First time homebuyer - Zero Energy Homes, Made Affordable
July 3rd, 2008 Subscribe To Our Feed
Zero Energy Homes, Made Affordable
By Daniele Loffreda
How s this for a challenge? Create a zero net source energy (as opposed to site energy) home as defined by the Department of Energy s Building America program. Design it to operate in the extremes of Denver s unpredictable climate, using off-the-shelf, readily available technologies. Keep the mechanical systems as simple and uncomplicated as possible. Incorporate energy-efficiency strategies that don t require the home owners to be experts in sustainable building operations or conduct any maintenance beyond that required of a normal home.
Not overly difficult, you might say? Add that the design must be replicable for future Habitat for Humanity homes, utilize low-cost construction materials, and allow volunteer- friendly construction techniques. Still with me? The clincher: The target market is the affordable housing sector. Impossible, you might say? Challenging yes, but not impossible for an integrated design team of NREL engineers and Habitat for Humanity staff and volunteers. The finished product is a 1,200 square foot, three-bedroom reduced income home that actually produces more source energy than it consumes!
Design Considerations
The combination of energy engineers, a construction manager a real estate development manager and Habitat volunteers on the design helped strike a balance between engineering ideals based on energy modeling, cost realities inherent in affordable housing, and considerations involved in a volunteer construction crew.
Habitat s volunteer labor advantage steered the design team to approaches that favored low materials costs and high labor costs. While this approach minimizes the substantial labor cost, when combined with the affordable housing requirement it restricts the range of sustainable strategies available. For example, strategies such as structured insulated panels (SIPs) and insulated concrete forms were not considered because of their high cost. Similarly, the requirement for volunteer-friendly construction techniques and ease of replication eliminated the option of using Straw Bale. The design simplicity requirement eliminated the possibility of a combined solar space heating and water heating system. Finally, the zero energy requirement, given Denver s cold climate and the current high cost of PV systems, required some trade offs that some purists might consider controversial.
Design Approach - Envelope
Given the considerations described above, the design team decided to focus first on reducing the home s energy load as much as possible, and then size the PV system to meet the remaining electricity needs. The first place to look? Yes, you guessed it a passive solar orientation with a super insulated envelope. Starting with a standard Habitat three-bedroom, 26 x 46 square foot design with a crawlspace, the team increased the South-facing glazing area and reduced the North, East and West facing glazing area. Next, a double-stud wall with fiberglass batt construction was selected to take advantage of it s relatively low cost, volunteer-friendly technique and Habitat s low construction labor cost. Blown fiberglass installed in the attic achieved an R-60 rating and insulated floors achieved an R-30 rating. While the double stud wall design, with exterior structural studs spaced at 16 inches O.C. might not achieve LEED Homes Advanced Framing Techniques points, the interior studs spaced at 24 inches O.C. certainly meet the requirement. The R-3 fiberglass batts in the exterior wall cavities and the R-13 filling the space between the exterior and interior walls as well as the interior wall cavities definitely help optimize energy performance. An outer vapor-permeable house wrap and fiber cement siding, with and an inner poly vapor barrier plus drywall adds to a very tight whole-wall-R value. Blower tests yielded a natural infiltration rate result of 0.15 ACH, a very tight indication.
Heating and Ventilation
With the house s heating energy needs drastically reduced through this super-insulated shell, the design team then focused on the heating and ventilation system. Note that I didn t mention heating, cooling and ventilation system. Yet another design challenge! Habitat for Humanity Metro Denver has a policy of not equipping its homes with air conditioning. This meant that the final design had to maximize heat reduction (for example by maximizing solar gain) without increasing the cooling energy load.
To supply a proper amount of fresh air to the house while minimizing potential for energy loss, the team opted for an energy recovery ventilation (ERV) system with efficient electronically commutated motors. The system exhausts air from the kitchen and bathroom, and supplies fresh air to the living room and bedrooms. Heat loss from ventilation is reduced because the ERV system heats the incoming air with warmth from the exhaust air.
The design team soon discovered that a very low heating load is a double edged sword. On the one hand very little energy is required to heat the house. On the other hand, most commonly available heating systems are oversized for such low heating needs, and overly complicated or expensive systems cannot be cost-justified. After carefully considering a variety of high-efficiency heating systems, and much internal debate, the team decided to follow a hybrid approach of electricity from the PV system, and natural gas.
Controversial Approach
Some of us who are purists may turn up our noses at the thought of a zero energy home using natural gas. However, the economics involved convinced the design team that a hybrid approach was the best solution (see side bar)
The PV system selected by the design team uses the local utility grid for storage, thus eliminating the substantial cost of the storage battery. When the system is producing more energy than is being used, it delivers energy to the grid. When the system produces less energy than it produces, it draws electricity from the grid.
When the system draws electricity from the grid, it is likely drawing fossil-fuel generated electricity. Although a larger sized PV system may minimize the volume of electricity drawn from the grid, the cost of larger systems is prohibitive. The design team opted to include natural gas in order to reduce the size of the PV system by 1.1 kW, making it much for affordable for a Habitat Home. The team designed the system to offset the natural gas used, thus achieving, and even surpassing, the goal of net zero source energy.
The hybrid approach allowed the team to size the PV system that is affordable, offsets the use of natural gas as well as any grid generated electricity, and thus allows the home to achieve (and even surpass) the goal of net zero source energy. The hybrid space heating system combines a pointsource direct-vent natural gas furnace in the dining room and living area, with small baseboard electric-resistance heaters in the bedrooms.
Water Heating
The design team selected a solar water heating system rather than a combined space/water hearing system for simplicity, backed up by a natural gas tankless water heater. The team calculated that the 96 square foot collector area and 200 gallon water storage would result in an annual solar-savings fraction of 88%. They opted for the tankless natural gas back up heater after finding that the tankless system uses zero heating energy whenever the solar water tank is at or above 115 degree water delivery temperature.
The Crowning Element
Having reduced all possible energy loads as much as possible, the design team zeroed in on the lighting, appliances and miscellaneous electric loads (MELs). They installed compact fluorescent light bulbs throughout the house, and ENERGY STAR label appliances. This left the miscellaneous electric loads, from TV, hair dryer, toasters, computers, and anything else that could be plugged in by the occupants. Using Built America benchmark assumptions on MELs, the team settled on a 4kW PV system. Because the Built America assumptions on based upon a national average of a typical American household, the actual occupant use and local climate may either block the home from achieving zero energy usage, or propel it to the ranks of net energy producer .
The Verdict
Initial test results were encouraging. From the February to July of 2006, the PV system produced 1,600 kWh more electricity than the house consumed. Factoring in the natural gas used for space heating and water heating backup, the house produced 75% more source energy than it consumed. Although a longer testing period is required, it s a safe bet to say that the house will be an annual net energy producer rather than just achieve net zero energy user. However, this could change if the occupants begin using more than the average calculated into the Built America benchmark.
And the home owners? While it is true that the house is a net energy producer, they unfortunately are not free from utility bills. There is the monthly charge for the natural gas, as well as fixed charges for the electric grid and natural gas connection fees. From October of 2005 to May of the 2006, the owners shelled out an average of $18.25 per month in energy bills. Because the fixed monthly charges averaged 80% of those bills, in actuality the family used on average $14.60 worth of energy.
For those of us who suffered through $200+ monthly energy bills during that same period, those results are very compelling.
KEY RESIDENTIAL SUSTAINABLE FEATURES
Energy and Atmosphere
Passive Solar Design
The house was designed with increased glazing area on the long South facing side, and reduced glazing area on the North, East and West facing sides.
Renewable Energy
4kW Photovoltaic system using utility power grid storage to eliminate need for and associated high cost of, storage battery
Insulation
Raised heel trusses in attic allow 2 ft of blown fiberglass insulation, achieving R-60 rating for thermal envelope top
Floors insulated to R-30
R-3 fiberglass batts in outer 2 x 4 structural stud wall cavities, and a second, interior 2×4 stud wall with R-13 fiberglass batts placed horizontally between stud walls and vertically in interior wall cavities
Outer vapor-permeable house wrap and fiber cement siding
Inner poly vapor barrier and drywall
Space Heating
Hybrid natural gas/electric heating system, combining a pointsource direct-vent natural gas furnace in the living room and dining area, and small baseboard electric-resistance heaters in the bedrooms. This combination provides the added bonus of zone heating, as each appliance has its own independent thermostat.
Water Heating
Solar water heating system with 96 square feet collector area and 200 gallon water storage tank as primary water heating system, with natural gas tankless water heater as a back up system
Windows
Double glazed, low e glass installed in South facing windows, with U-factor of 0.3 and SHGC of 0.58. For the East, West and North facing windows, Double glazed, low e glass was also used, with a U-factor of 0.22 and SHGC value of 0.27. The U-factors of all windows exceed (ENERGY STAR requirements by 20%). Appliances
ENERGY STAR appliances were installed.
Lighting
Compact fluorescent light bulbs deployed throughout the house
Indoor Environmental Quality
Local Exhaust
Energy Recovery Ventilation (ERV) system with efficient electronically commutated motors, exhausts air from the kitchen and bathroom, and supplies fresh air to the living room and bedrooms.
Outdoor Air Ventilation
The ERV system heats incoming fresh air with warmth of the exhaust air, thus significantly reducing heat loss from ventilation. Materials and Resources
Advanced Framing Techniques: Walls consist of inner 2×4 stud wall, 24 inches O.C.
Daniele Loffreda is Managing Principal of Plateau Enviro Associates, a consulting firm specializing in green building, sustainable communities and marketing communications. He serves on the Board of Directors of the U.S. Greenbuilding Council Colorado Chapter, and is a Leadership in Energy and Environmental Design (LEED) Accredited Professional
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Home information mortgage online - >Do You Have No Credit Or Bad Credit? Did You Know You Can Still Buy A Home? Find Out How!
June 27th, 2008 Subscribe To Our Feed
Do You Have No Credit Or Bad Credit? Did You Know You Can Still Buy A Home? Find Out How!
By Amber Strong
Owning your own home is a big step in any persons life. There are quite allot of people out there telling themselves that they can never own a home, this is simply not true. You can own a home even if you have bad credit. You are about to find out the answers to all your questions right here on this one page.
Most lenders at this point are doing what they can to help get buyers in a home. This is because families and individuals now days do not have perfect credit or even good credit. There is hope for you to have the home you have always wanted and you will not have to rent forever.
Here is just a few things you will need to know:
FHA Loans are not based on your credit score but more on your faithfulness to pay your payments on time and to keep your word.
- You can not have anything on your credit report that is in collections. And it is a good idea to double check your past finances and make sure that nothing will be reported to your credit report in the future that will be negative and/or be placed in collections that would result in your credit report showing a collection account.
- You will need to obtain a payment history with a landlord. Rental history is a must have for anyone who seeks to buy a home. A good place to start is right now. You will need to have at least 12 months of on time payments to your landlord that is documented by a statement or receipt.
- Open a checking account and be sure to pay your rent payments with a check for your records as well, and this will also show your responsible by having a checking account in good standings. Always a plus!
- FHA Loans are not usually based on a credit score, you may need to ask the lender for the specifics of the FHA loans they provide. Sometimes you may need a credit score of more than 0 or un rated.
You will also need trade leads to obtain any loan from a lender. Here are a few examples of trade leads:
- 2 secured or non-secured credit cards keeping the balance due under 30% of the limit. Paying each monthly payment in a timely manner and not being late with in that 12 month period.
- Car payments for previous 12 months consecutive with no late payment with in past 12 months
- Insurance policy/payments for 12 months consecutive, either renter’s or auto policy with no lack of coverage, and no late payments for past 12 months
- Residential Phone line, or cell phone bill, Contract and payment history for 12 months consecutive and must show current payments and no late payments within past 12 month
- UTILITIES: Water, Gas, Sewer, Lights, Cable any or all of those listed with 12 months consecutive payments with no late payments in the past 12 months.
- Obtain a letter of reference from employer, this could be a letter from employer or department supervisor on company letter head, stating the reference of your character based on years on job and what they personally see, this will work as a good supporting factor to help them to ensure that you strive to move up in the company and intend to be there long term, this letter helps prove job stability as well.
It is very important to keep up on all your payments to anyone whom you have an account with. Lenders must decide whether you are a good risk or a bad risk. You want to be a good risk for them to take. If you fail to make your payments lenders will feel as if you may treat them the same way, this will lead to lenders saying no. You do not want this to happen to you. Do not let your credit get out of hand. Do not get alot of credit cards, a good rule of thumb is to have at the minimum 2 credit cards, and the best rule of thumb to get you the most points in your credit reports is to be sure that each account you hold you keep the balance due under 30% of your credit limit. You will achieve the most points on your credit report with this method. You can raise your credit score as little as 5 points and as much as 60 points in one given month.
It is not a good idea to get alot of credit to bring your score up, you can do this by only having 2 credit cards or a loan that you can pay off quickly. If you currently have a loan, the best option for most is to pay it off. Be sure to ask the lender of each loan if they report to all 3 credit bureaus. Most rent to own places do not report to any of the credit bureaus, you can ask but I am sure that they do not.
For most other lenders and loans outside of FHA you may or may not be able to have a bankruptcy, if you do it may need to be at least 2 years old from the date filed or the date discharged, you may want to ask the lender you choose. Also if you have had a foreclosure before you may or may not have to wait until it is at least 3 years old from the date the bank reported it or from the date of your notification of foreclosure. You are still able to get funding from a lender with a bankruptcy and/or foreclosure. You will still need to double check with your lender of choice.
Outside of an FHA Loan there are other loan programs out there that you can qualify for, some have certain limits and specifics to them and you will need to see which one fits you best. Some may ask for a credit score of 600, or 620 or even 640. If you have a credit score of 700 or more you are in the best position of all, and you should be able to get the perfect loan to fit you best.
By the time that you are able to qualify for a home you are on your way to home ownership. The key element is to not apply for credit, allow anyone to run your credit during the home buying process, other than the lender you are dealing with. Each time your credit is ran by anyone who pulls a report your credit score drops and this can hurt your chances of funding and your funding options. Be sure not to over do it. Your lender can tell you the exact things to do and not to do and you want to listen to what they have to say.
Once you are approved for a loan, be sure to develop a budget that you want to stay under. Most lenders will tell you that you qualify for a $200,000 home but you may not be able to afford the payment. You want to get approved based on the payment you can afford. Your payment should also include property taxes, homeowner’s insurance, mortgage insurance, homeowners association dues, andy anything else that you may be required to pay. Once you are ready to close and get your keys, you will need to contact your lender or title company and ask for the exact amount of money that is due at closing, you may want to ask 30 days in advance, so there are no surprises. You will need to fund an escrow account with at least 3 months of funds upfront at closing. You will also need to obtain in advance 1 years policy of homeowners insurance. You do not want any surprises at closing that will keep you from getting in that home of your dreams.
Seek the advice of a lender prior to buying a home, most lenders follow the same guidelines but some of them may vary. But there is hope and you can buy a home.
I wanted to share some of the things that I personally have learned when buying a home. I have purchased 2 homes, both experiences were different but the same objective is there whether or not you are a good risk to take or a bad risk. You want to be a good risk.
Now you can be on your way to home ownership, Good luck!
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