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1
Energy Efficiency in Multifamily:A Roadmap
Neil E. Curtis, Efficiency VermontAndrew M. Shapiro, Energy Balance, Inc.
February 8, 2012
2
Agenda
• Context for the Roadmap Project (Neil)
• The Project (Andy)
• Process
• Analysis
• Results
• Policy Implications (Neil)
Efficiency Vermont is a Registered Provider with The American Institute of Architects Continuing Education Systems (AIA/CES). Credit(s) earned on completion of this program will be reported to AIA/CES for AIA members. Certificates of Completion for both AIA members and non-AIA members are available upon request.
This program is registered with AIA/CES for continuing professional education. As such, it does not include content that may be deemed or construed to be an approval or endorsement by the AIA of any material of construction or any method or manner of handling, using, distributing, or dealing in any material or product.
Questions related to specific materials, methods, and services will be addressed at the conclusion of this presentation.
Learning Objectives Understand what approaches to building efficiency we can undertake now
and what those approaches will cost to ensure energy affordability for the
near future
Understand that long term affordability is a goal that must be met for
affordable housing to survive
Understand the process of designing to an energy usage goal, as opposed to
designing by fastest payback
Understand the effect of overall building size on per unit energy consumption
Course EvaluationsIn order to maintain high-quality learning experiences, please access
the evaluation for this course by logging into CES Discovery and clicking on the Course Evaluation link on the left side of the page.
6Made possible with the generous support of the John D. and Catherine T. MacArthur Foundation
CX Associates, LLC
Energy Balance, Incwith assistance from Maclay Architects
Stephen Pitkin
VT Housing & Conservation BoardVT Housing Finance Agency
Housing VermontEfficiency Vermont
7
The Conundrum
VT non-profits serve >12,000 renter households
• 75% of incomes less than $25,000
• 50% of incomes less than $15,000
Unregulated fuels outside of Burlington metro area
8
The Conundrum
http://publicservice.vermont.gov/pub/vt-fuel-price-report.html
9
The Conundrum
• Fixed dollar inflows (rent)
• Widely variable costs (energy)
• Infrastructure investment vs. operating capital
10
The Conundrum
When housing is affordable
Cheap to build
Cheap to operate
11
The Conundrum
What do we have to do today
to insure affordable housing providers
can continue to
afford heat and hot water in the future?
12
Efficiency Vermont Multifamily New Construction & Major Rehab Projects
2000 - 2011Projects Apartments
Affordable Housing 157 3,328Market Rate Housing 88 1,909Total 245 5,237
Historical Program and Relationships
13
Historical Program and Relationships
14
Energy Balance, Inc.
Roadmap for Housing Energy Affordability
Andy Shapiro, Energy Balance, Inc.
Energy Balance, Inc.
Roadmap for Housing Energy Affordability
Purpose: What do we have to do today, and what
does it cost, to be sure energy costs become and stay affordable?
Energy Balance, Inc.
This study was made possible by the generous support of the
John D. and Catherine T. MacArthur Foundation
with assistance from Efficiency Vermont, the Vermont Housing and Conservation
Board and Housing Vermont
Energy Balance, Inc.
with thanks toProject oversight committee:
Craig Peltier, VHCB Trevor Parsons, Housing VT Rich Wickman, Housing VT Neil Curtis, Efficiency Vermont David Anderson, consulting engineer to
VHFA
Energy Balance, Inc.
with assistance from
Maclay ArchitectsBuilding detailing and graphics
and
Stephen PitkinCost estimating
Energy Balance, Inc.
Volatility in current energy markets
10%?
5%?
Energy Balance, Inc.
PUM (Per Unit Monthly Energy Cost)by Housing Type
$0
$100
$200
$300
$400
$500
$600
Today Year 15
PUM
Older House/Apartments
Old Downtown Apartments
Townhouse/ apartment
Townhouse
Double Loaded Corridor
[1] at 5.25% escalation rate for year 15 in 2010 dollars PUM for heat and hot water only
Energy Costs – Case Study Housing Stock As Is
Energy Balance, Inc.
Roadmap for Housing Energy Affordability
Purpose: What do we have to do today, and what
does it cost, to be sure energy costs become and stay affordable?
Provide data for policy-makers to set funding levels
Energy Balance, Inc.
Roadmap for Housing Energy Affordability
Purpose: What do we have to do today, and what
does it cost, to be sure energy costs stay affordable?
Provide data for policy-makers to set funding levels
Provide guidance to housing providers
Energy Balance, Inc.
Processo Set project scope (mid-late 2009)o Meeting with stakeholders to set
definitions (January 2010)o Analysis and meetings with oversight
committee (2010) o Draft report to stakeholders (Jan 2011)o Final Report to Stakeholders o Final report (March 2011) o Materials for and presentations to policy
makers (2011)
Energy Balance, Inc.
The Starting Point
Gather housing community stakeholders to reach consensus on terms for analysis:
What is “near term”?What is “long term”?
What is acceptable energy cost?What fuel cost and escalation rate should be
planned for?
Energy Balance, Inc.
The Oracle Process
Energy Balance, Inc.
The Oracle Speaks
DEFINITIONS for “near term” affordableo Current fuel cost: Oil $3.00/gallon o Near Term: 15 years -- 2025o Escalation rate (how fast fuel costs rise on
top of inflation): 5.25% low and 10% higho Acceptable $PUM in 2025: $75
o In 2010 dollarso total energy cost for heat and hot water for
project divided by # of units
Energy Balance, Inc.
Roadmap to Energy Affordability
“near term affordable”
For 15 years energy costs will not effect affordability
Energy Balance, Inc.
Roadmap to Energy Affordability
”long term affordable”
energy costs will be so low as to not effect affordability for the
foreseeable future
Energy Balance, Inc.
long-term affordable Cost for Cost for Total Cost
Rehab PV for Rehab + PV Only Only Total Existing Unit -- $$$$$$$$$ $$$$$$$$$ Low level $$ $$$$$ $$$$$$$ Rehab Level 2 $$$ $$$$ $$$$$$$ Rehab Level 3 $$$$ $$$ $$$$$$ Rehab Level 4 $$$$$$ $$ $$$$$$$$ Rehab
Energy Balance, Inc.
permanently affordable Cost for Cost for Total Cost
Rehab PV for Rehab + PV Only Only Total Existing Unit -- $$$$$$$$$ $$$$$$$$$ Low level $$ $$$$$ $$$$$$$ Rehab Level 2 $$$ $$$$ $$$$$$$ Rehab Level 3 $$$$ $$$ $$$$$$ Rehab Level 4 $$$$$$ $$ $$$$$$$$ Rehab
Energy Balance, Inc.
Housing Types
Description of housing types
Townhouses, slab-on-grade, typically 1970's/1980's vintage
Larger downtown buildings, multi-unit, older buildings, usually historic to some extent.
Double loaded corridor, newer construction, typically 20 - 40 units, built since 1988. Likely form for much future new construction of affordable housing
Older Houses/Small Apartments - Typical housing project that often includes several smaller, maybe scattered buildings, either built as apartments or changed from single family to multi-family. Costs calculated at time of rehab
3-story with townhouses + some apartments, slab on grade, built partially into hillside, primarily individual entrances, typically 1970's/1980's vintage
Energy Balance, Inc.
Analysis ProvidedFor each housing type:
o List of efficiency measures to reach PUM’so Near term affordableo Long term affordable
o Cost of efficiency measures to reach PUM’s o Near term affordableo Long term affordable
Energy Balance, Inc.
Analysis Provided
Note on PUM’so Heat and hot water only – the agreed upon
metric
Bonus PUM’s providedo Heat and hot water plus apartment
electricityo All building energy use, including house
meter
Energy Balance, Inc.
Typical Results -- for 4-Unit Townhouse
Energy Balance, Inc.
Typical Results -- 4-Unit Townhouse
Townhouse (Pleasant St) PUM in Year 15Low Escalation Rate (5%)
$-
$50
$100
$150
$200
$250
$300
As Was Near term, 2010Retrofit, Wood Pellets+50% Solar hot water
(+slab edge ins.)
Near Term, Oil Only Permanent, Oil + 75%solar hot water
Permanent ASHP +75% solar hot water*
PUM
Heat, hot water and electricityheat and hot water only
Energy Balance, Inc.
Typical Results -- 4-Unit Townhouse
Near Term, Wood Pellets +50% Solar hot water
Near Term Affordable, Oil
Envelope OptionsWalls Add 1" foil-faced isocyanurate
exterior under sidingAdd 2" foil-faced isocyanurate exterior under siding
Windows Low-E R-3.3 windows Change from R-3.3 to R-5 triple glazed, FG or high performance wood windows
Attic Change to R-55 from R-38 Change to R-55 from R-38
Slab Add 2" foam to edge of slab, total 24" depth
Add 2" foam to edge of slab, total 24" depth
Air leakage target Reduce to 0.35 NACH (1800 cfm-50)
Reduce from 0.35 NACH to 0.10 (525 cfm-50)
Energy Balance, Inc.
Typical Results -- 4-Unit TownhouseNear Term, Wood Pellets +50%
Solar hot waterNear Term Affordable, Oil
MechanicalsVentilation exhaust only ventilation One Venmar Eko EC motor HRV
per unit (replaces exhaust only)
Heat Wood pellet fired boiler, oill backup
retain oil boiler
Change pump to efficient variable speed pumping
Change pump to efficient variable speed pumping
Hot water 50% solar hot water +pellet and oil boiler backup
Retain oil boiler heating of hot water
Lighting Energy Star Energy Star
Energy Balance, Inc.
Typical Results -- 4-Unit TownhouseLong Term Affordable, Oil +
75% solar hot waterLong Term Affordable, ASHP +
75% solar hot water
Add 4" foil-faced isocyanurate exterior under siding
Add 4" foil-faced isocyanurate exterior under siding
Change from R-3.3 to R-5 triple glazed, FG or high performance wood windows
Change from R-3.3 to R-5 triple glazed, FG or high performance wood windows
Change to R-55 from R-38 Change to R-55 from R-38
Add 2" foam to edge of slab, total 24" depth
Add 2" foam to edge of slab, total 24" depth
Reduce from 0.35 NACH to 0.10 (525 cfm-50)
Reduce from 0.35 NACH to 0.10 (525 cfm-50)
Energy Balance, Inc.
Typical Results -- 4-Unit TownhousePermanently Affordable, Oil +
75% solar hot waterPermanently Affordable, ASHP +
75% solar hot waterMechanicalsVentilation One Venmar Eko EC motor HRV
per unit (replaces exhaust only) One Venmar Eko EC motor HRV per unit (replaces exhaust only)
Heat retain oil boiler Air source heat pumps
Change pump to efficient variable speed pumping
Hot water Solar hot water, 75% SDHW (Large drainback system), boiler backup
75% SDHW (Large drainback system) electric backup
Lighting LED exterior lighting with time clock and photocell control
LED exterior lighting with time clock and photocell control
Energy Balance, Inc.
Energy Balance, Inc.
Pleasant Street -- Building A1 Number of units 4Costing Summary [1] Sq.ft. total 3,140 Building Type: Townhouse
Near Term Affordable, Pellets +
Solar Hot Water
Near Term Affordable, Oil
Permanently Affordable, Oil +
Solar Hot Water
Permanently Affordable, Heat
Pumps + Solar Hot Water
Wall Insulation $27,486 $32,457 $39,409 $39,409Windows and doors [2] $16,773 $23,543 $23,543 $23,543Slab edge insulation $12,973 $12,973 $12,973 $12,973Attic insulation from R-38 to R-55 $2,162 $2,162 $2,162 $2,162Additional air leakage reduction $3,225 $3,225 $3,225
Ventilation, exhaust only or heat recovery [8] $2,000 $17,861 $17,861 $17,861Solar hot water [5] $10,560 $21,120 $21,120Wood pellet fired boiler [3] $25,000Oil-fired boiler [6] $15,000 $15,000 $15,000Air source heat pump [7] $27,500Hot Water $4,000 $4,000 $4,000 $4,000Highest efficiency common lighting and controls [4] $1,500 $1,500Variable speed pumping $500 $500
Subtotal $116,000 $112,000 $141,000 $153,000Overhead, profit [1] $23,200 $22,400 $28,200 $30,600
TOTAL $139,000 $134,000 $169,000 $184,000Cost per unit $35,000 $34,000 $42,000 $46,000Cost per sq. ft. $44 $43 $54 $59
Energy Balance, Inc.
Pleasant Street -- Building A1 avg unit sq.ft 785 15-Nov-10
Four Unit Townhouse degree days 7700SUMMARY OF DATA
As Was 2010 Retrofit, oil only
Near Term, Wood Pellets
+50% Solar hot water
Near Term Affordable, Oil
Permanently Affordable, Oil +
75% solar hot water
Permanently Affordable, ASHP +
75% solar hot water
Roof R 32 55 55 55 55 55Wall R 15 22 22 27 40 40Window R 2.0 3.3 3.3 5.0 7.0 7.0Slab Edge R 0 0 10 10 10 10Slab Under R 10 10 10 10 10 10ACH, natural 0.50 0.35 0.35 0.10 0.10 0.10cfm50 2,625 1,838 1,838 525 525 525 cfm50/sq.ft shell [6] 0.55 0.38 0.38 0.11 0.11 0.11Vent heat recovery 0% 0% 0% 65% 80% 80%ACH with venting [1]. 0.79 0.69 0.69 0.33 0.23 0.23
Heat fuel Oil Oil Wood pellets Oil Oil ASHP % efficient 0.83 0.83 0.83 0.83 0.83 2.3DHW fuel Oil Oil Wood + Solar Oil Solar + Oil Solar + ASHP
backup % efficient [5] 0.78 0.78 0.78 0.78 0.78 1.0Loads
MMBtu/yr-unit heat 29 20 20 10 9 5Btu/sq.ft.-dday heat 4.9 3.2 3.2 1.6 1.4 0.8Btu/sq.ft-yr heat 37,000 25,000 25,000 13,000 11,000 6,000
EnergyMMBtu/yr-unit heat 35 24 24 12 10 2.1MMBtu/yr-unit DHW 7.1 7.1 3.6 7.1 1.8 0.9
PUM yr 15 [3] heat + DHW only [4] $171 $108 $70 $81 $36 $25 heat + DHW + elec [2] $261 $199 $161 $173 $128 $117 all including common $261 $199 $161 $173 $128 $117
Energy Balance, Inc.
Results for Older Small Building/Duplex
Near term:
•75% Solar hot water
•Heat recovery ventilation
Energy Balance, Inc.
Results for Double Loaded CorridorNear term:
• 50% Solar hot water
• Heat recovery ventilation
Long Term:
• 75% Solar hot water
• HRV
• Pellet boiler or ASHP
Energy Balance, Inc.
General Results -- Cost per Unit
Average Cost to Reach Energy Affordability
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
Older SmallerHouses/
Apartments
4-unitTownhouse
12-unitTownhouse/apartment
OldDowntownApartments
NewerDoubleLoadedCorridor
Average Near TermPackageAverage Long TermPackage
Energy Balance, Inc.
General ResultsROADMAP FOR HOUSING AFFORDABILITY 15-Feb-11
Energy Use and PUMBy Housing Type
Housing Type Package #1
Package #2
Package #1
Package #2 [3]
Package #1
Package #2
Package #1
Package #2
Older Smaller Houses/ Apartments 21 8 $81 $60
4-unit Townhouse 28 21 9 3 $70 $81 $36 $2512-unit Townhouse/
apartment 17 21 4 4 $65 $81 $17 $26
Old Downtown Apartments [2] 21 21 12 3 $73 $52 $19 $26
Newer Double Loaded Corridor [2] 19 21 12 5 $75 $52 $30 $37
[1] Heat and hot water cost only, Low escalation rate[2] Average of two case studies
Annual MMBtu Fuel Use per Unit Per Unit Monthly (PUM) [1]Near-Term Affordable
PackagePermanently Affordable
PackageNear-Term Affordable
PackageLong Term Affordable
Package
Energy Balance, Inc.
Why is there no “payback” analysis?
o Goal is to determine what budget is required to reach energy affordability
o “Pay-back” analysis favors short term, high rates of return
o Full cost-benefit analysis is relevant where budgets require triage
Energy Balance, Inc.
Why is quickest “payback” the wrong way to decide what to do?For typical 3’ x 5’ window
R MMBtu/yr Oil Cost Cost "Payback"Existing 1.0 3.0 113$ Moretite+shrink wrap 1.8 1.6 61$ 34$ 0.7Add storm 1.8 1.6 61$ 200$ 4New low-e window 3.3 0.9 35$ 480$ 6New R-5 triple window 5.0 0.6 17$ 800$ 8
Energy Balance, Inc.
Why is quickest “payback” the wrong way to decide what to do?For typical 3’ x 5’ window
R MMBtu/yr Oil Cost Cost "Payback"Existing 1.0 3.0 113$ Moretite+shrink wrap 1.8 1.6 61$ 34$ 0.7Add storm 1.8 1.6 61$ 200$ 4New low-e window 3.3 0.9 35$ 480$ 6New R-5 triple window 5.0 0.6 17$ 800$ 8
The quickest “payback” does NOT lead to near- or long-term affordability!
Energy Balance, Inc.
Process for Maximizing Energy Affordability with Limited $$
o Start with Design Requirements Table
Energy Balance, Inc.
Design Requirements TableRoadmap for Housing Affordability 25-Jan-11
Designers Checklist: Metrics for Energy Affordability
Project Name: Date:Designer:
Building Enclosure
Design Team Approach in Present project
Item Performance Prescription Performance Prescription To be filled out by design team
Air sealing 0.10 ACH (0.08 cfm50/sq.ft. shell) [1]
Continuous air barrier detailed in drawings, blower-door guided air sealing with numerical maximum air leakage spec (cfm50/sq.ft. shell), sealants ann membrane flashings at band joists, foundation, windows, low-air-leakage windows, air sealed attic floor, air-tight attic hatch
0.05 ACH (0.04 cfm/sq.ft. of building shell)
Continuous air barrier detailed in drawings, blower-door guided air sealing with numerical maximum air leakage spec (cfm50/sq.ft. shell), sealants ann membrane flashings at band joists, foundation, windows, low-air-leakage windows, air sealed attic floor, air-tight attic hatch
Wall insulation [2]
R-16 (actual, considering thermal bridging)
Fill 5.5"" cavities with cellulose R-28 (actual, considering thermal bridging)
Fill 5.5" cavities with cellulose, add 2" foil-faced isocyanurate foam to exterior
Windows R-3.3 or better NFRC whole window insulation value, low solar heat gain coefficient all orientations [3]
R-5.0 or better NFRC whole window insulation value; air leakage rates 0.2 (cfm/sq.ft. at 0.3" water) or lower for double hung 0.03 or lower for all others
Triple glazed, two low-e layers, argon fill, thermally broken glass spacers, fiberglass, vinyl or high performance wood frames
Flat Attic Ceiling
R-40 to R-60 (actual, considering thermal bridging)
11" - 16" of cellulose with minimal thermal bridging, attic hatch to match insulation value
R-50 to R-60 (actual, considering thermal bridging)
13" - 16" of cellulose with minimal thermal bridging, attic hatch to match insulation value
Housing Type: New Double Loaded Corridor
Near-Term Affordable Permanently Affordable
Energy Balance, Inc.
Process for Maximizing Energy Affordability with Limited $$
o Start with Design Requirements Tableo Use energy modeling and cost estimating
to optimize package of measureso Favor measures that can’t be redone easilyo Favor measures with longer lifeo Match maintenance requirements to providero Install renewables where possible
Energy Balance, Inc.
Implications of the study
o Current energy practices are leading to an operating cost crisis
Energy Balance, Inc.
Implications of the study
o Current energy practices are leading to an operating cost crisis
o Necessity of educating developers and designers
Energy Balance, Inc.
Implications of the study
o Current energy practices are leading to an operating cost crisis
o Necessity of educating developers and designers
o Working with policy makers, includingo Balancing first costs with operating costso Finding funds to support affordability
Energy Balance, Inc.
Implications of the study
o Current energy practices are leading to an operating cost crisis
o Necessity of educating developers and designers
o Working with policy makers, includingo Balancing first costs with operating costso Finding funds to support affordability
o So what’s come out of the study?
58
Policy Implications
Funding Standards:
• VT Housing Finance Agency - Consideration• VT Housing & Conservation Board - Consideration• VT Department of Housing & Community Affairs - Consideration• Efficiency Vermont - Implementation
Energy Efficiency UtilityAffordable housing energy goals are advanced of utility cost effectiveness screening
59
60
Policy Implications
Glazing, U-Factors
Roadmap, near term, range .20 - .30
Roadmap, long term, range .14 - .20
2005 RBES <= .40
2011 RBES <= .32
2012 Efficiency Vermont MFENERGY STAR
<= .30*
Proposed Funder Standards <= .30
* Higher U-values allowed with higher SHGC
61
Policy Implications
Flat Ceiling, R-Value
Roadmap, near term, range 55 - 60
Roadmap, long term, range 60 - 80
2005 RBES 38
2011 RBES 49
2012 Efficiency Vermont MF 55
Proposed Funder Standards 60
62
Policy Implications
Wood Frame Wall, R-Value
Roadmap, near term, range 19 - 27
Roadmap, long term, range 27 - 40
2005 RBES 19
2011 RBES 20 (or 15 c.i.)
2012 Efficiency Vermont MF 25
Proposed Funder Standards 25
63
Policy Implications
Wood Frame Floor, R-Value
Roadmap, near term, range 40
Roadmap, long term, range 50
2005 RBES 30
2011 RBES 30
2012 Efficiency Vermont MF 30
Proposed Funder Standards No requirement
64
Policy Implications
Air Infiltration Performance Testing
Roadmap, near term, range .9 – 5 ACH 50
Roadmap, long term, range .4 – 1.2 ACH 50
2005 RBES No requirement
2011 RBES 5 ACH 50
2012 Efficiency Vermont MF (1) 4 ACH 503 ACH 50 (2)
Proposed Funder Standards (1) 3 ACH 502 ACH 50 (3)
1. Compliance with Air Sealing Protocol2. With ENERGY STAR certification3. New Construction projects
65
Policy Implications
Air Sealing Protocol
Air Barrier Description / Drawing demonstrating:
Closure
Integration (connections)
Full Alignment
66
67
Source:“ROADMAP” INTEGRATION REPORT
Steven Schenker, AIA, LEED APJanuary 2012
68
Policy Implications
Boilers (oil)
Roadmap, near term, range 83 – 86%
Roadmap, long term, range 83 – 86%
2005 RBES 80 – 87%
2011 RBES No requirement
2012 Efficiency Vermont MF (1) 85 – 91%
Proposed Funder Standards (1) 91%
1. Compliance with Mechanical Protocol
69
Policy Implications
Mechanical Design Protocol
Based on the Mechanical System Optimization Guide, 2011,
a report on the design and procurement of mechanical systems for multi-family housing
by Cx Associates, LLC.
70
Policy Implications
Mechanical Design Protocol• Clarify Conflicts
• Facilitate the Process
About the process:
• OPR – Owner Project Requirements
• BoD – Basis of Design
• Training
71
Policy Implications
72
73
VHCB’s PSB Testimony:…vitally important because:
1. Protects a multi-hundred-million-dollar public investment in affordable housing by taxpayers;
2. helps Vermont meet its climate energy goals;3. protects an extremely low-income, elderly and disabled
population;4. avoid the need to add a new class of users to the Low-Income
Home Energy Assistance Program; 5. it will maintain as affordable housing both historic
structures that contribute to Vermont's sense of place and many buildings that provide by their location access to services for residents without reliance on an automobile; and
6. it provides a critical level of housing stability for the most vulnerable populations
74
Affordable Housing & the ‘Energy Standards Environment’
• 2011 VT Residential Building Energy Code
• 2011 VT Commercial Building Energy Code
• ENERGY STAR Version 3
• Efficiency Vermont Multifamily New Construction /
Major Rehab program updates
• VHCB / VHFA funding standards
• National funders requiring additional standards
75
http://www.vhcb.org/publications.html
Scroll down, or click on “Training Materials”
A Roadmap to Housing Energy Affordability
http://www.vhcb.org/roadmapsm.pdf
Mechanical System Optimization Guide
http://www.vhcb.org/pdfs/optimization-sm.pdf
Made possible with the generous support of the John D. and Catherine T. MacArthur Foundation