Energy Efficiency in Multifamily: A Roadmap

Transcription

1 Energy Efficiency in Multifamily: A Roadmap Neil E. Curtis, Efficiency Vermont Andrew M. Shapiro, February 8,

2 Agenda Context for the Roadmap Project (Neil) The Project (Andy) Process Analysis Results Policy Implications (Neil) 2

3 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.

4 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

5 Course Evaluations In 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.

6 VT Housing & Conservation Board VT Housing Finance Agency Housing Vermont Efficiency Vermont Energy Balance, Inc with assistance from CX Associates, LLC Maclay Architects Stephen Pitkin Made possible with the generous support of the John D. and Catherine T. MacArthur Foundation 6

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 7

8 The Conundrum 8

9 The Conundrum Fixed dollar inflows (rent) Widely variable costs (energy) Infrastructure investment vs. operating capital 9

10 The Conundrum When housing is affordable Cheap to build Cheap to operate 10

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? 11

12 Historical Program and Relationships Efficiency Vermont Multifamily New Construction & Major Rehab Projects Projects Apartments Affordable Housing 157 3,328 Market Rate Housing 88 1,909 Total 245 5,237 12

13 Historical Program and Relationships 13

14 14

15 Roadmap for Housing Energy Affordability Andy Shapiro,

16 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?

17 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

18 with thanks to Project oversight committee: Craig Peltier, VHCB Trevor Parsons, Housing VT Rich Wickman, Housing VT Neil Curtis, Efficiency Vermont David Anderson, consulting engineer to VHFA

19 with assistance from Maclay Architects Building detailing and graphics and Stephen Pitkin Cost estimating

20 Volatility in current energy markets 10%? 5%?

21 Energy Costs Case Study Housing Stock As Is PUM $600 $500 $400 $300 $200 $100 $0 PUM (Per Unit Monthly Energy Cost) by Housing Type Today Year 15 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

22 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

23 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

24 Process o 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)

25 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?

26 The Oracle Process

27 The Oracle Speaks DEFINITIONS for near term affordable o Current fuel cost: Oil $3.00/gallon o Near Term: 15 years o Escalation rate (how fast fuel costs rise on top of inflation): 5.25% low and 10% high o Acceptable $PUM in 2025: $75 o o In 2010 dollars total energy cost for heat and hot water for project divided by # of units

28 Roadmap to Energy Affordability near term affordable For 15 years energy costs will not effect affordability

29 Roadmap to Energy Affordability long term affordable energy costs will be so low as to not effect affordability for the foreseeable future

30 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

31 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

32 Housing Types Description of housing types 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 Townhouses, slab-on-grade, typically 1970's/1980's vintage 3-story with townhouses + some apartments, slab on grade, built partially into hillside, primarily individual entrances, typically 1970's/1980's vintage Larger downtown buildings, multi-unit, older buildings, usually historic to some extent. Double loaded corridor, newer construction, typically units, built since Likely form for much future new construction of affordable housing

33 For each housing type: Analysis Provided o List of efficiency measures to reach PUM s o Near term affordable o Long term affordable o Cost of efficiency measures to reach PUM s o Near term affordable o Long term affordable

34 Analysis Provided Note on PUM s o Heat and hot water only the agreed upon metric Bonus PUM s provided o Heat and hot water plus apartment electricity o All building energy use, including house meter

35 Typical Results -- for 4-Unit Townhouse

36 Typical Results -- 4-Unit Townhouse $300 Townhouse (Pleasant St) PUM in Year 15 Low Escalation Rate (5%) $250 Heat, hot water and electricity heat and hot water only $200 PUM $150 $100 $50 $- As Was Near term, 2010 Retrofit, 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*

37 Typical Results -- 4-Unit Townhouse Envelope Options Walls Near Term, Wood Pellets +50% Solar hot water Add 1" foil-faced isocyanurate exterior under siding Near Term Affordable, Oil Add 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-reduce from 0.35 NACH to ) (525 cfm-50)

38 Typical Results -- 4-Unit Townhouse Near Term, Wood Pellets +50% Near Term Affordable, Oil Solar hot water Mechanicals Ventilation 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

39 Typical Results -- 4-Unit Townhouse Long Term Affordable, Oil + 75% solar hot water Add 4" foil-faced isocyanurate exterior under siding Change from R-3.3 to R-5 triple glazed, FG or high performance wood windows Long Term Affordable, ASHP + 75% solar hot water 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 to R-55 from R-38 Change to R-55 from R-38 Add 2" foam to edge of slab, total 24" depth Reduce from 0.35 NACH to 0.10 (525 cfm-50) Add 2" foam to edge of slab, total 24" depth Reduce from 0.35 NACH to 0.10 (525 cfm-50)

40 Typical Results -- 4-Unit Townhouse Mechanicals Ventilation Permanently Affordable, Oil + 75% solar hot water One Venmar Eko EC motor HRV per unit (replaces exhaust only) Permanently Affordable, ASHP + 75% solar hot water 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 Lighting Solar hot water, 75% SDHW (Large drainback system), boiler backup LED exterior lighting with time clock and photocell control 75% SDHW (Large drainback system) electric backup LED exterior lighting with time clock and photocell control

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42 Pleasant Street -- Building A1 Number of units 4 Costing 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 $39,409 Windows and doors [2] $16,773 $23,543 $23,543 $23,543 Slab edge insulation $12,973 $12,973 $12,973 $12,973 Attic insulation from R-38 to R-55 $2,162 $2,162 $2,162 $2,162 Additional air leakage reduction $3,225 $3,225 $3,225 Ventilation, exhaust only or heat recovery [8] $2,000 $17,861 $17,861 $17,861 Solar hot water [5] $10,560 $21,120 $21,120 Wood pellet fired boiler [3] $25,000 Oil-fired boiler [6] $15,000 $15,000 $15,000 Air source heat pump [7] $27,500 Hot Water $4,000 $4,000 $4,000 $4,000 Highest efficiency common lighting and controls [4] $1,500 $1,500 Variable speed pumping $500 $500 Subtotal $116,000 $112,000 $141,000 $153,000 Overhead, profit [1] $23,200 $22,400 $28,200 $30,600 TOTAL $139,000 $134,000 $169,000 $184,000 Cost per unit $35,000 $34,000 $42,000 $46,000 Cost per sq. ft. $44 $43 $54 $59

43 Pleasant Street -- Building A1 avg unit sq.ft Nov-10 Four Unit Townhouse degree days 7700 SUMMARY 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 Wall R Window R Slab Edge R Slab Under R ACH, natural cfm50 2,625 1,838 1, cfm50/sq.ft shell [6] Vent heat recovery 0% 0% 0% 65% 80% 80% ACH with venting [1] Heat fuel Oil Oil Wood pellets Oil Oil ASHP % efficient DHW fuel Oil Oil Wood + Solar Oil Solar + Oil Solar + ASHP backup % efficient [5] Loads MMBtu/yr-unit heat Btu/sq.ft.-dday heat Btu/sq.ft-yr heat 37,000 25,000 25,000 13,000 11,000 6,000 Energy MMBtu/yr-unit heat MMBtu/yr-unit DHW 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

44 Results for Older Small Building/Duplex Near term: 75% Solar hot water Heat recovery ventilation

45 Results for Double Loaded Corridor Near term: 50% Solar hot water Heat recovery ventilation Long Term: 75% Solar hot water HRV Pellet boiler or ASHP

46 General Results -- Cost per Unit Average Cost to Reach Energy Affordability $60,000 $50,000 Average Near Term Package Average Long Term Package $40,000 $30,000 $20,000 $10,000 $0 Older Smaller Houses/ Apartments 4-unit Townhouse 12-unit Townhouse/ apartment Old Downtown Apartments Newer Double Loaded Corridor

47 General Results ROADMAP FOR HOUSING AFFORDABILITY Energy Use and PUM By Housing Type 15-Feb-11 Annual MMBtu Fuel Use per Unit Per Unit Monthly (PUM) [1] Permanently Affordable Near-Term Affordable Package Package Near-Term Affordable Package 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 $70 $81 $36 $25 12-unit Townhouse/ apartment $65 $81 $17 $26 Old Downtown Apartments [2] $73 $52 $19 $26 Newer Double Loaded Corridor [2] $75 $52 $30 $37 [1] Heat and hot water cost only, Low escalation rate [2] Average of two case studies Long Term Affordable Package

48 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

49 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 $ 113 Moretite+shrink wrap $ 61 $ Add storm $ 61 $ New low-e window $ 35 $ New R-5 triple window $ 17 $ 800 8

50 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 $ 113 Moretite+shrink wrap $ 61 $ Add storm $ 61 $ New low-e window $ 35 $ New R-5 triple window $ 17 $ The quickest payback does NOT lead to near- or long-term affordability!

51 Process for Maximizing Energy Affordability with Limited $$ o Start with Design Requirements Table

52 Roadmap for Housing Affordability Designers Checklist: Metrics for Energy Affordability Housing Type: New Double Loaded Corridor Design Requirements Table 25-Jan-11 Project Name: Designer: Date: Building Enclosure Near-Term Affordable Permanently Affordable Design Team Approach in Present project Item Performance Prescription Performance Prescription To be filled out by design Air sealing 0.10 ACH (0.08 cfm50/sq.ft. shell) [1] Wall insulation [2] Windows Flat Attic Ceiling R-16 (actual, considering thermal bridging) R-3.3 or better NFRC whole window insulation value, low solar heat gain coefficient all orientations [3] R-40 to R-60 (actual, considering thermal bridging) 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-airleakage windows, air sealed attic floor, air-tight attic hatch Fill 5.5"" cavities with cellulose 11" - 16" of cellulose with minimal thermal bridging, attic hatch to match insulation value 0.05 ACH (0.04 cfm/sq.ft. of building shell) R-28 (actual, considering thermal bridging) 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 R-50 to R-60 (actual, considering thermal bridging) 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, lowair-leakage windows, air sealed attic floor, air-tight attic hatch Fill 5.5" cavities with cellulose, add 2" foil-faced isocyanurate foam to exterior Triple glazed, two low-e layers, argon fill, thermally broken glass spacers, fiberglass, vinyl or high performance wood frames 13" - 16" of cellulose with minimal thermal bridging, attic hatch to match insulation value team

53 Process for Maximizing Energy Affordability with Limited $$ o Start with Design Requirements Table o Use energy modeling and cost estimating to optimize package of measures o Favor measures that can t be redone easily o Favor measures with longer life o Match maintenance requirements to provider o Install renewables where possible

54 Implications of the study o Current energy practices are leading to an operating cost crisis

55 Implications of the study o Current energy practices are leading to an operating cost crisis o Necessity of educating developers and designers

56 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, including o Balancing first costs with operating costs o Finding funds to support affordability

57 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, including o Balancing first costs with operating costs o 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 Utility Affordable housing energy goals are advanced of utility cost effectiveness screening 58

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60 Policy Implications Glazing, U-Factors Roadmap, near term, range Roadmap, long term, range RBES <= RBES <= Efficiency Vermont MF ENERGY STAR <=.30* Proposed Funder Standards <=.30 * Higher U-values allowed with higher SHGC 60

61 Policy Implications Flat Ceiling, R-Value Roadmap, near term, range Roadmap, long term, range RBES RBES Efficiency Vermont MF 55 Proposed Funder Standards 60 61

62 Policy Implications Wood Frame Wall, R-Value Roadmap, near term, range Roadmap, long term, range RBES RBES 20 (or 15 c.i.) 2012 Efficiency Vermont MF 25 Proposed Funder Standards 25 62

63 Policy Implications Wood Frame Floor, R-Value Roadmap, near term, range 40 Roadmap, long term, range RBES RBES Efficiency Vermont MF 30 Proposed Funder Standards No requirement 63

64 Policy Implications Air Infiltration Performance Testing Roadmap, near term, range.9 5 ACH 50 Roadmap, long term, range ACH RBES No requirement 2011 RBES 5 ACH Efficiency Vermont MF (1) Proposed Funder Standards (1) 4 ACH 50 3 ACH 50 (2) 3 ACH 50 2 ACH 50 (3) 1. Compliance with Air Sealing Protocol 2. With ENERGY STAR certification 3. New Construction projects 64

65 Policy Implications Air Sealing Protocol Air Barrier Description / Drawing demonstrating: Closure Integration (connections) Full Alignment 65

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67 Source: ROADMAP INTEGRATION REPORT Steven Schenker, AIA, LEED AP January

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 68

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. 69

70 Policy Implications Mechanical Design Protocol Clarify Conflicts Facilitate the Process About the process: OPR Owner Project Requirements BoD Basis of Design Training 70

71 Policy Implications 71

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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 73 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 74

75 Scroll down, or click on Training Materials A Roadmap to Housing Energy Affordability Mechanical System Optimization Guide Made possible with the generous support of the John D. and Catherine T. MacArthur Foundation 75