts representing all areas of the building industry, who contributed tens of thousands of man hours. Developed in a little over three years, the standard underwent four public reviews in which some 2,500 comments were received.
“The emergence of green building codes and standards is an important next step for the green building movement, establishing a much-needed set of baseline regulations for green buildings that is adoptable, usable and enforceable by jurisdictions,” said ICC Chief Executive Officer Richard P. Weiland. “The IGCC provides a vehicle for jurisdictions to regulate green for the design and performance of new and renovated buildings in a manner that is integrated with existing codes as an overlay, allowing all new buildings to reap the rewards of improved design and construction practices.”
“Bringing together the code expertise of ICC with technical expertise of ASHRAE to create a comprehensive green building code will accelerate our transformation to more sustainable building practices,” Gordon Holness, ASHRAE president, said. “ASHRAE is committed to providing the design guidance building designers and engineers need to reduce the energy consumption of buildings.”
“The U.S. Green Building Council’s mission is market transformation and we’ve long recognized the need to reach beyond the market leaders served by LEED to accomplish this goal,” said Rick Fedrizzi, President, CEO and Founding Chairman of the U.S. Green Building Council.
“Broadening the scope of the codes and establishing a higher floor allows us to continue to raise the ceiling, a critical factor in how the building industry is working to mitigate climate change. We are thrilled to see this set of complementary green building codes and standards; our organizations working collaboratively will advance green building nationwide in a way that was never before possible. ”
“IES is pleased to support the collaborative efforts of the organizations which demonstrate expertise in code and technical standards development in this comprehensive green building code,” said Rita Harrold, IES Director of Technology. “IES looks forward to ongoing guidance for sustainable building practices.”
On Monday, March 15, ASHRAE, IES and USGBC will join ICC at its Washington, D.C., headquarters as they and their co-authors (the American Institute of Architects and the American Society for Testing Materials) launch the IGCC. On Monday, Standard 189 .1 and the IGCC will be available for wide distribution, providing much-needed content, code language, and vision for more safe and sustainable future. The organizations are also working together to advance related education and advocacy efforts to promote adoption, enforcement and compliance with the IGCC codes that will pave the way for green buildings and neighborhoods, while creating jobs and strengthening the economy.
For more information on IGCC: http://www.iccsafe.org/cs/IGCC/Pages/default.aspx and on Standard 189.1: www.ashrae.org/greenstandard.
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About ICC
The International Code Council, a membership association dedicated to building safety, fire prevention and energy efficiency, develops the codes used to construct residential and commercial buildings, including homes and schools. Most U.S. cities, counties and states choose the International Codes, building safety codes developed by the International Code Council. The International Codes also serve as the basis for construction of federal properties around the world, and as a reference for many nations outside the United States
About USGBC
The Washington, D.C.-based U.S. Green Building Council is committed to a prosperous and sustainable future for our nation through cost-efficient and energy-saving green buildings.
With a community comprising 80 local affiliates, more than 18,500 member companies and organizations, and more than 140,000 LEED Professional Credential holders, USGBC is the driving force of an industry that is projected to contribute $554 billion to the U.S. gross domestic product from 2009-2013. USGBC leads an unlikely diverse constituency of builders and environmentalists, corporations and nonprofit organizations, elected officials and concerned citizens, and teachers and students.
Buildings in the United States are responsible for 39% of CO2 emissions, 40% of energy consumption, 13% water consumption and 15% of GDP per year, making green building a source of significant economic and environmental opportunity. Greater building efficiency can meet 85% of future U.S. demand for energy, and a national commitment to green building has the potential to generate 2.5 million American jobs. www.usgbc.org
About ASHRAE
ASHRAE, founded in 1894, is an international organization of 51,000 persons. ASHRAE fulfills its mission of advancing heating, ventilation, air conditioning and refrigeration to serve humanity and promote a sustainable world through research, standards writing, publishing and continuing education. www.ashrae.org
About IES
The Illuminating Engineering Society of North America (IES) is the recognized technical authority on illumination. For over 100 years; its objective has been to communicate information on all aspects of good lighting practice to its members, to the lighting community, and to consumers, through a variety of programs, publications, and services.
IES is a forum for the exchange of ideas and information, and a vehicle for its members’ professional development and recognition. Through technical committees, with hundreds of qualified individuals from the lighting and user communities, IES correlates research, investigations, and discussions to guide lighting professionals and lay persons via consensus-based lighting recommendations. www.ies.org

http://www.housingzone.com/probuilder/article/ca6722739.html?nid=2469&rid=6397697

News Release
March 11, 2010
HousingZone
www.dvwise.com

1. Follow all manufacturers’ installation instructions. Installation protocols and code requirements can vary significantly from one type, style or brand of shingle to another. For example, starter-course instructions, nailing-pattern requirements and roof-coverage area often vary from product to product. Unfortunately, instructions often get overlooked or discarded altogether during the construction process. Failing to follow instructions can lead to durability problems and can possibly void the manufacturer’s warranty, leaving the builder bearing the full cost of any needed repair or replacement. Here are three simple ways builders can reinforce the importance of following installation instructions:

•Take the time to read the instructions and quiz your crew on proper installation protocols. Regardless of how many times they’ve installed those materials, they may have been doing something wrong all along and just didn’t know it.
•Make sure all current installation instructions are on file with the jobsite superintendent and affixed to the scope of work given to the roofing-trade crew leader.
•Regularly take stock of installation instructions on file on the jobsite to be sure they are the most current for the type and style of material you’re using.

2. Create a comprehensive job plan. A builder’s goal with any element of a job should always be to do it right the first time to avoid costly delays. The key to getting it right is creating a comprehensive job plan for every type of work on the site. Roofing is no exception. Here are three tips for creating an effective roofing job plan:

•Carefully lay out the job before it begins. Place evenly spaced chalk lines along the roofing underlayment to give the installer a visible guide for every course.
•Before the roofing work begins, decide on valley style and ridge and gable end treatment, and be explicit about those details on the plans and scope of work.
•Periodically confirm the takeoff and make sure there is a sufficient quantity of shingles from the same dye lot on the jobsite. Running a few square feet short at the end of the job and filling in with shingles that don’t quite match is a rookie mistake that reflects poorly on your reputation for quality.

3. Get the fastening details right. Builders often specify the type and style of shingle for the roof, but they rarely choose the type and gauge of fasteners for those shingles. Using the wrong fasteners can lead to wind damage and result in a red tag by the code inspector.
The type of fastener required for the job is called out in the manufacturer’s installation instructions, as well as in the local building code. If you have a personal preference for either nails or staples, make sure that detail is included on the approved plans and specifications for a given project, as well as in the roofer’s scope of work. If staples are to be substituted for roofing nails, make sure the acceptable wire gauge and staple length are clearly stated, as well.

 
Surprisingly, one of the most common mistakes builders make on roofing projects is failing to follow installation instructions. Quizzing the crew on proper installation protocols and keeping current installation instructions on file with the jobsite superintendent are two ways builders can help avoid mistakes in the field.
Through work with builders of all sizes in the National Housing Quality (NHQ) Certification Program, the NAHB Research Center has discovered several common mistakes and process omissions made on the jobsite that can jeopardize the quality and durability of typical, asphalt-shingle roof installations. Here are five areas builders should focus on to avoid those mistakes:

1. Follow all manufacturers’ installation instructions. Installation protocols and code requirements can vary significantly from one type, style or brand of shingle to another. For example, starter-course instructions, nailing-pattern requirements and roof-coverage area often vary from product to product. Unfortunately, instructions often get overlooked or discarded altogether during the construction process. Failing to follow instructions can lead to durability problems and can possibly void the manufacturer’s warranty, leaving the builder bearing the full cost of any needed repair or replacement. Here are three simple ways builders can reinforce the importance of following installation instructions:

•Take the time to read the instructions and quiz your crew on proper installation protocols. Regardless of how many times they’ve installed those materials, they may have been doing something wrong all along and just didn’t know it.
•Make sure all current installation instructions are on file with the jobsite superintendent and affixed to the scope of work given to the roofing-trade crew leader.
•Regularly take stock of installation instructions on file on the jobsite to be sure they are the most current for the type and style of material you’re using.
2. Create a comprehensive job plan. A builder’s goal with any element of a job should always be to do it right the first time to avoid costly delays. The key to getting it right is creating a comprehensive job plan for every type of work on the site. Roofing is no exception. Here are three tips for creating an effective roofing job plan:

——————————————————————————–
Builders often specify the type and style of shingle for the roof, but they rarely choose
the type and gauge of fasteners for those shingles. Using the wrong fasteners can lead
to wind damage and result in a red tag by the code inspector.
——————————————————————————–
 •Carefully lay out the job before it begins. Place evenly spaced chalk lines along the roofing underlayment to give the installer a visible guide for every course.
•Before the roofing work begins, decide on valley style and ridge and gable end treatment, and be explicit about those details on the plans and scope of work.
•Periodically confirm the takeoff and make sure there is a sufficient quantity of shingles from the same dye lot on the jobsite. Running a few square feet short at the end of the job and filling in with shingles that don’t quite match is a rookie mistake that reflects poorly on your reputation for quality.

3. Get the fastening details right. Builders often specify the type and style of shingle for the roof, but they rarely choose the type and gauge of fasteners for those shingles. Using the wrong fasteners can lead to wind damage and result in a red tag by the code inspector.
The type of fastener required for the job is called out in the manufacturer’s installation instructions, as well as in the local building code. If you have a personal preference for either nails or staples, make sure that detail is included on the approved plans and specifications for a given project, as well as in the roofer’s scope of work. If staples are to be substituted for roofing nails, make sure the acceptable wire gauge and staple length are clearly stated, as well.

4. Adjust nail guns for the job. As the builder, you may not own and use nail guns on the jobsite, but it’s your responsibility to make sure they are adjusted to the proper settings to provide adequate, consistent fastener penetration. Too little pressure leaves the crown of the nail or staple too high, creating a bulge in the profile of the shingle. Too much pressure and the nail or staple can crush the shingle or even be driven through it.

If a nail gun or automatic stapler is to be used, make sure the air pressure is correct. Also, because air pressure can change over the course of a day, the compressor should be checked periodically to ensure air pressure remains within an acceptable range. Ask your trade contractor to document all air pressure checks and adjustments during the course of the day.

5. Conduct a personal inspection of the completed work. An inspection from both the roof level and ground will ensure that the quality of workmanship and aesthetic details are what you expect. As part of the inspection, you should:

•Scan for holes in shingles that were created during the installation of cleats or other temporary framing members. Shingles with holes need to be replaced, not simply filled with roofer’s mastic.
•Make sure the paper and the shingles in the roof valley are secured to the roof sheathing, not suspended above it.
•Look for reverse shingling, especially near a chimney or a plumbing stack. Water flows downhill and shingles need to let it flow, not catch it.
•Look through the trusses or ceiling framing from the underside of the roof to confirm if nails or staples were used in compliance with your specifications. This inspection can also confirm if sufficient quantities of fasteners were used and spacing guidelines were followed.
Document all required corrections and agree with the roofing contractor on when a follow-up inspection can be scheduled. Don’t assume the corrections will be made; always re-inspect. Document all inspections and make sure you and the roofer sign off on the final report.

Specific scopes of work and inspection checklists are two key elements of a documented quality management system adopted and implemented by quality-minded builders across the country. Check out the NAHB Research Center’s Web site for more information on implementing quality management systems for both builders and trade partners.

Created in 1964, the NAHB Research Center is a full-service product commercialization company that strives to make housing more durable, affordable and efficient. The Research Center provides public and private clients with an unrivaled depth of understanding of the housing industry and access to its business leaders.

by Don Carr

http://www.housingzone.com/custombuilder/article/ca6718957.html?nid=2822&rid=6397697

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But in the Midwest, the return of the ranch has been far more dramatic: Single-story new homes jumped from 44 percent in 2003 to 52 percent in 2008, the last year for which figures are available.

Although many of those are patio homes targeted at retirees, the traditional family ranch is slowly reappearing.

During the past few years, several central Ohio homebuilders have introduced three-bedroom family-style ranches boasting more than 2,000 square feet.

At Parsons’ suggestion, Romanelli & Hughes built a 2,914-square-foot ranch model at Mansard Estates in Galena in 2008. Since opening the model, Parsons said, five of the 12 homes the company has built in the subdivision and neighboring Walnut Grove Estates have been ranches.

Dominion Homes, central Ohio’s second-largest homebuilder, also introduced a family ranch home, the 2,230-square-foot Waltham model, as part of its Tradition collection last year in several central Ohio subdivisions.

And Hallmark Homes, which entered the central Ohio market last year, offers its 2,354-square-foot Westport ranch at its Oak Park community in Dublin.

“Everyone said we need to build a ranch, ranches are what’s selling, and I said if that’s the case, we’ll build it — and in the first month we offered the design, we sold three of them,” said William Hayes, who oversees Oak Park for Hallmark Homes.

Hayes said the company plans to introduce three more ranch models at Oak Park, an atypical number for the New Jersey-based builder.

“In the Midwest, the ranch seems to be enjoying a resurgence,” he said. “We don’t see that as much in our other markets.”

New family ranches share a single-floor plan and three-bedroom design with their 1950s ancestors, but, as Parsons likes to say, “This ain’t your mama’s ranch.”

For example, Romanelli & Hughes, Dominion and Hallmark ranches all come with at least 9-foot ceilings (the Romanelli & Hughes model has 10- and 12-foot ceilings) and walls of windows in the rear of the house, giving the homes a larger feel.

“Today’s ranches feel more open; they have more windows and don’t feel so confined,” said William Cornely, president and CEO of Dominion Homes.

Layouts get an update, too.

In the newer floor plans, the master suite is separated from the two other bedrooms, as opposed to traditional ranches, which cluster bedrooms in one wing or down one hall.

The most striking difference, though, is the reduction or elimination of formal rooms: The homes group kitchen, living and dining uses into one large living area at the rear of the house.

“The main focal point of the ranch is around entertaining,” Hayes said. “The kitchen is the center; everything revolves around (it). Families just don’t use that formal space anymore.”

In place of a formal living room, ranches often offer a “flex room” off the foyer that can serve as an office, den, formal living room or media room.

Although some contemporary ranch plans offer open dining areas, others dispense with a dining room altogether. Romanelli & Hughes has built smaller versions of its ranch model that replace the dining room with a larger breakfast room off the kitchen which a homeowner can dress up for big holiday meals.

“Who needs a formal dining room anymore?” Parsons asked. “We’re very informal now.”

Modern ranches also come with 8- or 9-foot-deep basements that can be finished, taking advantage of the homes’ large footprints.

As Parsons quipped, “The best part of a ranch? What you get up, you get down.”

In its Mansard Estates model, Romanelli & Hughes finished about 1,300 square feet in the basement — plenty of space for a bar/entertainment room, theater and fourth bedroom and bath — leaving 1,600 square feet for storage, utilities or future living space.

The large ranch footprint, however, is a prime reason that ranches slipped in popularity. As an industry rule of thumb, two-story homes are 20 percent less expensive to build because the foundation, basement and roof are smaller, and framing costs less.

Such expenses turn a $300,000 two-story home into a $360,000 ranch.

Charles Ruma, president of Virginia Homes, which has offered three or four ranch designs for several years, said many buyers who say they want ranches end up purchasing a two-story home because they can get more space for their money.

But for other buyers, cost is less important than the convenient layout and accessibility as the homeowners get older.

According to a National Association of Home Builders’ survey, 52 percent of all buyers prefer a single-story plan to a two-story. The figure skyrockets with older buyers: 79 percent of buyers older than 55 prefer a single story.

The aging population probably will continue to drive the rise in ranches, although the homes might come in a variety of designs.

Westport Homes is working on a ranch design that will feature two master suites, with the idea that empty nesters might use one bedroom for an elderly parent or for guests, said Jack Mautino, president of the Columbus division.

“Baby boomers are aging differently than prior groups,” he said. “They’re not looking to go live in a community that’s 55 and older. They like their independence, their single-family home. They still want to be outside, with the privacy of outdoor living and a garden.

“What I anticipate is we will see more ranches, maybe smaller ones, as people hold onto their homes much longer.”

Jim Weiker, THE COLUMBUS DISPATCH

http://www.housingzone.com/probuilder/articleXml/LN1132370794.html

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Enterprise hopes this commitment of funds will accelerate change in the affordable housing industry and create significant positive impact in the lives of low-income individuals and families across the country. The group issued a national call to action to green all affordable housing within a decade.

The study, Incremental Cost, Measurable Savings: Enterprise Green Communities Criteria, shows the cost effectiveness of meeting a comprehensive green building framework for affordable housing. Enterprise estimates lifetime savings exceeding the initial investment made to incorporate the Criteria into affordable housing. Green affordable homes offer significant health, economic and environmental benefits to residents by addressing energy efficiency, water conservation, use of healthy materials, high-quality indoor air and location of affordable housing. Integrating the required green measures from the Criteria also can produce substantial increases in the quality of life of residents living in the housing.

Activities related to the next generation of Enterprise Green Communities are underway. Enterprise says its efforts will result directly in the creation, preservation or retrofit of 75,000 green homes and community and commercial buildings within the next five years. The group will lend in key markets to existing multifamily building owners for energy and water reduction capital purchases and healthy living environment improvements.

In May, Enterprise committed its $95 million New Markets Tax Credit (NMTC) allocation to target green deals, which bolster funding for commercial and mixed-use developments with a demonstrable community impact. Enterprise also is purchasing carbon offsets from green affordable housing developers by raising charitable contributions through its Green Communities Offset Fund.

www.oikos.com

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This facility will contain a set of test beds for building systems integration designed to address key technical challenges for net-zero energy buildings. The Department of Energy solicited research applications from eligible national laboratories nationwide, which then underwent a thorough technical review process.

Buildings account for more than 40 percent of carbon emissions in the United States. Net-zero energy buildings (N-ZEB) generate as much energy as they use on an annual basis through highly aggressive energy efficiency and on-site renewable energy generation, making them a key pathway to address and reduce these climate-altering emissions. The new laboratory facilities will help researchers develop, test and validate the technologies, systems and design approaches that will allow N-ZEB to be built and operated at an affordable cost.

 ”This facility will serve a national audience-and need-in an aggressive pursuit of DOE’s energy efficiency goals for widespread implementation of affordable net-zero energy buildings by 2030, ” says Stephen Selkowitz, head of the Building Technologies Department of Berkeley Lab’s Environmental Energy Technologies Division.

Berkeley Lab researchers will work with a broad base of users in the building design and construction communities, as well as manufacturers, building owners and operators and the academic community.

In proposing for the N-ZEB award, Berkeley Lab teamed with numerous organizations, including 21 industry partners, three utilities, eight universities, a non-profit and three public agencies, all of whom indicated their support and interest in using the facility. Major partners include the University of California, Berkeley, MIT, Carnegie Mellon, HOK, Flack + Kurtz, Philips Research, Johnson Controls, Lutron, Siemens, the California Energy Commission and the U.S. General Services Administration.

Several Testbeds Planned

The new N-ZEB facility will consist of a series of unique energy-efficient building systems testbeds to be located in new and existing buildings on the Lab. Researchers will be able to change out prototype building systems such as windows, lights, heating, ventilation and air conditioning (HVAC), energy control systems, roofs and skylights. The basic idea is to conduct initial measurements of energy use and environmental conditions to understand how the systems perform, and then to redesign and optimize their capabilities and performance.

The building systems integration testbed will consist of several large side-by-side research areas. Each area can employ a range of diverse and changeable HVAC systems, lighting, on-site power and process-load solutions, as well as the building’s “envelope” of windows, walls, floors and related fixtures, for real time performance comparisons under dynamic climate conditions.

Other separate testbeds will be constructed for specific buildings subsystems such as lighting systems and controls, and window and façade systems. One testbed will be devoted to the topic of advanced sensor networks and building energy controls, and the communications protocols that link optimized building performance to smart grid initiatives. Final details of the new facilities will be worked out with Department of Energy staff to meet cost targets and schedule deadlines.

Hardware and Software R&D To Be Conducted

The N-ZEB User Facility will be used by scientists to combine a new generation of innovative building materials with components to create high-performance HVAC, controls, lighting, windows and building envelope sub-systems and systems, as well as on-site power systems.

The research teams then will work to integrate these separate building systems into N-ZEB optimized whole-building solutions with the goal of achieving very aggressive energy, demand, carbon and operating cost savings, as well as improved occupant comfort and health. Measured results from physical testing will be enhanced and extended with the use of powerful building simulation tools.

 ”The User Facility will help building industry component and system suppliers to create cost-effective, integrated building systems that deliver the performance required by net-zero energy buildings,” says Mary Ann Piette, deputy head of the Building Technologies Department. “For the owner-designer-specifier community, it will demonstrate and verify that these systems deliver the required energy performance.”

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Released at the 2010 International Builders’ Show in Las Vegas last month, the Commentary provides valuable insight to the intention and implementation of the practices and provisions found in the standard.  Developed with the input of members of the ICC 700-2008 Consensus Committee who developed the standard, the Commentary is a useful resource for any designer or builder using the ICC 700-2008 as a rating system for developing or renovating residential properties of all types, to reduce their relative environmental impact.

The National Green Building Standard is a scoring tool and certification protocol that assures projects have met stringent benchmarks in energy, water and resource efficiency, indoor environmental quality and lot and site design. It is the first such system to be approved by the American National Standards Institute. The standard covers single-family homes, apartments and condos, residential land development and home remodeling projects, and is administered by the NAHB Research Center, which also accredits local verifiers around the country.

“This new resource allows readers to better navigate the National Green Building Standard,” said Bob Jones, NAHB Chairman and a home builder from Bloomfield Hills, Mich. “Each chapter breaks down the different components contained in the standard, allowing builders and remodelers to learn the best way to build green in their own communities.”

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The standard defines what green practices can be incorporated into residential development and construction on a national scale and how home owners can operate and maintain their green homes.

As part of the stringent process required by ANSI, NAHB and the International Code Council assembled a fully inclusive and representative consensus committee composed of a broad spectrum of builders, architects, product manufacturers, regulators and environmental experts. This group deliberated the content of the standard for more than a year, held four public hearings and evaluated more than 2,000 public comments submitted for consideration.

The NAHB Research Center, an ANSI Accredited Standards Developer, administered the development of the standard. The Research Center also administers a national verification and certification program for green homes through NAHBGreen, the NAHB National Green Building Program, and can now offer certification for residential projects to this new standard.

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Custom Home Interior

An alarm system is a must in today’s volatile world. Prewiring for this system can save thousands later on. Wiring in the early stage is easiest for the installer, thus saving tremendously on labor.

Many housewives and husbands enjoy the convenience of a vacuum system. This cleaning system will easily pay for itself in a few years of not replacing portable models, and is very convenient. Vacuum systems improve the quality of a home and increases equity.

All household wiring and audio/video cables should be installed now. The roughed-in stage allows easy access to walls, rooms, ceilings and all aspects of the interior of your home. Preplanning will prove to be a key cost saving strategy.

Once all wiring and cables are securely in place, the insulation is ready to be installed. Insulation comes in numerous types, styles, and applications. No longer are homeowners forced to use rolled insulation. DV Wise prefer to use spray foam insulation. Spray foam insulation will provide the greatest weather barrier and soundproofing for the home. There is no comparison to the value of spray foam insulation, or the price. The cost to spray a home versus traditional methods is astronomical, BUT spray foam insulation will save the homeowner thousands every year in heating and cooling costs. Electricity providers offer a significant discount when installing the premium insulation. Overall, spray foam insulation will return the additional cost in heating/cooling cost in approximately 5 years, and pay for itself completely in 10 to 15 years, depending on a few variables.

Upon completion of the insulation process, the drywall should be installed. Once again, you will get what you pay for here. Hire a professional; do not attempt to “do it yourself” regardless of previous experiences. Hanging and finishing drywall is not easy and greatly affects the appearance of your interior and painted walls.

DV Wise homes are always required to be kept clean and orderly. A clean and orderly workplace will result in a safer and more cost effective home. The home should be thoroughly cleaned after the drywall is finished. Cleaning now will ensure a clean home later.

All moulding and finishing wood should be applied now. Finish carpenters are a rare breed, meaning the patience needed to successfully install this expensive product is hard to find. DV Wise have used the same professional finishing contractors for almost a decade. Their experience and understanding of the quality required in our homes is irreplaceable.

Painters are the most unique of all contractors. Attention to detail, satisfaction in perfection and familiarity to the drywall finishers, enable a painter to perform far beyond expectation. We prefer to use the same group of sub-contractors exactly for this reason. Knowing the team working in front and behind you is a key to building a sound home. Obstacles are always on-site, but working with people you trust and see on a regular basis, will hold every carpenter accountable for their work. Painters need a smooth surface to apply their product to, but top quality painters understand no surface is perfect, so our painters always have the tools and supplies needed to amend minor imperfections.

Cabinets, countertops, and vanities can be installed once the paint has cured. Granite has become more popular and cost effective in recent years. Solid surfaces and laminate countertops are rarely used in a custom home anymore. The appeal and resale value of granite is unheralded. All plumbing should be completed shortly after the countertops and cabinets are properly installed.

The flooring is installed next. Hardwood flooring, tile and linoleum are installed nearing the end to avoid scratching and damage. Properly installed flooring will accentuate the dwelling above and beyond any other aspect of the home.

Light fixtures, outlets, door knobs and handles are installed during the finishing process. As the structure has transformed into a home, the fixtures bring it together like few other pieces of the building process.

Final inspection and walk-through is the most critical stage for the new homeowner. Tom Wise will be with you every step of the building process, but his presence is felt strongest now. His eye for detail is unsurpassed and with the closing just around the corner, no detail is too small.

Moving day, as your family decorates and personalizes the home, DV Wise is still here. Tom insists that the home is never really complete, meaning he is available to assist in minor repairs caused by moving or unveiled during the first few months. We will never close a home and walk away. The process of building your home brings together the homeowners and builder to almost a family like state. We embrace the long lasting relationships developed when building a home.

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