What the hell is ‘green’ anyway?

You can’t escape it!  Everywhere you go retailers are trying to sell you ‘green’ options.  Some promise a better product, others a clear conscious but most promise nothing.  It may be a safe assumption that they deliver nothing as well.  ’Green’ has become the catch word for selling anything these days.  Cars, food, bags, flat screen TV’s, furniture, paint, carpet, knives, cookware, xmas lights, bulbs, landscape, etc…..are all available as ‘green’.

So what is ‘green’?  How can it describe so many things?  Will it make you live longer?  Will it make you healthier?  Can it make you happier?  Green is a secondary color on the color wheel located between primary blue and primary yellow.  That’s it!  ’Green’ is not a standard, criteria, benchmark or certification.  It really is just a color that many people have associated with any effort or perceived effort to reduce pollution and/or live healthier.  At first it was innocent enough. It is certainly easier to describe your new home as ‘green’ than it is to define the qualities of your home that may or may not make it somehow superior to most others.  Today ‘green’ as a label is being abused.

Most of you have likely already heard the term ‘green washing’.  This term is used to describe a product or service that has somehow abused someone’s interpretation of the label ‘green’.  Absurd isn’t it?   An absurd and generic word like ‘green’ has now earned it’s own absurd retort.  I am still uncertain how there can be ‘green washing’ at all since the word ‘green’ describes no specific standard for which to live up to.

Personally I try to avoid the word ‘green’ when referring to my homes. Instead, I refer to the specific standards that my homes meet/exceed. In my business these standards include: USGBC LEED, FGBC, Energy Star, FPL BuildSmart, Florida Yards and Neighborhoods, NAHB Green, WaterStar Gold, and National Wildlife Federation.  While meeting any of these standards on a home may make you believe that the home is in fact  ’green’, there is a world of difference between these standards.  For instance, a home that meets all of these standards could be considered ‘green’.  Also, a different home that meets only the FPL BuildSmart standard could be referred to as ‘green’.  Does that mean that they are the same?  Absolutely not!  The point is that it is important to determine the standards by which a product or service might be measured rather than simply settling with the ‘green’ label.

There are a lot of local businesses who go way out of their way to make you believe that they are dedicated to your salvation and that of the earth.  Some go so far as to use the word ‘green’ in their company name!  Do not assume that they are in fact ‘green’.  Ask them if the follow a set of standards with regional credentials.  Ask them if ALL of the their projects or products meet those standards.  There are many builders locally who claim to build ‘green buildings’ even in their names and marketing and yet most of their projects do not meet any standards!  In my opinion, this is the bait and switch using our favorite word….. ‘green’.

Ask your purveyor or service provider what their intentions are regarding their choice to be ‘green’.  Is it to save the Earth?  Reduce electric and water bills?  Create a healthier person?  A healthier environment?  Or is it just marketing pressure in a down economy.  I have been labeled by others as a ‘green’ builder because I only build homes that meet the standards associated with our favorite word.  I have no designs on saving the Earth one home at a time.  I build the way I build because I believe in building my customers’ the best homes that their money can buy.  I believe that they deserve to live in the healthiest homes that technology allows.  I believe that if I can find value in water and energy conservation for my customers, then they deserve my effort to create that value.  I believe that my customers deserve low waste service fees, low home owner’s insurance costs, low maintenance costs, and low landscape maintenance fees.  For those reasons, I build durable homes that have native landscapes and I manage my waste during construction.  I won’t recommend anything ‘green’ to my customers unless it is free or it creates value in some way. These points qualify my homes for the toughest standards generally associated with the ‘green’ label.

‘Green’ is NOT a bad thing!  It is misunderstood because of the reasons that I have stated.  I don’t suggest that you run away from everyone and everything that uses the word ‘green’ as a hook.  I propose the opposite!  Stand and ask the tough questions.  Ask them why.  Ask them how.  Ask them how often and by what measure.  Ask them to explain why you should give your green in exchange for their ‘green’!  If you see red (as in blushing) turn and run!

I hope this helps your understanding of the word ‘green’!

Key West

As I write this blog, I am returning from a long weekend visit to Key West. Being among the oldest cities in Florida, Key West offers a rare glimpse into Florida’s past. Most Notable to me is how their lifestyles, weather, trade skills and material availability sculpted the vernacular architecture.

Key West is an inspired place. The fact that for over 50 years it was the wealthiest city in America per capita, is apparent in the intricately crafted woodwork on the oldest of homes. Being a maritime society gave Key West an unusually high number of skilled woodworkers, most of whom had worked in the construction or salvage of ships. It is amazing to me that in spite of the fact that there were no power tools, high tech mills, routers, and other modern conveniences, such incredible consideration was given to each home’s adornments. In my opinion, it is a testament to the pride of ownership that is nearly lost on America today.

The Key West vernacular architecture is, naturally, a blend of many traditional schools. Since there were indigenous peoples here, residents brought with them their knowledge of the prevailing architectural trends from their homelands and infused it with the local conditions, and materials that were available. As such, you will find Cracker, Bahamian, Antebellum, Greek Gothic and other styles. They are generally infused with the period popular, Victorian style. It is the Victorian element that most people associate with Key West, often referred to as “gingerbread”. The unique balustrade detailing that is so common on the island always enamors me.

It is hard to imagine ever building a home that is easier on the environment than these old homes. Most of the homes were built using the existing cypress and pine trees, present on the intended home-site. Many more were built with materials salvaged from the steady supply of shipwrecks present along the coast. These guys were recycling 180 years ago! No power was available on the island until the 1940’s so every home was designed using passive ventilation and cooling principles. The foundations were built from the quarried limestone that was removed to make way for the cistern. Cisterns were the only source of fresh water on the island so every home and business had one.

Leaving Key West leaves me feeling a bit sad that people now consider homes as assets that are to be traded or sold rather than the treasures that they once were. Those homes were built to house a family for generations. The pride and commitment to build an heirloom such as those homes, is rarely present today. The craftsmanship required to fill that need is rapidly being lost as we strive to live faster, bigger, cheaper, and more disposable. Do yourselves a favor and visit any historic city. When you look into those magnificent homes that still remain, consider the effort, pride, quality and commitment it must have taken build them in their day. Perhaps you will find yourself driven to build a home worthy of a conversation 150 years from now. If you do, I’ll be ready to assist you!

The making of a high performance green home on a budget - Framing, Rough-Ins, Insulation

For this home, concrete block was chosen for exterior walls. The materials and manufacturing are local and the cost is effective. SIPS (Structural Insulated Panel Systems) claim faster building times, less material waste, higher “R” values, and easier construction but I have not found this to be true. Concrete block is readily available, strong, can be fitted with insulation superior to most SIPS, can be completely recycled locally, and can be installed in just a few days. It is also about 15% cheaper than most SIPS. In some instances certain SIPS systems are superior but this was not such an application. The walls took just four days to install including the concrete beam work. All concrete and steel was recycled locally.

Engineered, open webbed roof trusses were installed. These trusses are designed to be as strong as possible while keeping material use at a minimum.  Our trusses are treated at the plant with a proprietary boric acid product known as Frame Guard. The plant is local. Frame Guard is easily recognized by its green color. It is designed as a moldicide to prevent the growth of mold during the construction process and beyond. Boric acid also deters wood boring insects and is completely harmless to people. In fact, it is often used as a wash agent in the eyes of newborn babies.

The roof deck is constructed of a product called ZIP-Ply. It is made from wood chips much like OSB. However, this product uses glues that are far superior to ordinary OSB. It is rated for direct exterior exposure. This is due in part to the pre-applied exterior membrane. This product is Miami-Dade rated as an approved secondary moisture barrier. If the primary roof ever blew off in a storm, this product would protect the home from moisture damage. Most homes utilize a nail down felt sheet that will blow off in a storm. This extra protection adds to the durability of the home and allows for a reduced home owner’s insurance rate. It also reduces materials and labor.

For interior framing, we utilized a locally sourced white pine framing, and treated with Borate where necessary for moisture exposure in wet walls and in contact with concrete. Low waste factors were used to ensure that nothing was wasted. Also, we used stacked wall construction to reduce the length requirements in the lumber. This saves money and materials without affecting quality.

High efficiency vinyl windows with LOW-E, insulated, impact resistant glass were installed. The doors were of the same variety. All of these were sourced locally. Impact resistant glass is superior to protective coverings (shutters) for several reasons. Impact glass provides for an insurance discount, offers constant security, and protects your home without fail. Shutters only work if you’re there to install them and offer no insurance savings. I will only build with impact glass. The investment into these superior performing windows is quickly recovered through energy savings and insurance discounts. Not to mention piece of mind and comfort!

Electrical rough-in included pre-wire for fluorescent lighting in all closet and utility applications. Switched circuits were used for LED rope light to provide ambiance without using much energy. All other lighting will be CFL or LED. There will be no incandescent or halogen lighting in this home. Bath fans were wired for timers to ensure that they are not left on longer than necessary. This home also includes a full structured wiring package and alarm pre-wire. The panel is ready to accept an inverter for a future installed solar PV system.

A solar hot water system is installed on the lighter colored roof shingle. This will provide all of the hot water to the 80 gallon tank located in the garage. A single valve shut-off for the washer supply is used to ensure easy shut-off in case of a flood. The utility room is located adjacent to the garage to control washer flooding if it ever occurs. Access to all in-wall valves has been framed for future service.

The HVAC system was sized by a mechanical engineer. In spite of this home’s size, only a 1.42 ton air conditioner is required to service this home. A 2 ton, 2 speed system using 2 zones is installed. It is a 20 SEER, Puron system by Bryant Evolution. All duct runs are centralized with remote returns. The entire system was sealed at install to ensure no construction debris enters the ducts. The air handler is located in a serviceable attic that is completely sealed and insulated. This will allow the system to operate at its peak efficiency. This system is tested by a third party using the ‘smoke test ‘ standard. It is a prerequisite to the Energy Star certification.

The exterior walls use to separate insulating systems. The primary is a Tri-polymer, urea-formaldehyde free, non-expanding foam. This will provide an R-10 factor. The second is perforated radiant barrier providing R-4.1. These systems are healthy, effective insulators that do not create a vapor barrier. Vapor barriers in FL create prime opportunity for mold growth. Foil-faced rigid insulation is such a vapor barrier and it only provides R-5.

All overhead insulation is R-21 Bio-Based sprayed foam insulation in an open-cell configuration. This creates a cool attic allowing for a better climate for your duct-work, and a cleaner indoor air quality. It also makes a really tight home. In fact, it is so tight that we use a ducted fresh air return for the HVAC system to keep the home’s pressure balanced! The insulation barriers are tested to the ‘Thermal By-Pass’ standard as a prerequisite to the Energy Star certification. We also created a barrier to the roof at the garage to prevent possible air contamination from vehicle exhaust.

All interior walls adjacent to common areas are insulated using a formaldehyde-free, healthy batt insulation to control sound. This feature is important to the livability and comfort of the home. All slab penetrations were sealed using a no-VOC sealant.

Interior considerations were made for pest control as well. The bottom three feet of all walls were treated with Bora-care, another boric acid based pest control designed to combat termites. All other lumber in the home is treated with Tim-Bor, a boric acid product designed to combat wood boring insects, and dry-wood and Formosan termites. For ordinary pest control we installed the Taexx system. It is a system of perforated tubes run in the walls. A mounting valve on the exterior of the home allows a pest control service to treat your home using EPE exempt products without even being home. No more baseboard spraying!

Drywall was installed on June 20^th! We started digging on April 16^th. How is that for efficient? Stay tuned for more. I will be finished by mid-August.