FeasibilityFeasibility Study for a Study for a Deconstruction Program forDeconstruction Program for

Mobile and Manufactured Homes Mobile and Manufactured Homes and Trailers (and Trailers (MMHATsMMHATs))

Serving Douglas, Coos and Curry Counties

In Southwest Oregon since 1991

Reclaimed Building Reclaimed Building Materials Retail Materials Retail

StoreStoreandand

Deconstruction Deconstruction Contracting Services Contracting Services

CCB# 150129CCB# 150129An Affiliate Organization of An Affiliate Organization of

Umpqua Community Umpqua Community Development CorporationDevelopment CorporationA 501(c)(3) non-profit corporation

Community Planning

Workshop

Contributing Partners - Technical Assistance

AND

Funded by: Funded by: The Department of Housing and The Department of Housing and

Urban Development Urban Development -- Rural Rural Housing and Economic Housing and Economic Development Program Development Program

Oregon Housing and Community Oregon Housing and Community Services Services

The Oregon Department of The Oregon Department of Environmental QualityEnvironmental Quality

December 2006December 2006

This Research Project was Prompted by an Effort by the Oregon This Research Project was Prompted by an Effort by the Oregon Department of Energy to Remove Department of Energy to Remove ““Energy HogsEnergy Hogs”” from the Gridfrom the Grid

Manufactured Housing, an Element Manufactured Housing, an Element of Our Built Environmentof Our Built Environment

Mobile and Manufactured Homes by Mobile and Manufactured Homes by 1980:1980:–– More than 4,500,000 in the U.S. More than 4,500,000 in the U.S. –– 85,000 in Oregon85,000 in Oregon

Mobile and Manufactured Homes by Mobile and Manufactured Homes by 20002000–– More than 8,500,000 in the U.S.More than 8,500,000 in the U.S.–– 150,000 in Oregon150,000 in Oregon

Source: U.S. Census

Most of the preMost of the pre--1978 manufactured 1978 manufactured homes were singlewide units built with a homes were singlewide units built with a 20 year life expectancy20 year life expectancyHigh cost of heating / cooling make this High cost of heating / cooling make this housing stock an expensive housing housing stock an expensive housing alternative to occupy alternative to occupy Poor condition of the units can create Poor condition of the units can create lasting health issues for the tenantslasting health issues for the tenantsFinancial Institutions have been reluctant Financial Institutions have been reluctant to make loans on replacement to make loans on replacement ““likelike””housing (singlewides) housing (singlewides)

Is it Equitable to Rehab PreIs it Equitable to Rehab Pre--HUD HUD Homes? (built prior to 1976)Homes? (built prior to 1976)

Is it Equitable to Rehab PreIs it Equitable to Rehab Pre--HUD HUD Homes? (built prior to 1976)Homes? (built prior to 1976)

Little if any equity in the home is Little if any equity in the home is recognized from Weatherization recognized from Weatherization SubsidiesSubsidiesOften Weatherization Subsidies do Often Weatherization Subsidies do little to improve energy consumptionlittle to improve energy consumptionHealth issues from molds, rot and Health issues from molds, rot and other substandard conditions are other substandard conditions are difficult to correct difficult to correct

What About the Waste Stream?What About the Waste Stream?Each section of a mobile or Each section of a mobile or

manufactured home manufactured home weighs +/weighs +/-- 6,000 pounds6,000 pounds

In an attempt to answer these questions, the Oregon In an attempt to answer these questions, the Oregon Department of Energy (ODOE) facilitated a focus Department of Energy (ODOE) facilitated a focus group that included:group that included:–– Oregon Housing and Community ServicesOregon Housing and Community Services–– Regional Utilities Regional Utilities –– Oregon Building Codes DivisionOregon Building Codes Division–– OregonOregon’’s Manufactured Housing Industrys Manufactured Housing Industry–– Financial Institutions w/Experience in Loans for Financial Institutions w/Experience in Loans for

Manufactured HousingManufactured Housing–– Affordable Housing ProvidersAffordable Housing Providers–– Weatherization ContractorsWeatherization Contractors

What Are the Alternatives? What Are the Alternatives? What Can We Afford?What Can We Afford?

How Do We Do It?How Do We Do It?

The Goal: Find an Affordable and The Goal: Find an Affordable and Feasible Means to Replace the ProblemFeasible Means to Replace the Problem

Manufacture an Affordable Replacement Manufacture an Affordable Replacement UnitUnitCreate a Financing Mechanism that is Create a Financing Mechanism that is Affordable for LowAffordable for Low--Mod Income FamiliesMod Income FamiliesMake Weatherization Subsidies Available Make Weatherization Subsidies Available as Down Payments for Replacement Unitsas Down Payments for Replacement UnitsReplace the existing worn out Replace the existing worn out MMHATsMMHATsAND AT THE END OF THE DAY, IF YOU AND AT THE END OF THE DAY, IF YOU ARE SUCCESSFULARE SUCCESSFUL……

4.5 million Pre HUD units X 6,000 4.5 million Pre HUD units X 6,000 Pounds Each Into Our Landfills???Pounds Each Into Our Landfills???

Another Issue Driving an Accelerated Another Issue Driving an Accelerated Volume of Decommissioned Volume of Decommissioned MMHATsMMHATsThroughout the USA, as developable land values Throughout the USA, as developable land values increase, lower end housing is replacedincrease, lower end housing is replacedMobile Home Parks throughout the country are Mobile Home Parks throughout the country are being sold for redevelopment.being sold for redevelopment.Residents and owners of Residents and owners of MMHATsMMHATs who are forced who are forced to find alternative housing, often are required to to find alternative housing, often are required to removed their homes from parks at their removed their homes from parks at their expense.expense.As State and Local Governments grapple with As State and Local Governments grapple with who and when to provide subsidies and processes who and when to provide subsidies and processes to assist those with limited resources:to assist those with limited resources:

Few Communities have the Infrastructure or Few Communities have the Infrastructure or Solid Waste Management Capacity to Divert Solid Waste Management Capacity to Divert

C&D Waste from Limited Landfill SpaceC&D Waste from Limited Landfill Space

Local Governments are Beginning Local Governments are Beginning to Look at the C&D Waste to Look at the C&D Waste Management AlternativesManagement Alternatives

DeconstructionDeconstructionC&D LandfillsC&D LandfillsC&D Material Recovery FacilitiesC&D Material Recovery Facilities

Manufactured Home Manufactured Home Decommissioning Facilities in the Decommissioning Facilities in the

U.S.U.S.Umpqua CDC & Heartwood ReSources looked at Umpqua CDC & Heartwood ReSources looked at 20 companies providing decommissioning 20 companies providing decommissioning services of services of MMHATsMMHATs around the U.S. around the U.S. 5 were selected as Case Studies for this report5 were selected as Case Studies for this reportAdditionally, a Deconstruction Pilot Project was Additionally, a Deconstruction Pilot Project was Conducted by Umpqua CDC and Heartwood Conducted by Umpqua CDC and Heartwood ReSources on 6 ReSources on 6 MMHATsMMHATs–– 4 Pre4 Pre--HUD SinglewidesHUD Singlewides–– 1Pre1Pre--HUD DoublewideHUD Doublewide–– 1 Post1 Post--HUD DoublewideHUD Doublewide

Case Study #1Case Study #1Case Study #1 Case Study #1 –– TomorrowTomorrow’’s s Foundation; Madison WisconsinFoundation; Madison WisconsinPopulation Population –– 426,526 426,526 Household Median Income Household Median Income –– $49,223$49,223Waste Stream Diversion Rate Waste Stream Diversion Rate -- 30%30%Abatement Cost/Unit Abatement Cost/Unit -- $350 $350 -- $1,500$1,500(depending on contractor)(depending on contractor)–– NonNon--profit organization profit organization -- Contracts with independent Contracts with independent

crewscrews–– Mechanical and byMechanical and by--hand disassembly, depending on hand disassembly, depending on

subcontractorsubcontractor–– Grappled, shredded, separated and bailed (offGrappled, shredded, separated and bailed (off--site)site)–– Grappled and Grappled and ““byby--handhand”” sorting of metal (onsorting of metal (on--site)site)–– No longer in business, mainly because of asbestos No longer in business, mainly because of asbestos

abatement costs abatement costs

Case Study #2Case Study #2Case Study #2 Case Study #2 –– Keep Liberty County Keep Liberty County Beautiful; Liberty County, GeorgiaBeautiful; Liberty County, GeorgiaPopulation Population –– 61, 61061, 610Household Median Income Household Median Income -- $33,477$33,477Waste Stream Diversion Rate Waste Stream Diversion Rate –– 60%60%Abatement Cost/Unit Abatement Cost/Unit -- $600 $600 -- $800 $800

(Subsidized)(Subsidized)–– NonNon--profit affiliate of Keep America Beautiful profit affiliate of Keep America Beautiful ––

Contracts with independent crewsContracts with independent crews–– ByBy--hand deconstruction hand deconstruction –– Still operating, but mainly only providing Still operating, but mainly only providing

refer to services to contractorsrefer to services to contractors

Case Study #3Case Study #3Case Study #3 Case Study #3 –– Salvage King, Salvage King, Chatham County, North CarolinaChatham County, North CarolinaPopulation Population –– 49,32949,329Household Median Income Household Median Income -- $42,851$42,851Waste Stream Diversion Rate Waste Stream Diversion Rate –– 70% 70% --75%75%Abatement Costs/Unit Abatement Costs/Unit -- $750 $750 -- $1,750$1,750–– ForFor--profit salvage companyprofit salvage company–– ByBy--hand deconstructionhand deconstruction–– Has stopped providing the service due to Has stopped providing the service due to

high asbestos survey and abatement costshigh asbestos survey and abatement costs

Case Study #4 Case Study #4 Case Study #4 Case Study #4 –– CMH Mobile Homes; CMH Mobile Homes; Saginaw, MichiganSaginaw, MichiganPopulation (9 county serve area) Population (9 county serve area) ––1,164,1061,164,106Household Median Income Household Median Income -- $43,269$43,269Waste Stream Diversion Rate Waste Stream Diversion Rate –– 30% 30% --40%40%Abatement Cost/Unit Abatement Cost/Unit -- $1,175$1,175–– ForFor--profit salvage companyprofit salvage company–– Mechanical and byMechanical and by--hand deconstruction hand deconstruction

(grappled, and then disassembled)(grappled, and then disassembled)–– Operates at a loss, hoping to profit from Operates at a loss, hoping to profit from

salvaged itemssalvaged items

Case Study #5Case Study #5Case Study #5 Case Study #5 –– ZankerZanker Landfill and Landfill and Materials Processing Facility; San Jose, Materials Processing Facility; San Jose, CaliforniaCaliforniaPopulation (Combined San Mateo and Santa Population (Combined San Mateo and Santa Clara Counties) Clara Counties) –– 2,389,7462,389,746Household Median Income Household Median Income -- $72,577$72,577Waste Stream Diversion Rate Waste Stream Diversion Rate –– 90%90%Abatement Cost/Unit Abatement Cost/Unit -- +/+/-- $600 $600 –– ForFor--profit Construction and Demolition (C&D) Materials profit Construction and Demolition (C&D) Materials

Recovery FacilityRecovery Facility–– Highly Mechanical Highly Mechanical –– crush / sort and sent all materials crush / sort and sent all materials

down recycling streams down recycling streams –– All debris into All debris into ““the Rocketthe Rocket””, a , a multimulti--million dollar custom built separating machine.million dollar custom built separating machine.

–– Currently handles all C&D materials for San Mateo Currently handles all C&D materials for San Mateo and Santa Clara Counties, generates agriculture and Santa Clara Counties, generates agriculture productsproducts

Oregon DEQ Pilot Project Conducted by Oregon DEQ Pilot Project Conducted by Umpqua CDC and Heartwood ReSourcesUmpqua CDC and Heartwood ReSources

Roseburg, OregonRoseburg, OregonPopulation Population –– 104,202104,202Household Median Income Household Median Income -- $38,650$38,650Waste Stream Diversion Rate Waste Stream Diversion Rate –– 65% 65% -- 75%75%Abatement Cost/Unit Abatement Cost/Unit -- $1,200 $1,200 (FOR Pilot PROJECT (FOR Pilot PROJECT ONLY) ONLY) –– $2,000 per floor is more likely$2,000 per floor is more likely–– NonNon--profit profit –– ByBy--hand deconstruction of 8 units (4 single hand deconstruction of 8 units (4 single wideswides and 2 and 2

doublewidesdoublewides–– Seeks to hire TANF recipient / obligors and formerly Seeks to hire TANF recipient / obligors and formerly

incarceratedincarcerated–– Used building materials retail and deconstruction contracting Used building materials retail and deconstruction contracting

serviceservice–– Still contracting for Still contracting for MMHATsMMHATs but at minimum of $1,800but at minimum of $1,800

Pilot Project FindingsPilot Project FindingsLack of Lack of ““tipping feestipping fees”” in Douglas in Douglas County provides no incentive to County provides no incentive to divert materials from the publicly divert materials from the publicly owned landfillowned landfillMost Most ““shade treeshade tree”” MMHAT abatement MMHAT abatement contractors ignore State and Federal contractors ignore State and Federal asbestos lawsasbestos lawsOne in six of the homes One in six of the homes deconstructed were viable for rehab deconstructed were viable for rehab and reuseand reuse

Pilot Project FindingsPilot Project Findings$2,000 per unit is required to sustain the service (without $2,000 per unit is required to sustain the service (without transporting the units and using Heartwoodtransporting the units and using Heartwood’’s methods)s methods)$440 = Average cost for asbestos survey $440 = Average cost for asbestos survey $2,423 = Average cost abatement (per pilot project)$2,423 = Average cost abatement (per pilot project)–– 1984 doublewide contained NO Asbestos1984 doublewide contained NO Asbestos–– 1974 double wide asbestos abatement cost $4,7411974 double wide asbestos abatement cost $4,741–– MostMost asbestos discovered was retrofitted:asbestos discovered was retrofitted:

Silver coating at seams on roofSilver coating at seams on roofWindow caulkingWindow caulkingWall treatmentsWall treatments

Recaptured an average of $750 in recycled/reclaimed Recaptured an average of $750 in recycled/reclaimed materials in the Pilot Project which included 2 remodeled materials in the Pilot Project which included 2 remodeled doublewides.doublewides.

A Financially Sustainable A Financially Sustainable Abatement ProgramAbatement Program

(1) Public policy that mandates the diversion (1) Public policy that mandates the diversion of construction and demolition (C&D) of construction and demolition (C&D) waste away from landfills (banning C&D waste away from landfills (banning C&D waste from landfills)waste from landfills)

(2) An appropriately designed facility be co(2) An appropriately designed facility be co--located with a construction and demolition located with a construction and demolition materials recovery facility (C&D MRF) materials recovery facility (C&D MRF)

(3) that an asbestos abatement service be (3) that an asbestos abatement service be provided onprovided on--site to address logistic and site to address logistic and affordability issuesaffordability issues

(4) (4) ““In houseIn house”” means of transportation means of transportation of the of the MMHATsMMHATs to be deconstructedto be deconstructed

Access to and partnership with a Access to and partnership with a reclaimed building materials retail reclaimed building materials retail

outlet. outlet.

The Deconstruction Pilot ProjectThe Deconstruction Pilot ProjectBy Hand Process By Hand Process -- Open Air / MinimalOpen Air / Minimal

Work EnvironmentWork Environment

BUT FIRSTBUT FIRST……The Pilot Project was approached with existing The Pilot Project was approached with existing decondecon service tools and utilized service tools and utilized decondecon practices practices our crew applies to stick build structuresour crew applies to stick build structuresThe site provided little to no cover and minimal The site provided little to no cover and minimal accommodationsaccommodationsFrom starting the first until to finishing the 8From starting the first until to finishing the 8thth

floor, the process changed significantly.floor, the process changed significantly.If this process were to be established in a If this process were to be established in a dedicated space and coupled with a C&D MRF, dedicated space and coupled with a C&D MRF, costs would decrease and efficiencies would costs would decrease and efficiencies would increaseincrease

But MAINLYBut MAINLY……This Study is presented today at the BMRA This Study is presented today at the BMRA Conference is intended to generate discussion Conference is intended to generate discussion and ideas on how to improve the process and and ideas on how to improve the process and profitability and to revisit the approach, i.e. profitability and to revisit the approach, i.e. developing a process consistent with an economy developing a process consistent with an economy to scale for particular demographicsto scale for particular demographicsComments submitted from attendees will be Comments submitted from attendees will be valued and shared as an Addenda to the Study valued and shared as an Addenda to the Study and posted (as appropriate) onand posted (as appropriate) on--line with the line with the original study. original study. This is intended to be a living document, so This is intended to be a living document, so please feel free to email your comments to please feel free to email your comments to mbeach@umpqucdc.orgmbeach@umpqucdc.org

Interior (partitions and appointments)

EXTERIOR MEMBRANESEXTERIOR MEMBRANES

Disassembly of Walls and TrussesDisassembly of Walls and Trusses

Under Carriage Under Carriage

For More InformationFor More InformationOn Heartwood ReSourcesOn Heartwood ReSources

ororTo Access to the To Access to the

Full 166 Page Report:Full 166 Page Report:www.heartwoodresources.orgwww.heartwoodresources.org

Thank You!Thank You!