Transcript USING THE ENERGY CODE AS A JUMP

SEATTLE ENERGY CODE
ENFORCEMENT PROCEDURES:
PLAN REVIEW AND INSPECTION
John Hogan, A.I.A., P.E.
Seattle Department of Planning and Development
700 Fifth Avenue, Suite 2000, P.O. Box 34019
Seattle, Washington 98124-4019
Creating a Green Building Roadmap for Houston
City of Houston and Clinton Climate Initiative
Houston TX, 10 May 2007
OUTLINE
• Mandatory enforcement: importance, why & how to start
• Seattle Energy Code history: mandatory residential and
nonresidential, regular updates, applies to alterations
• Review of design drawings before issuing permit to build:
reasons, items to check, staffing, how to handle problems
• Inspection of each phase of the construction:
reasons, items to check, staffing, how to handle problems
MANDATORY ENFORCEMENT: VALUE
• Mandatory enforcement is the only way to guarantee
energy savings.
• Designers and construction companies are more likely to
comply with the code if they know that everyone else must.
• Manufacturers will provide energy-efficient products if they
know that there is a sure market due to code enforcement.
MANDATORY ENFORCEMENT: HOW
• Pick a date to begin mandatory enforcement.
• Publicize the date in advance so that designers and
contractors have plenty of notice.
• Stick to the date. Enforce the requirements for everyone.
No exceptions. No excuses.
SEATTLE ENERGY CODE: HISTORY
• 1974 - first residential insulation requirements:
- mandatory for all residential buildings
• 1980 - first comprehensive Energy Code:
- mandatory for all nonresidential buildings (e.g. office, retail)
• Updated in 1984, 1986, 1989, 1991, 1994, 1997, 2001, 2003:
- to incorporate changes in technology and to clarify the code
SEATTLE ENERGY CODE: SCOPE
• Applies to all buildings
- all building types (so that energy-efficiency is in all designs)
- all key energy enduses (building envelope, space heating,
space cooling, ventilation, water heating, lighting)
- existing buildings (whatever is altered must comply)
SEATTLE: CITY CONTEXT
• Location: northwest United States, 48° North latitude
• Population: 500,000 (city)
• Area: 56 square miles
• Electricity: peak electrical load is 1800 MW
SEATTLE: 2005 CONSTRUCTION ACTIVITY
• Plan review (number of applications and value):
- multifamily (new):
284 applications $ 235,000,000
- single-family (new):
882 applications $ 250,000,000
- commercial (new):
104 applications $ 834,000,000
- residential (alterations): 3057 applications $ 154,000,000
- commercial (alterations): 2854 applications $ 568,000,000
• Inspections:
- approximately 80,000 (building, mechanical, electrical)
SEATTLE ENERGY CODE: FUNDING
• Initial implementation: energy fee = 20% of building fee
- Separate fee was established to pay for Energy Code staff
to review the design and to inspect the construction
• Current situation: building permit fee ~ 0.5% of value
- Energy fee is now incorporated into building permit fee
- Electric utility pays for additional staff as Seattle’s code
saves 20% more energy than the national standard
SUCCESSFUL IMPLEMENTATION
• Review of the design:
need to review drawings & plans for compliance with the
Energy Code before construction begins
• Inspection of the construction:
need to verify that each phase of the construction is
consistent with the approved plans
REASONS TO REVIEW THE PLANS
• Building Department reviews the drawings for all projects for
compliance with the Energy Code before issuing a permit for
construction to begin. This is important because:
(1) designers will often start with a design from a previous project
(need to update them to the current code)
REASONS TO REVIEW THE PLANS
(2) designers do not always know the code so they make mistakes
(there are many codes, it is difficult to know all of them)
(3) it is easier to make a change to a drawing than
to make a change after something has been installed
(4) if the correct information is in the construction documents,
then designer and contractor have more legal responsibility
SEATTLE: ENERGY STAFF
• Review of the energy design:
- preliminary screening of application by 12 people
- building envelope and mechanical systems for multifamily
residential & commercial reviewed by 5 persons who are
specialists and only do Energy/Mechanical plan review
- lighting by 4 persons along with other electrical review
SEATTLE: KEY PLAN REVIEW ITEMS
• Building envelope: overall fenestration (window & skylight)
U-factor, SHGC, and area; insulation on roof, wall, floor
• Mechanical: equipment schedule with size & efficiency,
variable speed drive, energy recovery, motor efficiency
• Lighting: number of fixtures, wattage of lamps and ballasts;
separate circuits for daylight zones, automatic controls
PLAN REVIEW COMPLIANCE PROCESS
• Send written correction list for important Energy Code
requirements:
- for missing information not shown on drawings and
- all incorrect information on drawings
• Do not issue permit to begin construction until drawings
have been revised for compliance with the Energy Code.
REASONS TO INSPECT CONSTRUCTION
• Building Department inspects all construction for
compliance with the Energy Code before issuing a permit
for the building to be occupied. This is important because:
(1) contractors make mistakes (they may use methods that they
have used in the past, rather than following the drawings)
REASONS TO INSPECT CONSTRUCTION
(2) frequently there are change orders (there may be substitutions,
but they need to be of comparable energy efficiency)
(3) each phase of construction is approved before materials are
covered, while changes can be made
SEATTLE: ENERGY STAFF
• Inspection of the construction (staff checks energy
features at same time as other code requirements):
- building envelope by 9 structural inspectors
- mechanical by 4 mechanical inspectors
- lighting by 9 electrical inspectors
- service water heating by 6 plumbing inspectors
- boilers by 5 boiler inspectors
SEATTLE: CONSTRUCTION INSPECTION
• Building envelope: fenestration labels for U-factor & SHGC;
insulation R-value on roof, wall, floor; proper installation
• Mechanical: equipment efficiency, variable speed drive,
duct & pipe insulation, controls, commissioning
• Lighting: wattage of lamps and ballasts; occupancy sensors,
automatic controls to respond to daylighting & off-hours
CONSTRUCTION INSPECTION PROCESS
• Inspect each phase of the construction & write correction:
- envelope (foundation, insulation, windows, and final)
- mechanical: initial (before cover) and final
- lighting: initial (before cover) and final
• Do not allow occupancy of the building until construction
has been revised for compliance with the Energy Code.
TIPS TO AVOID PROBLEMS
• Arrange pre-construction meeting with contractor
and discuss important Energy Code requirements.
• Inspect important features early in construction
(example: check the first windows that appear on the site)
so that problems can be corrected before they go too far.
RESPONDING TO PROBLEMS
• Require removal and replacement of non-complying items
- this can be difficult, but is very important
- word will travel quickly, there will be fewer problems in future
• Respond to complaints about non-compliance so
everyone knows that you are serious & will treat all fairly.
- do not let bad contractors get away with substandard work
CONCLUSIONS
• Mandatory enforcement yields energy savings.
• Review of the drawings is important to set expectations
and will make inspection easier and save time.
• Inspection of the construction will ensure that correct
features are installed.
• Be firm and fair to all parties.