Sub Slab Insulation - EPS vs XPS

Update November 2017

Since first writing this posting, my viewpoints have updated based on additional gained knowledge.  While I still believe that XPS wets up slower than EPS, I now know that both will wet up in the long run in damp environments. So drainage below (sub-slab) or along (vertical foundation) is key to keeping these products performing well. 

When choosing between the two products, I also agree with the recommendation by some to just increase the thickness of EPS by  20% to account for R value loss when wet.  This is based on the fact that EPS currently has a much better environmental footprint over XPS.

And indeed this was the direction I had planned to take on the house I am building.  But then I found out that ROXUL had approved its mineral wool insulation for sub slab installations.  This represents an even better alternative to rigid foams.  Mineral wool is free draining, has a smaller environmental footprint (especially ROXUL that is produced using electricity from a nearby Hydro Electric dam), and is hated by insects and rodents (relevant for vertical installation on the outside of a foundation).   ROXUL recommends their ComfortBoard 110 product for this application. 

While I now plan to use this product below my slab, I still feel that long term unbiased testing of the typical sub slab insulation options would still be of value to the building industry.  This is why my house currently under construction will now include a sub-slab lab comparing XPS, EPS, and ROXUL.  We will look at wet-up, R value loss, and compression of these insulation's over many years under real world conditions.  The slab will include removable panels allowing access to the insulation below.  Details for the lab can be viewed at theEnclosure.ca


 
Original Post

As some of my regular readers know, I tested samples of EPS and XPS in an underground wet environment to see which over time absorbed more moisture.

I described the experiment design in my blog posting of Aug 22, 2013 and describe the start of the experiment in my posting of October 6, 2013.

Fig 1: Samples at beginning of experiment.  These were buried below aprox 4 ft of dirt in a wet environment subjected to regular/constant ground water.

 I dug up the samples March 25, 2014 and the results do not look good for EPS.

Table 1: Weight of buried samples at end of 9 months.

As you can see in table 1, over the same period of time and in the same conditions, EPS absorbed an average of 258% of its original mass in additional water compared to only 31% for XPS.

Once I finished my on-site testing of the samples, I then took them all down to Fitsum Tariku, an instructor at BCIT and Director of Building Science Centre of Excellence (to name just some of his many accomplishments and titles). Fitsum offered to have some of his Masters students in the Master of Engineering in Building Science program run some experiments to determine the total moisture take-up potential of both products as well as the thermal resistance once saturated.

Unfortunately they were unable to use my buried samples because they were too damaged (I should have bed them in a thicker layer of sand both below and above to protect the integrity of the samples - however it was still a very revealing test based on my results in table 1 above).  Instead they used samples I had submerged in a tub of water and others I had on a shelf during the experiment.

In the following tables, you can see that EPS also does poorly from a R-Value retention point of view when saturated compared to XPS.

Table 2: Dry weight of samples measured by BCIT

Table 3: Measured R-Value (using Hot Box) of both dry and wet samples

Table 4: Difference in R-Value between two insulation types both when dry and wet.

Table 5: Loss of thermal resistance when saturated.

The last graphic tells it all - EPS looses 15.7% of its thermal resistance when in a wet environment and saturated compared to only 3% for XPS.

So why is EPS used in many 'green' projects.  This stems from the EPS industries claims that it represents a lower Global Warming Potential vs XPS due to its use of Pentane as a blowing agent compared to the traditional HCFC agent used by the XPS industry.  But XPS manufacturers like Owens Corning have already replaced their blowing agent with a Zero Ozone Depleting formula.

Finally, one positive recorded result is that both products met or exceeded their published thermal resistance per inch of R4.27 for EPS and R5 for XPS (as shown in table 3 - dry state). 

The outcome in our view is pretty clear cut - over the extended period representing the lifespan of a dwelling (50+ Years), the lower initial thermal resistance, and then the significant deteriorating of R value if EPS gets wet and stays wet, far out-way any environmental benefits claimed for EPS.  The obvious choice for below slab insulation applications is clearly XPS when all factors are taken into consideration.

Sample Specifications:
XPS - Owens Corning Foamular C-300 (30 psi) 
EPS - Plasti-Fab PlastiSpan 30 (30 psi) 

Variance Approved and Website Launched!

Wow, a lot has happened since my last update. 

For starters, we have moved.  You can read about the first few days of the move over on my journal at theEnclosure.ca It was a tiring and stressful time that I am very happy is behind me. Of course this was followed up by a week of sickness and a computer data loss that was the worst I have had ever experienced but fortunately I have been very lucky in this regard and so this was not crippling for me (just expensive - the whole affair cost over $1000 for data retrieval and the purchase of a second battery backup so both my Raid servers are protected).

The next piece of big news is that our Development Variance permit was approved last Monday night.  This was such a relieve after months of back and forth with the District.  They accepted my originally proposed upper to lower floor ratio of 87% (vs. the 75% required by the bylaw), but I had to redesign the roof so that I could lower it 12" and now only be 8" above the requirement of 26'.  This has resulted in the loss of my air barrier design utilizing a torch on membrane, so I will have to come up with a new game plan for creating a durable and effective air barrier at the ceiling location. Ideas anyone?

We have also been approved for our Construction Mortgage and I am thankful for the hard work put in by Tetyana Thomas at the Royal Bank.  They have really stepped up compared to most banks that would not loan to an owner builder. The challenge will now be to get to the first draw.  They will not advance funds until the foundation is complete.  This will cost well over $100K to get to with all of the permit and engineering costs built into this phase. I am still not sure where this money will all come from and we are going to need to do some MacGyving to get through this stage.  The ironic part is that they are then willing to advance 40% of the land value at the first draw which is ALL of the funds I will need to finish the project.  The appraised value for the finished structure is over $2M in today's market and they felt I should be spending over $800K to build.  I expect to spend less than half this due to my own sweat equity, salvaged materials, sponsorship, and a lower importance that both my wife and I share towards the 'lipstick' of a house.

Yesterday, I also received the final sealed drawings from the Structural Engineer and the GeoTech report.  This is the last part of the puzzle needed to apply for the Building Permit which I will do next week. Unfortunately the first appointment available was Thursday as I will be at a THERM training course all day Monday and Tuesday.

The gas/storm/sani/water services should all be disconnected next week and I will have Hydro swing the electrical service over to the new temp pole as soon as I finish installing it and call for inspection.  I hope to get this done this weekend.

But the greatest achievement was the launch of the project's website theEnclosure.ca I cannot thank Honeycomb Creative enough for their work on this site.  It is first rate just like all of the other work they have done for me.  I invite you to stop by and browse through the information that is available including a full copy of the plans, building assembly descriptions, and lets not forget the 'live' (actually snapshots updating every 3-5 seconds) video of the build site.

As I get caught up, I will post more information on the Varriance process for those that may need to go through a similar process.

As always, thanks for stopping by!

The Enclosure - Updated Exterior

I thought it might be time to provide an updated design photo showing the exterior of the dwelling as it is now modelled.  I will use the through cavity window sill and head flashing to create borders around the windows (and doors).  The infill will probably be simulated stucco cementitious panels.

Is your organic food 'organic'?

Interesting article on how the non-organic ingredients allowed in certified organic food has risen from 77 in 2002 to 250 today.

http://www.nytimes.com/2012/07/08/business/organic-food-purists-worry-about-big-companies-influence.html

Deadlines, Roadblocks, & Reality

We missed a major deadline last Friday, which in reality had no chance of ever being met.

In order to meet my prescribed schedule (get dry before Sept 30), I had identified Friday the 8th of March as the day I needed to apply for permits.  I had allowed 4 weeks for the permit process and anticipated starting to dismantle the existing dwelling in mid April.

A visit to the District Hall on Friday identified that this schedule was unrealistic on many fronts and will need to be completely rethought. Up until this point, I have had this naive assumption that everything would just fall into place as I progressed through the planning and build process. I was counting on good karma to be by my side and pave all the paths through the myriad of steps leading up to and through the build.

Well, it seems I have been optimistic on a laughable scale.

Things turned south the first time back in September of 2011 when I found out the District was not adopting similar measures, as surrounding municipalities have,  to promote energy-efficient building envelopes (more on this in a separate post).   I should have clued in then, that this would not be ‘easy’.  This led to a 1-year hiatus from active design while I pondered the way forward and advanced my knowledge in the science of building enclosures.  In September of 2012, I restarted the design with a goal to reduce footprint and harvest as much solar energy as practical for my region and lot.  I have put considerable effort into finalizing this design over the last 6 months ramping up over the last two months to 'full time' in order to complete the 3D model and 2D plans in time for this week’s permit application (something I was generally successful in doing).

But then a string of current setbacks made this timeframe impossible to meet, starting with the structural engineering which I had assumed would be straightforward and quick.  Earlier last week I had to part ways with the initial structural engineer I had chosen for the project.  Within the course of our first real day of activity on the design, it became clear that he was not the right person for the job.  I needed someone familiar with Insulated Concrete Foundations (ICF) and someone who was proficient with Part 9 construction of the building code and could think outside the box, because this is a fairly innovative design that will not have been seen by many people.  It became clear pretty quickly that neither of these needs was going to be filled by my original selection, and we both agreed that this was not the right project for him.  I had learned long ago to go with my gut when working with people, and was relieved at how quickly this situation came to a resolution.  Recently, I had witnessed a friend's build, where a gut feeling was put aside by them in selecting an architect, and that decision plagued the entire build, which further reinforced my conviction.   I vowed that I would not repeat this experience.

This left me with under a week to find an engineer and complete the structural design so that I could still submit for permits 'on time'. This turned into the second major roadblock as I was unable  to find any engineers familiar with ICF that were available on short notice.  This has been compounded by a lawsuit currently in the works (to the tune of $1M) involving an ICF project in the Lower Mainland where the dwelling had to be torn down after construction due to a faulty ICF foundation installation.  News of this lawsuit is spreading across the engineering community and I spoke with two engineers this last week who no longer design in ICF construction. In speaking with the engineer who is acting as the expert witness for the plaintiff in this case, it appeared that there were concerns with one of the major brands of foam ICF, and how the structural rebar is held in place (or not), and also a concern on the ability of the concrete to fully encase the rebar in this ICF design.  I am not proposing to use this foam ICF, or any foam ICF for that matter, and will try to pry an assessment of the system I would like to use from this individual over lunch sometime soon.

With any hope of engineering completion at least a month or more away, I went to the District Hall yesterday to enquire about the permit application process.  An engineer had mentioned I could apply for the permits without the calculations being completed and just submit the calc’s when needed during the plans review process.  This was not a strategy recommended by the District.  They advised that checking would not proceed without all required documents.  So I really need a complete package before submitting my application.  Realistically this would set the start back a month or more.

While at the District, I was also informed that the approval process was currently taking 6 weeks or more and that because I would need to apply for a variance, I could probably expect double that time.  So all together I was looking at around a 3-4 month delay in the commencement of the build. This would prevent me from getting the roof on and the place generally water-proof until Dec/Jan which is a build condition I am unwilling to accept.  It has been my intention from day one that I would not be doing exterior construction during the wettest and coldest months of the year in order to protect sensitive building materials like the TGI's from becoming saturated and because it just is not any fun building in the cold or torrential rains (I remember my first winter job site experience where we had to build a fire each morning to thaw out the pneumatic lines).

The final stumbling block presented by the District Friday, was an initial refusal to allow a holiday trailer to be parked on site, which I propose to live in during the build.  This is key to our budget, as rent in my neighbourhood is around $1600 for basement suites and $4000+ for upper floors of a house.  With the anticipated build time of 18 months, this would result in a $30K - $75K reduction in our available budget (10% - 20%), and a serious challenge to our cash flow. The District is concerned about site safety and the safety of their services which I totally understand, but I am confident that solutions exist for all of the concerns if we just think a little bit out of the box.

This all lead to a decision on Friday to delay the project start date by a year.  I will still work on completing the design, getting material pricing, solving the living on site issue, putting some much needed attention into the onside Building Lab project, and just generally getting better prepared for the build.  But I will hold off applying for permits until probably September.  This would give the approval process six months before we would anticipate breaking ground.

I am significantly relieved by this decision, as although I was ready for the building permit, I had not finished the electrical and plumbing design and would have had to work those out during the evenings as I was building.  This way I can thoroughly prepare all aspects of the build and be in much better shape next March.  This will also allow me to concentrate on some landscaping in the back yard this year, which will make neighbours very happy.  This also gives more time to get the project’s website up and running.  

On some levels I feel like I have failed, and I have.  But in a larger regard, I have succeeded to make the right decision to ensure the desired successful outcome, and for that I am proud.

I will continue to document my journey over the next year as there will be many decisions I can now research before making.  Does ICF make sense?  Why do I want to buy floor trusses from Quebec? Rain Water and Grey Water Heat Recovery, do they make sense?  How much of an existing structure can be diverted from a landfill?

I hope you will continue to visit, and I look forward to any comments or questions you might have.

May I present "The Enclosure"!

Well the days are ticking down and the stress level is rising, but I finally have a finished floor plan and reasonably advanced 3D model I can share with you. These are exciting times!

I have decided to call the project "The Enclosure" (sorry, no one won the $50 prize) to reflect my focus while designing.

I will use this blog and a new website that will launch in the months to come (www.TheEnclosure.ca) to promote what I feel are good decisions that encompass the below 9 guidelines. I also hope to include hourly construction photos during the entire build, live camera feed from two angles, manufacture’s technical information on the products I choose, and most important, real life figures as to cost and performance of the built dwelling, on this new website.

I hope to work with the utilities to provide live monitoring of site used energy and will also approach groups like HPO, BCIT, and the Building Envelope Engineering sector to design laboratory experiments that will provide real feedback, from the site, on the effectiveness and durability of different wall assembly structures.

To that end, I will design a 8ft high x 8ft long ‘opening’ on the north-top-floor-exterior-wall that will allow the installation of multiple ‘plug and play’ wall assemblies with instrumentation. This will allow the recording of wood moisture, relative humidity, temperatures, and heat flux through the various assemblies over time. The results, I hope, will allow calibration of computer models and determination by building officials as to appropriate assemblies to support in code changes for decades to come.

The instrument readings, I hope, would also be made available live on my website. In this way, the dwelling could have a real contribution to the scientific community and would help my goal of creating a legacy instead of a liability.

Now, if you read some of my earlier entries, you will see that this process started for me back in 1981 when I took my first drafting course in high school. Some of the concepts represented in a design I worked on through high school are still incorporated in my modern day design. Items like a low slopped roof, vaulted ceiling above the stairs and bedrooms, 'light wells', a ‘great room’, and a shop in the basement.

Other concepts are much more recent, like optimizing the floor space to be as compact as possible, incorporating SAFERhomes standards, generally following the principles of PassiveHaus, and most importantly - putting the building enclose much higher in the priorities list (with the larger portion of the budget to match).

I believe that in order to truly build a sustainable dwelling, you must follow these basic, but powerful, principles (placed in the order I believe is the most important) when laying out your design:


1) Build what society is probably going to want in terms of functionality for the upcoming decades (no sense building a small 750 square foot bungalow with 1 bedroom, that is just big enough for you, if as soon as you no longer choose to live there, it will be torn down).
2) Build as compact a floor plan as possible - Optimize your space and make only as large as needed. This does not mean that you have to feel cramped, just decide that having that 300 ft2 'master bath’, with room for a dining table in the middle of the floor, is probably not the best use of space (ours is only 118 ft2 and includes storage).
3) Limit the volume of the envelope by limiting the number of jogs in your wall design. This will reduce your overall heat loss and material use/cost. It will also make the dwelling a lot easier and cheaper to design and build in light of the new seismic requirements in British Columbia.
4) Build out of durable products that are appropriate for their intended purpose. Do not choose a ‘green’ product that does not last or protect the structure to an adequate level just because of its perceived "greenness".
5) Within the range of products available for each build element, chose ones with as little embodied energy as possible and that use as much renewable materials as possible (my focus will be to avoid as many oil based products possible).
6) Concentrate on energy reduction over site energy creation. This automatically dictates abiding by #2 and #3 above. It also dictates concentrating on the wall, roof, and floor slab assembly’s ability to resist thermal, water, and vapour flow over HVAC ‘conditioning. And in order to achieve your enclosure performance goals, you are going to have to ensure it gets a much larger slice of the budget pie, but you will be rewarded with smaller HVAC equipment sizing needs and reduced energy bills for decades to come.
7) Build Tight and Ventilate Right! YOU should decide where the ventilation air is coming from and not just leave it to chance. This gives you the opportunity to filter the air of pollen and other contaminates, and also to pre-warm/cool the air with stale air being exhausted from the dwelling. The controlled air exchange also keeps it out of the wall and roof assemblies where it can condense and ruin your day.
8) Size any required HVAC equipment to meet your reduced thermal loss or gain needs (remember parts of the continent actually need air conditioning). Oversized HVAC equipment is prevalent in the building industry, a practice that can often result in short run cycles that limit the equipment's ability to run efficiently and rid the dwelling of harmful pollutants or humidity.
9) Do everything possible to keep your partner happy in their design wishes. Yes this is still important, just at the bottom of the list and only accommodated up to the budgets constraints. So once you have paid for good windows, lots of insulation, and durable renewable products, there may not be a lot of money left for flashy but less useful features (from a future cost savings point of view), like granite counter tops in the washrooms, $50 a square foot Italian tile, $1000 shower heads (yes they exist), $30K kitchen cabinets, and the list goes on.

I will go into some of the design decisions with a lot more detail in future posting, but wanted to give you a quick overview of the design to date and some of the outstanding decisions and design tasks.

Tasks still to complete:

• Floor Truss Design
• Roof Truss Design
• Final Thermal Resistance Layer thicknesses for walls and roof assemblies.
• Window quality and U Values
• PHPP model to predict heating needs (PassiveHaus)
• Engineering of suspended garage slab
• ‘Approval’ of enclosure assemblies by my contacts in the building envelope community
• Plumbing Plan
• Electrical Plan
• HVAC equipment sizing and design (including choosing heating method – Forced Air/Hydronic/Air Source Heat Pump)
• Home Automation and low voltage design
• Site Survey
• Final Cladding design
• Final ceiling height decisions
• Layout drawings
• Permit Document Package
• Variance Application (for floor ratio*)

* My neighbourhood has its own zoning bylaw which has a requirement that upper floors can only be up to 75% of the main floor size. I am unsure of the purpose for this requirement, but it is at odds with keeping a dwelling as compact as possible (most efficient shape is a perfect square), and also runs against the new seismic requirements.

I will be asking for a relaxation of this requirement. I have made the upper floor as small as possible, but still fit in the desired 4 bedrooms and 2 bathrooms. The main floor I have also made as small as practical/desired to fit the rooms and functionality desired. This amounted to a split between the floors that is closer to an 85% ratio. I am trusting that the Municipal building department will concede to this logic and agree that this is an archaic requirement unfitting for our goal of an increasingly energy efficient building stock.

Design and Floor Plan Illustrations

Figure 1 NE Elevation

• You will see that the north wall is almost featureless. I am fortunate to have the right sighting to make this work as I have an equally un-featured wall on the house about 15ft to the north of me. This will also support the plug and play wall ‘lab’ modules I hope to have sponsored by the building science community.
• You will also see that except for the cut-out around the garage, the dwelling is relatively square and uses roof lines to create interest instead of multiple wall jogs. This reduces the overall envelope volume which reduces cost and most importantly – heat loss. 
• There is a full basement but no windows and only one north side-yard door access. The basement is dedicated to utility as you will see in the floor plans below. A future owner can create light wells and convert to a living suite if desired. This was not our focus (I have dreamed of a wood shop for decades and this was the only way I was going to get it on this property, due to zoning requirement) and a suite in the dwelling would have prevented an owner-build (dwellings with suites must use licensed contractors in my region). 

Figure 2 SE Elevation

• Generous overhangs will protect the wall penetrations from wind driven rain and on the south side will also be designed to completely shade the windows during the summer’s mid-day heat to prevent interior solar gain.
• The foundations rise 6” above grade to allow the foundation to breath and protect the wall's wood structures from moisture related damage , but I wanted flush pedestrian access at all doors with no thresholds (to meet the SAFERhomes objectives), and so have dropped the first floor to hang off the side of the foundation on ledger boards.
• Notice the shallower foundation below the garage. The garage will have a suspended engineered slab to allow for useful space below, but I only needed a 8ft ceiling in this space (rest of basement will have 9ft ceiling to allow for tall projects in the wood shop).
• I still have decisions to make on the type of cladding. I am leaning to a natural stone feature wall at front and lightly stained tongue and grooved cedar cladding for the rest of the dwelling. These wood cladded areas may be broken up by cementitious panels to provide some architecture interest (say above and below windows). 

Figure 3 NW Elevation

• Now before you all yell at me for the notch out, it is for good reason and not just ‘designed’ this way. One of the considerations when designing this house was three 125+ ft high cedars (see figure 5) on site that constrict the location and shape of the house’s outline (they have been there a lot longer than I have and have more right to the land than I). This notch is to accommodate the one cedar at the back of the house. 
• The width of the house was further constrained by two more cedars to the south.
• I also wanted as shallow a house as possible to preserve as much of the backyard as possible.
• The two lookout windows on the north wall will let in some natural light and may also allow a view of the local mountains over the neighbour’s house and nearby trees. 
• The square indicates the approximate location for the proposed lab ‘test panels’. 

Figure 4 SW Elevation

• The low slope roofs work well with the neighbouring dwellings with the higher roof plane on the north to match that neighbours two storey home and the lower plane on the south the allow the neighbour on that side, living in a single storey dwelling (not likely to change in the decades to come), to still have some view of the mountains. 
• The higher ratio of window glazing on the south will make good use of the solar gains that can be expected in the fall through spring, and then will be blocked out by the overhangs during the summer when the sun is high in the sky (will provide shading photos in a future blog).
• There is a chance that the living room, kitchen, and master bedroom will overheat in the summer based on the west glazing present. We will design for the addition of movable exterior solar shading on the west wall in case of this eventuality (because interior shading is hardly ever effective – heat is already on the wrong side of the envelope).
• The ‘look-out’ windows on top of the roof will provide natural light year round into the north side of the upper floor and solar heat gain from fall through spring.
• Before someone yells at me for the unsafe condition shown in the above photo, I still have to design a deck that will hang off the side of the structure, and be accessed through that French door on the second floor. Fortunately, the District has already agreed that as long as this is not supported by the ground below on posts, that it will not count towards my floor space (they typically only exempt the deck area if the structure is cantilevered out from the building which of course represents huge thermal bridging). 

Figure 5 Satellite photo of lot with both neighbour's lots also shown.

• Top of photo is North.
• Two storey dwelling to north and single level dwelling to south.
• Yellow square indicates build lot and outline is rough location of planned build.
• White circles indicate location and approx. trunk size of nearby cedars. 
• Notice a lack of shading for most of the south exposure. I will also have all 3 cedars de-limbed up to 30 ft and spiral pruned (you should never top a tree unless you are purposely consigning it to death). This will protect the roof surfaces from wind tossed branches and will provide full southern exposure to the lower fall and winter sun, but still provide great shading to about 30% of the summer days sun (9 AM through to about 11:45AM). 

Figure 6 First Floor

Design Considerations:

• Place as much of the ‘living’ space on the south exposure as possible to capture day-time solar gain during fall to spring months. Also allows natural lighting to dominate most daytime lighting needs. On the flip side, keep as much of the utility on the north side as possible.
• Design room layouts to provide for the natural flow of people with as little ‘intersection’ conflicts as possible.
• Meet the needs of a home based business.
• Allow 12ft ceiling height in garage to accommodate a hoist.
• Open Floor Concept (makes smaller spaces look bigger and substantially reduces materials and build time). Ensure this 'open' feeling starts at the front door.
• Isolation of bathroom from ‘Great Room’.
• Hide stair from living area and make the most convenient for the family entrance (also ensure it took the least amount of space possible so no incorporated landings and changes in direction).
• Accommodate the family entrance off the garage as the ‘Main Entrance’ with the most closet storage.
• We even have some consideration to Feng Shui best practices as to best room layout, etc.
• Door, Hall, Stairs, and all squeeze point widths to meet SAFERhomes standard.
• Accommodate newly required seismic bands (both exterior and interior). Bands dictate location of windows and doors (interior and exterior) 

Figure 7 - Second Floor

Design Considerations:

• All bedrooms on this floor.
• Ensure the number of bedrooms and bathrooms were suitable for what market in area expects. This is more than needed by my wife and I, but makes the house marketable when we no longer want to be here and reduces the likelihood that it will be torn down or significantly renovated for decades to come.
• Ensure guest bedroom is as far away from master bedroom as possible. This also holds true for the ‘TV’ room. 
• Ensure sufficient closet space in all rooms (including bathrooms).
• Minimize extent of hall (another area grossly out of proportion in many 'modern' dwellings).
• Make bathrooms big enough without wasting space. 
• Meet personal desire for more luxurious master bedroom located at the SW corner of the floor. Placing master bedroom in this location will allow that room to most benefit from solar gain in the shoulder months.
• Ensure walls are available for required seismic bands to line up with bands below.
• Meet my wife’s one and only requirement of a walk in closet in the master bedroom (yes I have it easy). 

Fig 8 - Basement

Design Considerations:

• Contain all HVAC equipment.
• Provide Laundry facility where noise will not be disturbance to occupants. Also reduces flood hazard by not having it on upper floors (Holmes would be proud!).
• Provide space for home gym (first hurtle, actually using it is the hardest). 
• Fulfill life long dream of a full wood shop.
• Provide Waste Vegetable Oil fuel processing station (upcoming blog entry).
• Provide for computer LAN vault.
• Provide for ample storage.
• Accommodate a Sauna.

So there you go,  we have made great progress and may actually get this off to an on-time start.  I would welcome any feedback you may have (good or bad) and look forward to providing more information in the near future.

The problem with architecture is architects!

Some of you who know me, know my general bias against the architectural profession.  I have built up this bias over many years for many reasons, but primarily due to the lack of respect many of their designs show to good building science.

Well today was grounds to again support this bias and I just can't keep my thoughts contained.  Against my better judgment, I attended the Sustainabuild conference in Vancouver which is geared towards the architectural community.  My draw was one of the speakers - Murray Frank - who I highly respect and was one of the only real rays of sunshine in an otherwise cloudy and stormy day.  Fortunately he provided a presentation on good science or my head would have exploded with all of the assaults to good building science presented throughout most of the day's balance.

Let me give you some examples.  I just about bit through my tongue when one of the early presenters discussed Chicago's Aqua tower shown in the photos below and advised "we can design buildings that are able to capture solar energy".. "and get rid of excess heat within the building".  

Are you kidding me? 

The Aqua tower is an abomination to all good building science practices and pretty much eliminates the ability to separate the exterior from the interior environment due to its extreme solar bridging and moisture transport by means of the extended floor slabs.  I can advise that in the heart of the summer, you still need to have the heat turned on during cloudy days (I have the unfortunate distinction of having stayed at the hotel during a recent vacation - my wife booked the place before I realized where it was).

The Aqua Tower in Chicago - Photo by your author Summer 2012

Thermograph image showing the extreme heat bridging present in this building (Notice the 20º Celsius spread in temperatures) - Photo http://www.healthyheating.com

But the tower won some awards and was designed by a women and is pursuing the LEED certification, so it must be a good thing - right?

Wiki states "Sustainability was an important factor in Aqua's design. Gang and her team refined the terrace extensions to maximize solar shading, and other sustainable features will include rainwater collection systems and energy-efficient lighting. The green roof on top of the tower base will be the largest in Chicago." 

Why not try and make the building enclosure bullet proof before worrying about small energy contributors like lights and rainwater collection. 

Green roofs have been proven many times to not be green (they often do not reduce storm runoff, make for poor performing insulation, often need to be watered to stay alive, are often poorly installed leading to leaks, and the list goes on).  The only reason for them is a visual pleasantry and no one is going to see this one being on the top of one of the tallest buildings in the area.

The same presenter then tried to advise the room, towers are less green than low rises because they use more energy per cubic meter due to the need to "pump all that water up all those floors".  A figure of 1100 units (believe it was kWh/m2/annun) was identified for the towers and a much lower figure was used in their example for low and mid rise units.  This person was advocating that we take up more land for buildings, make the buildings shorter, and that the result would be that we needed less 'green' space and parks because there would be less shading from neighbouring buildings and I guess indicates people would be more comfortable staying in their little cubby holes. 

Fortunately there was a presenter later in the day who represented the Marine Gateway project at Marine Drive and Cambie in Vancouver.  He had actual numbers from the modelling of the development which were down around 100 units which represent a very attractive target and a well run efficient building.  But what if he was not in the room.  The first presenter's assertion that towers equated to energy inefficiency would have prevailed and could have started a whole new push by the architectural community based on poor concepts using inaccurate data.

Besides Murray's presentation, the only other ray of hope in the room for me, was the fellow who presented on the Cambie Corridor densification project and specifically the Marine Gateway project.  This project appears to be a great step towards sustainable multi-family living.  There is only 50% glazing in the residential and 51% in the commercial spaces (compared to 75%-90%+ for many downtown buildings).  The presenter went on to say that the areas that are not glazed are heavily insulated.  Finally a team with their priorities straight.  Get the building envelope right and you will have a low energy and 'green' building.

An example was made early in the day that showed the lotus car and had the presenter discussing how beautiful the cars exterior was and the true marvel was how the engineers were able to fit everything that was NEEDED into that 'beautiful' shape to make that shape FUNCTIONAL.   

I see this process as being the biggest fundamental flaw with the architectural community. 

We need to abolish this process and instead first decide on our performance goals, define our building enclosure to meet those goals using good building science, and only then allow the architects into the fray to design the perceived 'beauty' into the buildings. But only up to the point that the client can afford, after committing to the performance objectives first, and only to the point that the architects design does not impend the designed enclosure that is needed to meet the performance objectives. 

Only then will our building start to become legacies instead of liabilities and truly be 'green'!

Alfie the Excavator joins the SENWI Team!

When I was younger, I always wanted a fancy tractor to play in the sand box.  Well 40 years later I got one.

We would like to welcome Alfie the Mini-Excavator to the SENWI team.  Alfie spent most of his life up in the Whistler, BC area where he worked on the rock gang and was often left out in winter's cold cold harsh weather.  We at SENWI wanted to rescue Alfie and let him live out his senior years in the relative comfort of the lower mainland.

Alfie has an impressive 10ft digging depth and due to his rigorous exercise schedule is able to fit through a 5'3" opening.  So he is great for those small back yard projects you have been putting off.  He loves to dig and is quite skilled at digging a small trench for a perimeter drainage system.  For fun he likes to knock out stumps, small trees, and brush and has even been know to transplant the odd bush or two.  His thumb makes it child's play for him to move around rocks or slabs in the various landscaping projects he will be helping us with.

We decided to ask Alfie to join our team, as I anticipated having a large volume of landscaping to be done on our build.  Having a help like Alfie on site during the build itself will also be invaluable.  He has already provide some ideas on how to create a small deck on his boom to help me lift materials up to the second floor and claims he is up to the task of removing our structure and concrete slab when we tear down our existing dwelling.  He also can't wait to show his brawn and lift in all the heavy beams I will have on the first floor ceiling.

A friend of Alfie costs $3200 a month to rent.  If we only rented when we really needed a helper like this, then we would not have one around for all the small jobs that Alfie will be great at.  At a minimum, we would need one of Alfie's friends for a period of 6 months at a minimum cost of $19,200 + Tax.  At a purchase price that was less than this, Alfie just makes financial sense.

His arrival has also sparked up interest in the neighbourhood and he has already been asked to play at two yards nearby which of course helps reduce his purchase costs.  For longer trips, he has made friends with Butch the tow truck during his trip down from Whistler, so that he can get out and play in other yards on occasion.

Time to Realize a Dream

So what started all of this?  What is our need?  Why do I need to change anything?

Well, our 1954 bungalow has been showing its age for as long as we have owned it.  My wife and I have struggled with the appropriate way to move forward for years.   Do we renovate the existing structure, add on, or start from scratch?

Yes, we could just renovate the existing structure to make it ‘pretty’ for us and generally satisfy our ‘needs’, but this would not address the fact that many of the systems within the home are reaching the end of their service life.  So the renovation would need to be much more extensive and would have to include new domestic water supply and waste drains, new windows, insulating all exterior walls and increasing the insulation in the attic, replacement of the hydronic radiant piping going to the wall registers (which means replacement of all of the flooring).  If this amount of work is being done, I would be foolish to not also re-wire while I had the chance.  This would most likely set us back somewhere around $100K in today’s construction costs with me providing most of the labour.

But then we would still be left with a 1500 ft² 2 bedroom dwelling that does not represent the ‘highest and best use’ of the generous 73’ x 146’ property in an urban area where most buyers are young families needing 3-5 bedrooms.  As a result, whatever we did to the existing dwelling would likely not save it from the wrecking ball if we sold it.  I have a problem with sinking a sizable pot of money and resources into something that would still be thrown away if we ever sold.  It does not, to me, feel like a wise use of limited resources (both ours and the planets).

Aside form the ability to sell the dwelling; I also feel it is inappropriate to create a house that would only be sized for two people.  I have reviewed some of the concepts of architect Frank Lloyd Wright who did encourage homes to be built “just big enough” for the current occupants and “expandable” for an increase in occupant load.  However, when you look at the details, this does not seem to be practical method in my view.  It is very difficult (close to impossible and very expensive) to build an ‘expandable’ home and still meet best practices when it comes to building a bullet proof building enclosure not to mention a properly laid out and sized space and domestic heating system.  Unless the house is enlarged at the same time periods the existing mechanicals were worn out, I would be removing components that had life left and wasting the embodied energy that went into making those products.  I feel instead that multi-family dwellings are much more appropriate to build for 1 or 2 occupants and will easily fill this need in our society.

It is more appropriate, in my view, to design a single family dwelling that looks to the future to predict possible uses and is then built with as much flexibility as possible to meet those needs for the next 50 to100 years.  If this kind of structure is then designed in a durable and highly energy efficient design, I believe you have now achieved the lowest overall carbon footprint for not only your use of that dwelling, but also that of its future occupants.  You would have designed and built a legacy instead of a liability.

So, I need to build a new or heavily modified dwelling.  Now what?  Well, if I am going to build a home, then why not built it to incorporate the best of all of the various ‘sustainable’ programs currently available. Build it with foresight; looking at the ‘operating costs’ when making build decisions and not the short term ‘build costs’.  What are the operating paybacks to putting in better windows or higher levels of insulation? It is all fine and dandy to say I want an energy-efficient, low-carbon footprint, durable and sustainable home, but if I cannot afford to build it, it is not going to happen. 

We have a limited budget for building, and my wife does not completely share my passion for all things ‘sustainable’.  So throughout this process, I will need to make hard decisions on where the biggest bang for our buck will occur.  I will focus on making the long term components (the foresight I was talking about) of the home the best they can be (structure & building envelope) and only install ‘affordable’ short term components (plumbing & electrical fixtures, appliances, and furnishings).  These are all items that are renewed several times throughout a dwelling’s life and so can be upgraded at a later date as desired and as affordable. For the mid term components like the heating systems, I will try to design as efficient a system as possible that can be modified in the future to be even more efficient (like including solar capturing or solid fuel burning systems).

So it appears an exiting new chapter in my life is starting to unfold.  A realization of a dream that started 40+ years ago.  As I start down this road, I have realized my need for learning will never be quenched and that unless I analyze and challenge the decisions I make on a day-to-day basis, I will not be able to ensure that I make the right ones.

I would like to charge you, readers of this blog, to provide words of encouragement, advice, and even critique.  And in the meantime, I hope that each of you enjoys taking this ride with me as I document my personal journey in the realization of this amazing dream.

Name our House

I could use your help.  I would like to name the house/property we hope to build on.  One reason is because it seems all projects that are in some way different from the norm are named in this day and age.  But the main reason is because the property I grew up on was named.  It was called Gananakwa, which at the time I was told meant "Singing Waters" in some form of Native Indian dialect.  Now upon resent research, I have determined that this was probably a made up name, but I would like to name our new project with a similar theme.

So let me tell you a few features of the  property that may help:

• There will most likely be running water features at the front and back of the dwelling.
• The property is surrounded by 8 120ft+ tall cedars (fortunately they are generally to the North West to block the evening summer sun that would otherwise overheat the house)
• The house will be built to a Passivhaus theme (ie. very well insulated and air tight with high performing windows)
• We will have a very low slop roof (almost flat)
• The theme of the design will be 'Modern West Coast' and will involve a lot of natural woods.
• We are located in North Vancouver near the Capilano River but do not have a view (except will have partial view of mountains - Grouse - once we have a second floor.
• The rear (west) and south side of the dwelling will be flower gardens, vegetable and fruit gardens, paths, arbours, waterfall, man made stream, pond, bridge, etc.  No lawns.
• The property is flat.

I would appreciate any suggestions that you may all have and will provide a $50 gift certificate to the person that comes up with a name that we choose. There is no guarantee that we will choose any but if a suggestion helps us choose a name, then I will also pay out.  If you would like more info on the project to help in your selection, please contact me.  The name does not have to be in English as long as it is reasonably pronounceable by someone not speaking the language of the name.

I reserve the name "Singing Waters" and would love to hear your take on this choice.

I look forward to your input.

Living Life in Vancity

A shout-out to a colleague (Alexis Morgan) who is also documenting his personal journey through renovating an older home in the East side of Vancouver into a modern and efficient structure to serve his family for decades to come.

Check it out at http://life-in-vancity.blogspot.com