Welcome to Green Framing Options

Presenter: Wally Geergo2wallyworld@hotmail.com

Some Sincere Thanks to:

The Center for Sustainable Energy U.S. Green Building Council, C4 Chapter National Association of Home Builder’s Research

Center University College of Dublin MosArt Architects, Dublin Laura’s Painting, Ojai, CA. Greymar Associates, Ventura, CA. Sonoma State University

In Defense of Wood

There is an abundant supply of vendors and subcontractors It has relatively few design & structural constraints It’s cost effective It’s beautiful

Why Chose an AlternativeFraming System ?

Site & Structural Constraints Health Related Issues Environmental Concerns Energy Efficiency Life Cycle Value Fire Safety Competitive Advantage

Site & Structural Constraints

Lack of Staging Area Complex topography that will not allow conventional

movement of building materials Unique Soils of Geological Conditions Short Building Season

Health Related Issues

Mold Building Material Toxins Specific Health Issues of the Occupants Healthier Families & Higher Workplace Productivity

Environmental Concerns

Concerns over renewable resources Concerns over “Cradle to Cradle”

or “Cradle to Grave” issues Concerns related

to “Carbon Footprint” Concerns over material

waste and Land Fill waste

Energy Efficiency

“Tight” Building Envelope Passive Solar Design Benefits Life Cycle Energy Savings High Performance Building Assemblies

Life Cycle Value

“Life Cycle Value”

is the total Cost of INITIAL CONSTUCTION +

ENERGY CONSUMPTION COSTS over the

functional life of a building

Cost Comparison Construction Costs of a 50% ZEB Office Building, Kiel, Germany (Building Shell + Tenant Improvements - Converted to U.S. Dollars)

Conventional Sustainable DifferenceFrame 48.28 53.82 11.46%Envelope 83.65 101.27 21.06%Roof 15.20 15.11 -0.58%Walls/Doors 12.78 12.90

0.95%Finishes 33.48 32.24 -3.70%Services 92.18 86.64 -6.01%Site works 7.04 7.02 -0.37%

TOTALS 292.62 309.00 5.60%

Energy Savings

Office Building Type EnergyConventional 25 KWH/ft2/year

Sustainable 10 KWH/ft2/year

Savings 15 KWH/ft2/yearFor a 250,000 Office Building, that’s a

Savings of over $350,000 per year

Fire Safety

Desire to have a “Fire Safe” home Lower Insurance Rates Higher resale value in “Fire Country”

Competitive Advantage

Why NOT to chose an Alternative Framing System

Lower Initial Cost of Structural Shell Construction Because you can gain “LEED Credits” If there are limited options in your market area of

suppliers or qualified subcontractors Because your flaky unlicensed Brother-in-Law claims

he is knowledgeable of straw bale construction

DON’T think “Framing Systems”,THINK “Building Envelope Assemblies”

When evaluating Building Envelope Assemblies, consider:

Structural System Adaptability of Floor & Roof Diaphragms Exterior Building Skin Interior Building Skin Insulation Adaptability of Plumbing & Electrical within the

system Design & Structural Constraints of the Assembly

When comparing Options, consider

Design & Structural Constraints Energy Efficiency Environmental Attributes Initial Construction Cost Life Cycle Value Fire Safety Adaptability of Building Skin Options Adaptability of Electrical & Plumbing Availability of Raw Materials Availability of Qualified Labor & Subcontractors

What are the Options

Conventional Wood Framing FSC Certified Wood Framing Light Gauge Steel Framing Red Iron Steel Framing Structurally Insulated Panels (aka “SIPs”) Insulated Concrete Forms (aka “ICFs”) Timber Frame Structural Systems Straw Bale Construction

Conventional Wood Framing

Positive Attributes: There is an abundant supply of vendors and subcontractors Relatively few design & structural constraints It’s cost effective

Potential Problems: Rot, Mold & Termites Low Fire Resistance In consistent Quality

Conventional Wood FramingA Metric Analysis

Category ScoreDesign & Structural Constraints 8Energy Efficiency 4Environmental Attributes 5Initial Construction Cost (10 being most cost effective)

8

Life Cycle Value 5Fire Safety 4Adaptability of Building Skin Options 8Adaptability of Electrical & Plumbing 7Availability of Raw Materials 8Availability of Qualified Labor & Subcontractors 8

Forest Stewardship Council (aka “FSC”)

Wood Framing

Positive Attributes: Relatively few design & structural constraints Highly Environmentally Friendly Potential Marketing benefit for builders & developers

Potential Problems: Rot, Mold & Termites Low Fire Resistance

FSC Wood FramingA Metric Analysis

Category ScoreDesign & Structural Constraints 8Energy Efficiency 4Environmental Attributes 8Initial Construction Cost 8Life Cycle Value 5Fire Safety 4Adaptability of Building Skin Options 8Adaptability of Electrical & Plumbing 7Availability of Raw Materials 6Availability of Qualified Labor & Subcontractors 8

Light Gauge Steel Framing

Light Gauge Steel Framing

Positive Attributes: Excellent structural characteristics Readily Available Material Highly adaptable for future alterations Eliminates the possibility of termite damage Highly Environmentally Friendly* Partially mitigates potential mold problems

Light Gauge Steel FramingPositive Structural Attributes

Light Gauge Steel Framing Something Old & Something New

Light Gauge Steel Framing

Potential Negative Attributes : More costly than wood framing Limited number Requires an knowledgeable architectural & engineering team of qualified subcontractors Potential problems with other trades (M, P & E) Requires a knowledgeable architectural &

engineering team

Light Gauge Steel FramingA Metric Analysis

Category ScoreDesign & Structural Constraints 8Energy Efficiency 2Environmental Attributes 4 to 8Initial Construction Cost (10 being most cost effective) 6Life Cycle Value 7Fire Safety 6Adaptability of Building Skin Options 7Adaptability of Electrical & Plumbing 6Availability of Raw Materials 8Availability of Qualified Labor & Subcontractors 4

Red Iron Steel Framing

Red Iron Steel Framing

Red Iron Steel Framing

Red Iron Steel Framing

Red Iron Steel Framing

Red Iron Steel Framing

Positive Attributes: Excellent structural characteristics Readily Available Material Eliminates the possibility of termite damage Highly Environmentally Friendly* Partially mitigates potential mold problems Can be potentially very cost effective

Red Iron Steel Framing

Potential Negative Attributes : Potential problems with other trades (M, P & E) Some Design constraints Potential Thermal Bridging Problems

Red Iron Steel FramingA Metric Analysis

Category ScoreDesign & Structural Constraints 6Energy Efficiency 2Environmental Attributes 4 to 8Initial Construction Cost (10 being most cost effective) 8Life Cycle Value 7Fire Safety 8Adaptability of Building Skin Options 5Adaptability of Electrical & Plumbing 6Availability of Raw Materials 8Availability of Qualified Labor & Subcontractors 8

Structurally Insulated Panels(aka “SIPs”)

Structurally Insulated Panels(aka “SIPs”)

Structurally Insulated Panels(aka “SIPs”)

Structurally Insulated Panels(aka “SIPs”)

Structurally Insulated Panels(aka “SIPs”)

Structurally Insulated Panels(aka “SIPs”)

Positive Attributes: Excellent structural characteristics Highly Energy Efficient Highly adaptable for future alterations Substantially mitigates the possibility of termite damage Highly Environmentally Friendly* Substantially mitigates potential mold problems* Excellent Quality Control due to factory production

Structurally Insulated Panels(aka “SIPs”)

Potential Negative Attributes :• Some Limited Design constraints• Potential Building Department related issues• Limited availability of qualified subcontractors• Potential problems with other trades (M, P & E)• Requires a knowledgeable architectural & engineering team

Structurally Insulated Panels (SIPs) A Metric Analysis

Category ScoreDesign & Structural Constraints 7Energy Efficiency 9Environmental Attributes 5 to 9Initial Construction Cost (10 being most cost effective) 6Life Cycle Value 9Fire Safety 7Adaptability of Building Skin Options 6Adaptability of Electrical & Plumbing 5Availability of Raw Materials 8Availability of Qualified Labor & Subcontractors 3

Insulated Concrete Forms(aka “ICFs”)

Insulated Concrete Forms(aka “ICFs”)

Insulated Concrete Forms(aka “ICFs”)

Insulated Concrete Forms(aka “ICFs”)

Insulated Concrete Forms(aka “ICFs”)

Insulated Concrete FormsFloor & Roof Options

• Dimensional Lumber• Light Gauge Steel• Dietrich “Trade Ready” Joists• Hambro Bar Joist System• “Lite Deck”

Lite Deck

Insulated Concrete Forms(aka “ICFs”)

Positive Attributes:• Excellent structural characteristics• Highly Fire Resistant• Highly Energy Efficient• Substantially mitigates the possibility of termite damage• Highly Environmentally Friendly* • Substantially mitigates potential mold problems*• Excellent Quality Control due to factory production• VERY quiet interiors

Insulated Concrete Forms(aka “ICFs”)

Insulated Concrete Forms(aka “ICFs”)

Insulated Concrete Forms(aka “ICFs”)

Potential Negative Attributes :• Some Limited Design constraints• Potential Building Department related issues• Potential problems with other trades (M, P & E)• More costly than conventional wood framing, but with a positive payback in energy savings• Requires a knowledgeable architectural & engineering team

Insulated Concrete Forms (ICFs) A Metric Analysis

Category Score

Design & Structural Constraints 7Energy Efficiency 10Environmental Attributes 7 to 9Initial Construction Cost (10 being most cost effective)

7

Life Cycle Value 9Fire Safety 10Adaptability of Building Skin Options 7Adaptability of Electrical & Plumbing 7Availability of Raw Materials 9Availability of Qualified Labor & Subcontractors 7

Timber Frame Structural Systems

Timber Frame Structural Systems

Timber Frame Structural Systems

Timber Frame Structural Systems

Timber Frame Structural Systems

Timber Frame Structural Systems

Positive Attributes:• Excellent structural characteristics• Highly Energy Efficient*• Highly Environmentally Friendly* • Excellent Quality Control due to factory production

Timber Frame Structural Systems

Potential Negative Attributes :• Some Limited Design constraints• Potential Building Department related issues• Limited availability of qualified subcontractors• Potential problems with other trades (M, P & E)• Requires a knowledgeable architectural & • engineering team

Timber Frame Structural System A Metric Analysis

Category ScoreDesign & Structural Constraints 6Energy Efficiency 6 to 9Environmental Attributes 7 to 9Initial Construction Cost (10 being most cost effective) 4Life Cycle Value 6Fire Safety 6Adaptability of Building Skin Options 7Adaptability of Electrical & Plumbing 7Availability of Raw Materials 6Availability of Qualified Labor & Subcontractors 3

Straw Bale

Straw Bale

Straw Bale

Straw Bale

Straw Bale

Straw Bale

Positive Attributes:• Highly Energy Efficient• Highly Environmentally Friendly • VERY quiet interiors• More fire resistant than some other options• A fun way to build a house if you have 20 friends that like to work for free and live on pizza & beer on the weekends.

Straw Bale

Potential Negative Attributes :• Some Limited Design constraints• Potential Building Department related issues• Potential problems with other trades (M, P & E)• Very costly if professionally constructed• Requires a knowledgeable architectural & engineering team

Straw Bale A Metric Analysis

Category ScoreDesign & Structural Constraints 4Energy Efficiency 10Environmental Attributes 10Initial Construction Cost (10 being most cost effective) 3Life Cycle Value 8Fire Safety 7Adaptability of Building Skin Options 4Adaptability of Electrical & Plumbing 6Availability of Raw Materials 9Availability of Qualified Labor & Subcontractors 2

Why Chose an AlternativeFraming System ?

• Site & Structural Constraints• Health Related Issues• Environmental Concerns• Energy Efficiency• Life Cycle Value• Fire Safety• Competitive Advantage

Environmental ConcernsWhat is Green ?

What is Green ?

What is Green ?

Green Certification Standards

Environmentally Friendly Skin Materials

A Few Options: Paperless drywall Natural Earth Plaster American Clay Eco Stucco

Natural Earth Plaster

American Clay

Eco Stucco

Closing Comments

There no one magic solution to any building design Do your homework, pick wisely Respect “single source vendors”, but take them with

a grain of salt. After all, they have a hammer Appreciate that a building’s structural shell is only

one working component within a synergistic whole Have fun & on behalf of the Center for Sustainable

Energy, THANK YOU FOR BEING HERE TODAY