Académique Documents
Professionnel Documents
Culture Documents
New Zealanders:
Making it Happen
URS
Waitakere City Council
Warren and Mahoney
Briefings:
ECCA
Ministry for the Environment
Property Council of New Zealand
Right House
Scion
Westpac
Major Funders:
Department of Building and Housing
NZBCSD
Lead Consultant:
Traffic New Zealand Ltd
Contents
We can all win from improving
the performance of our existing homes
Current state of our homes and the
issues it raises
22
25
12
13
28
30
15
32
We CAN do it
16
36
38
Summary
39
40
Case Studies
17
18
20
PAGE 1
Nick Main
Chair
PAGE 2
The outcome is a five point solution to improve the places where we live.
The solutions are all achievable but we need to start today.
The outcome is a five point solution to improve
the houses in which we live. The solutions are all
achievable but we need to start today.
First and foremost we need a clear over-arching
strategy between industry, local and central
government enabling us to achieve substantial gains
in the performance of the housing stock. We need
to clearly detail what we want to achieve in the built
environment and how we are going to get there.
We need to work with owners and occupiers to
understand their aspirations for better performing
homes, and we need to communicate this to the
building sector.
The products and services needed to effect
change in the existing housing stock are already
known to us, but all the parties in the chain
from manufacturer to retailer to builder need to
collaborate to deliver solutions which best meet
owners and occupiers aspirations.
Underpinning success a mandatory performance
rating system which will effectively provide
sustainability certification of homes is proposed.
This will offer owners and occupiers a market
valuation reward for the cost of the hidden
retrofit features, like insulation, which make a
home perform better.
Making it Happen
PAGE 3
PAGE 4
Having decided to
buy Earth-friendly
items, many
consumers encounter
a final hurdle: they
cant find them
The reason
consumers cannot
find these products is
that businesses are
not stocking them.
Stanford Social
Innovation Review
Fall, 2008
Its about quality of life, consumers seek comfort, look and lifestyle much more than cost savings
Modern Look
Modern look 38%
Lifestyle
Outdoor living 11%
Comfort
Comfort 15%
Asset Protection
Improved value 2%
Warmth 11%
Less condensation 4%
Condensation 4%
Maintenance 3%
Weather tightness 2%
Making it Happen
PAGE 5
Low
Cost and
disruption
Preliminary design
Design
Construction
Operation
TIME
Building
performance
IMPACT
High
Source: WBCSD
New houses
20,000 at $250,000
Maintenance
180,000 at
$500
average
Decoration
100,000 at
$2,000
average
Kitchen &
bathroom
40,000 at
$20,000
average
Dominant
brands
Emerging
brands
Multiple
small scale
operators
Room
changes
70,000 at
$20,000
average
Whole house
renovations
10,000 at
$200,000
average
National
Regional
Building Act
& Code
Resource
Management Act
NZ
Standards
Health
Act
Local
Govt Act
Regional Policy
Statement
Regional Plans
Local
District
Plans
Codes of
Subdivision &
Development
Bylaws
Other
Policies
Subdivision Consent
House
Resource Consent
Development
Contributions
Building Consent
Making it Happen
PAGE 7
PAGE 8
Making it Happen
PAGE 9
New homes
built 2008
20,000 homes
Housing stock
built after 1979
560,000 homes
Appliances &
Electronics
21%
Lighting
9%
Housing stock
built before 1979
1.04 million homes
Cooking
8%
Hot Water
27%
PAGE 10
Making it Happen
PAGE 11
PAGE 12
1880
1890
1900
1910
1920
1930
1940
1950
1960
1970
1980
1990
2000
Priority for developing housing retrofit packages need to be for 1950-1990 houses
Housing stock by decade
300,000
vast number
of houses
Number
200,000
Multi-units single or multi storey
150,000
Dwelling detached/semi
100,000
50,000
0
Pre
1880
1890
1900
1910
1920
1940
1950
1960
1970
1980
1990
2000
Source: BRANZ Study Report No. 142 (2005) New Zealand 2005 House Condition Survey
PAGE 14
1930
Superior Glazing
Double glazing, low
emissivity glass and
thermal window fabrics
can help halve energy
loss through windows,
reduce condensation
and noise.
Ventilation
Use a window, louvred
shutters or skylight
for passive ventilation.
Exhaust fans should
have a self closing
shutter or timer.
Wall Insulation
Insulate external walls
to reduce heat loss.
Energy Efficient
Heating
Select low emission
space heaters and
ducting.
Lighting and
Appliances
Floor Insulation
Hot Water Tanks
and Pipes
Insulate all hot water
pipes and put cylinder
wrap around uninsulated
or C or D grade hot
water cylinders.
Making it Happen
PAGE 15
We CAN do it
Early demonstration homes show we CAN build and retrofit our homes in such a way that building
performance is improved .
its warmer,
drier, more
affordable and
more comfortable
than any house
weve lived in.
NOW home occupants
Water efficiency
40% saving compared to the average in Waitakere City and more than 66%
saving compared to average use in the Auckland region. The key factor is the
rainwater tank, but the low flow, dual flush toilet is also delivering excellent
water efficiency.
Water heating
The solar hot water system provides for 55% of the tenants water heating
needs -equivalent to a saving of 1620 kWh (compared to similar houses in the
area) or about $275 on water heating alone. Water heating typically accounts
for 28% of household energy use.
Space heating
The tenants used a space heater on only a couple of days. The winter mean
temperatures for living rooms and bedrooms exceeded World Health Organisation
minimum of 18C for living areas and 16C for bedrooms (compared to 30%
of New Zealand homes which regularly dont meet these standards). Space
heating typically accounts for 30% of a households energy expenditure.
Overall energy
savings
Used 7400 kWh per year or 33% less than an average four-person household
with school age children. For comparison, this is 45% less than the tenants
energy use in the house they occupied prior to moving.
Humidity
For most of the time in both summer and winter, internal humidity has been
within the acceptable range for human health (25-75%), while humidity levels in
Auckland frequently exceed 75%.
Enjoyment of
the home
PAGE 17
The Problem:
There is no shared vision on how
to sort out our one million
underperforming homes
Government is responsible for putting the
right framework in place
PAGE 18
THE SOLUTION:
A shared vision and a plan
There is significant opportunity through
collaboration with the building industry to
adopt a more integrated approach to improve
the performance of our existing homes. A coordinated industry approach has the potential
to unlock opportunities which match consumer
aspirations and will reshape the industry to ensure
delivery occurs.
A joint Building Industry and Government Strategy
on Sustainable Homes, linked to nationally
significant home performance targets, would
have a shared vision and a clear industry-wide
plan which will
Provide clarity for both business and
Government initiatives in improving the
performance of our homes through an agreed
policy framework
Prioritise, set and commit to targets informed
by research to achieve better performing
homes through an agreed, specific and
planned approach
Promote behavioural change across the
sector ensuring better performing homes
become the norm and making it much easier
to do the right thing.
This would enable the Government to apply effort
where it will best effect long-term national scale
If you dont
know which port
you are sailing
to, no wind is
favourable.
(Senaca the younger
4BC)
Making it Happen
PAGE 19
The Problem:
Homeowners know what they
want but need help to achieve it
What consumers want in a home is much
more than just the Building Code minimum or a
renovated kitchen or bathroom its about modern
look, comfort, warmth, feeling good about doing
the right thing, and doing it sustainably in terms
of low maintenance and resilience, energy and
water efficiency.
Designs of individual houses and communities are
more lifestyle orientated with larger open spaces,
flow to the outdoors and larger window sizes.
House size and investment are increasing. The
average size of a new stand-alone dwelling has
increased from 190m2 to almost 220 m2 since
2000. The cost per m2 of a new house has
increased from just over $800 in 2000 to almost
$1,100 in 2005.
PAGE 20
Information on
optimal solutions
to retrofit old
houses is not
readily available.
Cant decide
which is the
most important
to start with.
New Zealand
home owners, ShapeNZ
Housing Survey, 2008
Getting good
quality advice
and options will
be helpful.
New Zealand
home owners, ShapeNZ
Housing Survey, 2008
Making it Happen
PAGE 21
The Problem:
Currently theres no value payback for
improved home performance reflected
in higher house prices after renovations
While there is considerable evidence that the
homeowner and occupier would like their homes
to perform better, and this could be delivered,
there are multiple factors holding back change.
Since sustainable features improving the
performance of a home are generally out of
sight such as insulation in the walls, ceiling and
under the floor consumers need something
which links the value of these improvements to a
better price for their property. ShapeNZ research
indicates that only a small minority of purchasers
check these features before they buy.
Why invest in insulation for no value payback
when the common retrofit opportunities for
added value are to upgrade the look with a new
kitchen or bathroom?
PAGE 22
THE SOLUTION:
A home performance rating system
A well integrated and generally applied home
performance rating system is needed to directly link
the value of building and retrofitting for improved
performance. We believe the model of private and
public sector collaboration which lead to the Green
Star rating for commercial buildings, will work for
the residential sector if it is supported by both
central Government and the private sector. It has
the potential to be a win-win for owners, tenants,
builders, financiers and insurers.
Ratings link performance and value so
youll know if you live in an eco-home or
an eco-disaster
Rating systems allow homeowners and landlords
to assess the value of investments aimed at
improving performance of a home, particularly
where this is beyond the Building Code
specifications. An easily accessible, widely
promoted system would help owners and
occupiers to link their aspirations for their homecomfort, look and lifestyle with improvements
Making it Happen
PAGE 23
Meridian Building in
Wellington
PAGE 24
The Problem:
The building industry sells individual
products not integrated solutions that
best deliver better performing homes
While sustainable products are available, home
buyers and renovators are not being presented with
complete solutions, such as the best combination
of insulation, heat pump and heating, energy
efficient kitchens or water efficient bathrooms
for a 1950s house being renovated. Consumers
are to a degree confused by the range of options
available. It is difficult to link each product with the
overall solution they are seeking.
For example, if youre advised that installing a
wood burning stove will give you a comfortable,
warm, energy efficient home, youll buy a wood
burning stove, rather than combining increased
insulation with a heat pump and a smaller heater
or wood burning stove.
Making it Happen
PAGE 25
Aware
81%
Considered
34%
Improve supportive
corporate environment
Convince
why
SKEPTICAL PARTICIPANT
- Company is highly motivated by CSR...
but individual is not convinced
- Needs clear argument for why
Involved
16%
Considered
13%
Aware
87%
Involved
5%
Low
Considered
46%
Involved
22%
Educate
how
UNENGAGED
- Very low knowledge levels and pessimistic
about do-ability
- Unengaged on environmental issues
- More corporate tenants
Aware
45%
LEADER
- Willing to drive/lead adoption
- Believes in the economics, the climate impact
and the regulatory incentives
- More specifiers/developers
Educate
how
Convince
why
Low
Personal know-how
High
The building industry is slowly waking up to green building but some have their heads down
building flat out the way they always have
UNINFORMED ENTHUSIAST
- Pessimistic about the economics, the climate
impact and the incentives
- Doesnt know how to get involved
- Passionate about the environment
Aware
72%
Considered
46%
Involved
22%
Personal commitment
High
PAGE 26
Business opportunities from improving the performance of our existing and new homes
Business
opportunities
Value proposition
for homeowner
and/or renter
Offer
Requires
Assists
development of:
Home Performance
Contractors
(Insulation/Heat)
Delivery of energy
efficiency and comfort for
the consumer
Sustainable developers
Sustainable builders
Provision of hassle-free
rainwater harvesting and
grey water systems
Specification, consenting
supply and installation of
water systems
Sustainable developers
Sustainable builders
Retro Insulation
Service
Rating system
Low cost options for
wall insulation linked to
redecorating and rewiring
Sustainable developers
Sustainable renovators
Neighbourhood
redevelopers
Home Performance
Auditors
Sustainable renovators,
Sustainable builders
Retrofit Double
Glazing
Contributes to reduced
power bills, noise and
condensation reduction,
improved indoor air quality
Rating system,
Green Taped acceptable
solutions for retrofit
double glazing
Sustainable renovators,
Neighbourhood
redevelopers
Sustainable builders,
Sustainable developers
Sustainable Builders
Sustainable
Developer
Alignment of consenting
processes; urban
design protocols
with neighbourhood
redevelopment
Sustainable
Renovators
Ratings system
Shift towards greater
project management of
renovations by industry
professionals
Neighbourhood
Redevelopers
Community need
for improved living
environment and health
benefits
Rapid redevelopment or
upgrade of area
Making it Happen
Sustainable builders
PAGE 27
The Problem:
Anything out of the ordinary
takes too long
The national and local legislative framework is at
best a difficult journey and at worst a maze for
the homeowner and builder to work through.
Multiple regulation drives uncertainty in the
consent process
Local government provides leadership on
urban issues, regulates and manages the
pattern of urban development through the
Local Government Act 2002 and the Resource
Management Act 1991. At times the differences
in focus at each regulatory level local, regional
and national results in different preferred
pathways and priorities for development, and
the potential for different sets of outcomes
across each of the 85 local authorities involved
in consenting. This lack of consistency and
alignment in the regulatory framework generally
raises barriers rather than providing support
PAGE 28
weeks
now 4 months
A one level set of plans was 8 pages of A3
now 17 pages
Supervision cost was $800 per home
now $2800
Plans $600 now $3400
Inspections were 6 total at 1 days notice each
now 15 inspections at 5 working days notice each
These are only samples of the now everyday situations!
Source: Stonewood Homes
THE SOLUTION:
Shifting from red to green tape
The new build and renovation markets need
regulatory change whereby green tape
speeds uptake of more sustainable solutions.
This should remove the barriers experienced
by the building industry and homeowners who
are trying to do the right thing and incorporate
higher performance features in their homes.
We need to fast-track the approvals process
for clearly defined acceptable performance
improving solutions
Councils have objectives around healthy,
sustainable communities which better performing
buildings can help achieve by reducing energy
and water consumption, and improving peoples
health. But councils need to specifically
encourage sustainable building through both plan
rules and policy. Fast-track approval of sustainable
solutions by regulatory authorities is fundamental
in encouraging uptake. This requires prioritising
improvements in regulatory process, and aligning
planning and policy with key outcomes which
improve the performance of our homes.
For example, local regulations and poor alignment
of planning and policy can be a significant hurdle
in approval of greywater and rainwater harvesting
systems, particularly in the renovation market.
Part of the solution to achieving water savings
opportunities will be the development of clearly
defined acceptable solutions for fast-track approval,
and direct charging for water and water treatment
separate from general rates in all regions.
Making it Happen
PAGE 29
Market research
Mandatory home
performance
rating system
Better industry alignment
180,000
160,000
140,000
120,000
100,000
80,000
60,000
40,000
20,000
0
Year 1
Complete Insulation
Retrofit double glazing
PAGE 30
Year 2
Year 3
Year 4
Green tape
Sustainable renovator
Year 5
Year 6
Year 7
Year 8
Year 9
Year 10
Neighbourhood redeveloper
Mandatory rental rating
3,000,000,000
2,500,000,000
2,000,000,000
1,500,000,000
1,000,000,000
500,000,000
0
Year 1
Year 2
Year 3
Year 4
Year 5
Sustainable renovator
Neighbourhood redeveloper
Year 6
Year 7
Year 8
Mandatory rental
Green tape
20,000
Year 9
Year 10
18,000
16,000
14,000
12,000
10,000
8,000
6,000
4,000
2,000
0
Year 1
Complete insulation
Retrofit double glazing
Year 2
Year 3
Year 4
Year 5
Green tape
Sustainable renovator
25,000,000
Year 6
Year 7
Year 8
Year 9
Year 10
Neighbourhood redeveloper
Mandatory rental rating
20,000,000
15,000,000
10,000,000
5,000,000
Year 1
Year 2
Year 3
Sustainable renovator
Neighbourhood redeveloper
Year 4
Year 5
Year 6
Green tape
New homes
Making it Happen
Year 7
Year 8
Year 9
Year 10
PAGE 31
Shared Vision
Responsibilities
Central
Govt
Local
Govt
Owner
/occupier
Rental
owner
Industry
Financers/
Insurers
Market research
Loans and expanded scope
of EECA programmes
Mandatory home
performance
rating system
Provision of single,
simple home performance
rating system
Communication and
information to industry on
consumer choices
Market research on
consumer aspirations for
home performance
Leadership in community
renewal/retrofit
Develop business
opportunities
Take up opportunities
for retrofit
PAGE 32
Making it Happen
PAGE 33
require
development
controls
sustainability features
that
PAGE 34
Making it Happen
PAGE 35
PAGE 36
Be
tt
NT
ME
D
N
U
D
N
str
u
nd
I
er
R
T
S
YS
E
T
A
TR
an
m
r
rfo ste
e
P
e
Sy
Hom ating
R
nt
e
nm
g
i
l
A
y
Continue current vo
Rating
Existing products
Voluntary ra
Develop combined
solution offers
New green homes offers
Partner in developing
Grey/rain water installation
Acceptable Solutions
Expand range
(across all years)
Establish
Sustainable builder
ecoadvisors to industry
Sustainable developer
Home performance training
Sustainable renovator
RN
CURRENT SIT
U AT I
ON:
CHANGE DR
IVEN G O V E R
BY:
NM
(with ind
GO
EN
ustry)
VE
T
DR
IV
EN
UT
H
T
I
FR
M
G
A
D
E
T
EN
Develop approvals
Fast track
and consent
consenting:
fast track systems
Retro glazing
Demand
management
Grey/rain water
plans for water
Solar hot water
Launch: Home
performance
contractors
Construction
phase begins:
Neighbourhood
redevelopment
partnership
DIY green
retrofit packages
Offer separation
of water costs
from general rates
Fast track consenting:
TIME TO
and direct water
Com
New
eco-friendly home offers
ACTION OUT
charging for
mu
nity
Neighbourhood redevelopment partnership
OF ORDINARY
and eco-water retrofits
infr
ast
CONSENTS
ruc
ture
pla
nni
ng,
cod
es
of p
rac
tice
alig
Key housing
ned
targets efficiency
for
sus
gains, emissions
tain
abl
reduction in
eo
utc
buildings NZ
om
es
Energy Strategy,
Emissions
Continue
reduction
development
of Acceptable
Building Code
With finance
review complete Solutions
sector, launch
(across years)
incentives loans
Building Code
Link rental
home performance Target new,
Neighbourhood
/accomodation
middle
income,
targets
redevelopment
supplements
tenants, landlords investment
Interim target
to higher
Expand EECA
achieved
performing
Energywise
Building Code
homes
Accelerate
achieves home
upgrade HNZC
performance
homes
target
Capability
Neighbourhood redevelopment models
and capacity
Retrofit beyond maintenance and warm homes models
education and
training key
Deliver training qualifications
targets
Certification systems
Knowledge
Acceptable solutions for sustainable solutions
development
plan (science,
Product certification system
technical,
Performance levels for homes
innovation)
Further re
cost for build
+
MONTHS
+
MONTHS
+
WEEKS
+
DAYS
Interim target
achieved
Building Code
achieves home
performance
target
Y
R
T
S
U
IND
N
A
L
P
GIC
nce
em
Size of Exist
ing Hou
sing P
roble
m Tim
e
by Y table
ear
new homes
oluntary HERS
educe upfront
ding green
FINAL
TARGETS
ACHIEVED
Better performing
homes and communities
Summary
Problem
Solution
Benefits
Making it Happen
PAGE 39
PAGE 40
References
Amitrano L J, Kirk N R and Page I C, Market Segmentation
of New Zealands Housing Stock. Report PR 106 for Beacon
Pathway Limited. 2006
Beacon Pathway, NOW Home case study, retrofit case study and
illustrations used by permission. See www.beaconpathway.co.nz