Sealing the Envelope

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One of the areas of consideration when "going green" is evaluating and improving the building envelope.  These are the parts of the building that separate the interior space from the exterior.  This shell includes the foundation, exterior walls, windows, roof, exterior doors, and floors.  When you think about energy efficiency, this just makes sense.  When it is cold outside, we want to be warm.  When it is hot, we seek the cool interior.  Any transfer between the inside and the outside results in greater energy use for us to be comfortable. 

The two main action areas of closing the envelope are sealing and insulating - the main goal being to separate the inside and outside air.  If you are going for a specific certification, you need to be sure to solve these issue up to their code, but to seal a building you can use materials as simple as caulk and as advanced at OwenCornings new Energy Complete sealant. 

The roof and windows are two important considerations.  The options for roofs range from green roofs, which can be as simple (see left) or complex (see below) as you choose, to the installation of solar panels - a great way to create your own energy.  Green roofs also help prevent the heat island effect in urban areas - an extra plus!  Windows also have insulation and coating that helps let light into the building while reducing heat/cold exchange.  These low-e windows are increasingly common in all types of construction and are even part of many building codes.

Doors and the efficiency of the HVAC system  play a huge role in helping to seal the building envelope and keep the occupants comfortable and healthy.  One interesting consideration when sealing a building is managing CO2 content.  Again, there simple and complex solutions.  Opening the windows and allowing for a cross breeze refreshes the inside air.  There are also CO2 sensors that work with the HVAC system to take in outside air when a specified level of CO2 is detected.

When considering "going green" it is important to realize that there are many steps, considerations, and options - sealing the envelope is just one.  Determining your goals at the onset can help you focus your attention and resources in a way to achieve maximum results and help take another step toward sustainability.

Energy Bill: $0 Helping the Planet: Priceless

Homeowners all over the country struggle with the high cost of utilities.  Looking for ways to reduce our energy consumption is not just being globally responsible, it is about financial responsibility as well.  Well, what if you could live in a house that had a low, really low electric bill - like $0?!  This idea of a net-zero home is not a thing of fairy tales!  All over the world, homeowners are creating ways to make their homes energy producers, sometimes even selling electricity back to the electric companies! So, whether you are building a new home or looking for ways to reduce your energy bills in your current home check out these homeowners who run to their mailbox every month to see their utility bill!:)

This new construction home in Dallas earned the highest LEED certification available - Platinum.  From the site of the home to the geothermal features, these homeowners overcame challenges to build a super green home.

Green renovation

This 1930's house in Palo Alto, CA shows that your don't have to build new to enjoy energy savings.  They reduced their energy usage by 62%, even with the addition of central air conditioning!


Finally, check out how this homeowner converted his house "from a Hummer to a Prius", achieving net-zero energy.  His solutions are far from technologically advanced, but they are cost effective and work - simple life changes that result in giving energy back to grid while doing his part to help the planet.  

Going green - it's a win-win.

It's Not Easy Going Green

Most people who think about green buildings think about new, modern, cutting-edge construction, but what about the thousands of buildings (about 98% of the buildings in developed countries) that are already built?  If this green initiative is going to have any significant impact on our planet, we can't just look to future buildings - we have to be ready to update exisiting buildings. This is where retrofitting comes into the picture.  By taking existing buildings and updating them with green features, we are able to impact the future today.  The two main goals of retrofitting are to reduce energy use and to minimize the production of greenhouse gasses (GHGs) - the nasty stuff that is a huge contributor to global warming. 



Rendering of Sears Tower rooftop (NYTimes.com)

 Retrofitting seems like a great idea - and it is - but it comes with its own challenges.  The primary concern is the expense.  This is combined with the diffculty in calculating the benefits (saving $$ on energy bills) and a sense that you have to do it big or not at all, causing many property owners to stop before they start.  While there are several major retrofitting projects such as the Empire State Building, Sears Tower, and Sydney Opera House, these high-profile multi-million dollar projects seem to perpetuate this idea that there is no room for smaller updates.  Nothing could be further from the truth. There are many things that a property owner can do to help retrofit their building that are of minimal cost.  Simple things like using compact flourescent light bulbs, insulating behind heaters, reducing water use all play a role in helping to improve the energy efficiency of a building.  While LEED Certification is a wonderful goal, we all need to get comfortable with the idea that this is a work in progress.  Every little thing we can do that moves us toward a mindset of sustainability is a good thing.  It may not be easy going green, but there is little question that it is worth the effort.

... and so it begins....

We have completed class one in a two week marathon on Sustainability.  Monday through Friday, 6 - 10 pm we will be at the UTA Santa Fe campus learning about the importance of sustainable development, the real meaning of going green, and how all of that plays into the world of real estate and construction.  While many people think this is a new trend, the truth is it has been around for decades.  There has been a recent surge of interest and media attention that has helped people see the wide stretching impact of the choices we make today on future generations.  Being green is no longer for a select few, it is mandated by government, promoted by companies, and is a very real part of our present culture.