The High Risk of Green Buildings

The Hidden Risks of Green Buildings

in Hot, Humid Climates:
Which Problems are Likely & How to Avoid Them

Florida Engineering Society

Speakers:
p
David Odom & George DuBose--Liberty Building Forensics Group®
Robert Conner—Suncoast Insurance Associates
Maura K. Anderson, Esq.--Smith, Currie & Hancock LLP

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“There’s one sure way to kill an

idea:
Sue it to death.”

Quote from July 14, 2008 ENR magazine

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The High Risk of Green Buildings

Presentation Overview
The great irony of building green is that the very concepts that
are intended to enhance a building's performance over its
lifetime are many of the same things that also make it highly
susceptible to moisture & mold problems during the first few
years of operation.

Improved energy conservation, increased thermal insulation,

and the use of innovative products are some of the things
that make buildings green and sustainable. Coincidentally,
they are also some of the things that make buildings
susceptible to future failure.

While green buildings have many positive benefits there is also

strong evidence to suggest a direct correlation between new
products, innovative design, and building failures. Simply
put—departing from the “tried and true” often means
increasing the risk of building failure, and this risk
dramatically increases in demanding climates.
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Premises of the Presentation

• Building green is a noble goal, but it can be a risky
endeavor in hot, humid climates
• Risks – Some are obvious but most are obscure.
• Risks
Ri k iinclude:
l d
--Legal & contractual risks
--Insurance risks
--Project risks
--Technical risks

• Potential building problems can range from acute &

catastrophic to chronic performance failures
• Our observation: “Good p practices” in such keyy areas as
IAQ, humidity control, waterproofing & hot/humid climate
design criteria have not being well integrated into green
design practices--including many LEED credits.
• The answer is to build “low risk”, regionally correct, green
buildings
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The High Risk of Green Buildings

LEED ®
Leadership in Energy & Environmental Design

US Green Building Council

(USGBC)

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What is
green
building?
Design and
construction
practices that
meet specified Site
standards, g
Planning
resolving
much of the
negative
impact of
buildings on
their
occupants and
on the
environment
environment.

LEED is the
current “Gold
Standard” by
USGBC
Test

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The High Risk of Green Buildings

Definitions
• Green Building—Design, develop, construct &
operate in a manner that reduces the use of
non-renewable resources.
• Sustainability-Includes green issues, but also is
interested in economic issues (financial
payback)
• High Performance Buildings
Buildings-Interested
Interested in
measurable and verifiable improved outcomes
(such as 35% improved energy performance)

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LEED-NC ® Point Distribution

Indoor
Environmental
Quality Sustainable
23% Sites
22%
Materials &
Resources
Water
20%
Efficiency
Energy & 8%
At
Atmosphere
h
27%

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The High Risk of Green Buildings

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The High Risk of Green Buildings

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The High Risk of Green Buildings

LEED
Leadership in Energy
& Environmental Design
•7 Prerequisites
•69 Potential Credits (Points)

26 33 39 52 69
Certified
Silver
Gold
Platinum

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The High Risk of Green Buildings

Additional Construction Costs for

LEED-certified buildings
Average for offices and schools, based on 40 buildings
Conventional Building Cost (100%) Additional Cost

PLATINUM (2 buildings) 6 8%
6.8%

GOLD (9 buildings)
2.2%

SILVER (21 buildings)

1.9%

CERTIFIED (8 buildings)
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Green Building Risks

• Legal risks
• Insurance risks
• Project risks
• Technical risks

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The High Risk of Green Buildings

Project Risks for Green

Buildings
• Schedule overruns due to delivery problems with new
products or the construction impacts
p p of g
green
requirements
• Cost impacts of sole source products
• High expectations of a “green building”
• Not clearly defining what is meant by “green”
• Contractors, subcontractors, and designers who are
unfamiliar with green products and innovative approaches
• Specifying green products that have minimal in-field
testing and poor warranties
• Problems that are not covered by insurance—E&O or GCL

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Green Buildings
Versus
“Low Risk”, Regionally Correct Buildings

Green Buildings Low Risk Buildings

1. More outside air (> ASHRAE by 30%+)
2. Stresses innovative materials
3. Renewable/carbohydrate based mat’ls
4. Emphases energy conservation
5. Stresses VOC reduction
-Increased exhaust (>5 Pa)
-Building
Building flush out
-Low VOC material selection
6. Stresses extra thermal insulation
7. Does not address rainwater intrusion
1. Minimum outside air (not exceed ASHRAE)
2. Stresses time-tested, proven materials
3. Hydrocarbon based materials
4. Emphases dehumidification
5. Minimal VOC concern (only on mat’l selection)
-Very tight control of exhaust
-Rejects
Rejects building flush out
-Agrees with low VOC materials
6. Stresses drying potential of walls & ceilings
7. Stresses rainwater intrusion avoidance

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The High Risk of Green Buildings

Course Agenda
Morning
• Overview of Green Buildings & Risks -David Odom
• Specific Technical “Higher Risk” Green Building Concepts-
George DuBose
• Problem Prevention Approaches-David Odom

Lunch

Afternoon
• L
Legall Risks
Ri k off New
N Design
D i Concepts-Maura
C t M A
Anderson
d
• Insurance Issues for Green Buildings –Bob Conner
• Contract Risks, Contract Forms & Risk Reduction Language–
Maura Anderson
• Final Tips for Successful Green Buildings-Everyone

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The High Risk of Green Buildings

Preventing Green Building

Failures—Specific Techniques
to Implement

•Summary of the Risks

•How to Prevent Problems
•What Green Buildings
Should
Sh ld Look
L k Like
Lik in
i the
th
Southeast

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Summary of the Risks in Green

Buildings in the Southeast
• Increased OSA ventilation
-Iscounter to energy conservation
-Substantially increases the chance of uncontrolled air flows (pressure imbalances)
Solves problems related to odors,
-Solves odors increased CO2
CO2, and off-gassing
off gassing
-Increases problems related to humidity control
• Use of new & untested materials
-Warranties that are worthless or misleading
-Product data sheets that don’t address the major failure points (absorption of water)
-Products that are less than 5 years old but will be used buildings that are intended to last 100+
years
• Enhanced ceiling & wall insulation
-Lower drying potential for wall & ceiling cavities
-New products that will act in unknown ways (air, vapor, thermal, and water barriers)
• LEED-Driven,
LEED Driven, Construction
Construction-Phase
Phase Activities in Hot, Humid Climates
-Building flush-out during construction
• Emphasis on Energy Verification & Under-Emphasis on Moisture
Verification
-EA Credit 5: Measurement & Verification. Intent: Provide for the ongoing accountability of
building energy consumption over time.

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The High Risk of Green Buildings

Green Buildings
Versus
“Low Risk”, Regionally Correct Buildings

Green Buildings Low Risk Buildings

1. More outside air (> ASHRAE by 30%+)
2. Stresses innovative materials
3. Renewable/carbohydrate based mat’ls
4. Emphases energy conservation
5. Stresses VOC reduction
-Increased exhaust (>5 Pa)
-Building
Building flush out
-Low VOC material selection
6. Stresses extra thermal insulation
7. Does not address rainwater intrusion
1. Minimum outside air (not exceeding ASHRAE)
2. Stresses time-tested, proven materials
3. Hydrocarbon based materials
4. Emphases dehumidification
5. Minimal VOC concern (only on mat’l selection)
-Very tight control of exhaust
-Rejects
Rejects building flush out
-Agrees with low VOC materials
6. Stresses drying potential of walls & ceilings
7. Stresses rainwater intrusion avoidance

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1991 - Omni Hotel

Charleston, SC

•Massive Moisture Problems

Occurred Immediately After
Opening
•The building was de-bricked
and the waterproofing was
repaired, costing >$10M
•The
Th next summer (after
( f
repairs) the problem re-
occurred.

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The High Risk of Green Buildings

Predicting Building Failures in the

Schematic Design Phase

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Predicting Future Building

Failures During Early Design

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The High Risk of Green Buildings

Elements of a Comprehensive
Peer Review Plan
HVAC
Review

100%
Level of Influence

Decreasing Options for Solutions

Envelope VE Cost of
Reviews Input Contractor T&B Input Post Action/
Submittals Construction
Performance Solution
Verification

0.0%
Design Construction Occupancy

Source: Adapted from Quality in the Constructed Project, American Society of Civil Engineers, 1988.

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Predicting Wall System

Performance--Condensation
Potential
Perms - 5 37.5 34.3 1.6 0.7 2.5 2.5
Plywood-Exxterior
Clapboards
s
1/2” GWB

3/4” Poly-
3 1/2” Air

Air film
Air film

styrene
Paint

space

1. Location of the
primary vapor
95 F 95 F retarder
2. Location of the
first plane of
80 F 80 F condensation

95 F
75 F 70% RH
75 F
50% RH

Primary Vapor
Dew Point
Retarder
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The High Risk of Green Buildings

Comparing Wall Moisture

Performance With +2 Pa & -2
Pa Pressures
(FL Solar Energy Center Photo)

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Materials & Resources

Wall Modeling
ASHRAE WALL DEWPOINT ANALYSIS

PROJECT HHV Kalia Tower - ADL Changes Wall ADL-2 (Walls C and R)
Honolulu, HI Summer Condition

WALL DESCRIPTION

REFERENCE: ASHRAE, 1989 FUNDAMENTALS, CHAPTER 22 = Input Fields = Calculated Fields

THICKNESS R-VALUE Vapor Resistance

WALL SYSTEM COMPONENT
(INCHES) (F-SF-H/BTU) (REP)

INTERIOR AIR FILM 0.000 0.68 0.000

GYPSUM WALL BOARD 0.625 0.56 0.040
AIR SPACE 6.000 0.85 0.000
GYPSUM WALL BOARD 0.625 0.56 0.040
INTERIOR AIR FILM 0.000 0.68 0.000

TOTALS: 3.33 0.080

U-VALUE (1/R): 0.30

DESIGN CONDITIONS

OUTDOOR CONDITIONS: 80.0 F Dry Bulb 82% RH

Dewpoint Temperature: 74.0 F 16.0 Elev Ft MSL

Vapor Pressure 0.8468 IN. Hg

INDOOR CONDITIONS: 72.0 F Dry Bulb 50% RH

Dewpoint Temperature: 52.4 F

Vapor Pressure: 0.3960 IN. Hg

::
VAPOR PRESSURE PROFILE

REFERENCE: ASHRAE, 1993 FUNDAMENTALS, PAGE 20.8 & 20.14

Thickness Plane R-Value Surface Temp Sat. Vapor Pressure Vapor Resistance Vapor Pressure Dewpoint Temp Relative Humidity
Wall Component
(Inches) Location (F-SF-H/BTU) (F) (in. Hg) (Rep) Profile (F) (%)
OUTDOOR 80.0 0.8468 82.0%
INTERIOR AIR FILM 0.000 0.000 0.680 78.4 0.9792 0.000 0.8468 74.0 86.5%
GYPSUM WALL BOARD 0.625 0.625 0.560 77.0 0.9365 0.040 0.6214 64.9 66.4%
AIR SPACE 6.000 6.625 0.850 75.0 0.8750 0.000 0.6214 64.9 71.0%
GYPSUM WALL BOARD 0.625 7.250 0.560 73.6 0.8366 0.040 0.3960 52.4 47.3%
INTERIOR AIR FILM 0.000 7.250 0.680 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
INDOOR 72.0 0.3960 50.0%

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Temperature Profile 10

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The High Risk of Green Buildings

Use of Innovative & Energy Saving

Products Can Have Unintended
Consequences

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Materials & Resources

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The High Risk of Green Buildings

VIDEO

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Successful Green Buildings in the

Southeast:

•Minimizing uncontrolled air flows will be a requirement to control

moisture and energy. Requirements will be pressure mapping of
buildings after construction and minimizing ductwork leakage.
leakage
•Plenum air supply and return systems will not be used.
•Air tightness of building enclosures will be come a requirement and
there will be standards promoted by ASHRAE and others. Dedicated air
barriers MUST be designed into the wall assemblies. Traditional
products such as commercial house-wraps and15# paper may become
extinct in g
green buildings---too
g manyy penetrations
p & are usually
y
incorrectly installed
•The use of barriers with multiple functions and improved
performance will be required. For example: use fluid applied
waterproofing/air barrier materials. They are air barriers, WRB, and can
be vapor retarders (if needed)
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The High Risk of Green Buildings

Successful Green Buildings in the

Southeast:
•Enhanced water testing of the building envelope; especially windows
& doors prior to installing the insulation
• Expandable foam insulation systems may become more common in
walls and ceilings
g since theyy are air barrier,, vapor
p retarder ((some
materials) and a high performance thermal barrier. Caution will be
required to avoid moisture problems with foam insulation!
•Improving the ventilation effectiveness is more appropriate for hot,
humid climates than adding more ventilation. This means designing
better air distribution and verifying it! CO2 monitors will likely become
common, but with minimum levels to maintain building pressurization.
•Building
B ildi performance
f will
ill b
be extensively
t i l monitored
it d ffor moisture
i t ((nott
just energy) for at least 1 year
•A “Southeast Model” of building commissioning is required that will
incorporate enhanced design reviews, more involvement by the CA
during construction for waterproofing, and a much enhanced warranty
period verification that includes moisture/humidity concerns.
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Conclusions
1. Building Commissioning (QA) must incorporate:
-Enhanced technical peer reviews: HVAC + Envelope + Green Products
-Through evaluation of new, innovative materials
-Development of a green building design checklist
-Water testing of the envelope is more important during construction
Building verification must include moisture monitoring
-Building monitoring, not just energy monitoring
2. Perform multiple technical peer reviews during design focusing on:
--Predicting interaction of the various building systems
--Predicting the building’s post-construction performance
--Analyzing the envelope performance
--Design team must incorporate the “best practices” in the fields of waterproofing, humidity
control, and building envelope performance.
3. Design & contractors must place hot/humid climate criteria ahead
of LEED credits
4. Closely analyze new products touted as “green” or innovative,
especially
i ll products
d t used d iin th
the HVAC and
d building
b ildi envelope
l
systems. Carefully review warranties, disclaimers, length of in-
service testing, and data sheets.
In short, successful design & construction teams in the southeast
will develop a different green building model than USGBC
currently suggests.
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