In the News...

	BUILDING ONE OF THE FIRST LEED-CERTIFIED HOMES IN MASSACHUSETTS Ultimate Home Design June 2008
	ASK THE EXPERT: DOUG STOREY Remodeling Magazine 5/1/08
	LOCAL BUILDER BUILDS A LEED CERTIFIED HOUSE IN STOW The Bolton Common 3/30/07 and The Beacon Villager 4/19/07
	A NEW KITCHEN IN AN OLD HOUSE Journal of Light Construction Jan 2008
	LIVING SPACE AT BASEMENT LEVEL The Community Newspaper 9/28/06
	KNOW THE RULES The Community Newspaper 9/28/06

Q: How do remodelers actually sell “green” work when it costs more and the payback is in the future for the homeowner? —Clay Lyon, Lyon Design , Kansas City, Mo.

A: My first objective is to educate homeowners and present ideas for their consideration. I share examples of previous projects, articles, books, and Web sites on green building and make the research aspect of it fun and interactive.

Begin with simple explanations: Green building means building better, building smarter, and using the latest technologies, procedures, and products that are energy-efficient, long-lasting, not harmful to the environment, and that promote healthy home environments. When defined in that way, it makes it easier for clients to embrace green building.

While many aspects of green building do cost more, it doesn't have to be an exorbitant amount. A Silver LEED-certified home that we built in 2006 cost just 7% more than a conventional version of the same home.

There are also many facets of green building that don't necessarily result in added costs, such as proper siting of the project to maximize passive solar and natural day lighting, having a recycling program in place, reusing materials, remodeling versus building new, and the greenest option of all: downsizing to make a project smaller.

I offer to explain and show the cost differences for any of the approaches while showing that it is sensible and responsible to build green. In some cases, I use energy modeling to show the payback in number of years based on gained efficiencies.

The remodeler/contractor must be well educated on the options, their impact, and the cost considerations, and is responsible for sharing that information with customers in a way that is easy for them to understand and employ to make informed choices.

Most homeowners agree that it is worth it to incorporate green building in their house.

—Doug Storey is a managing partner of Two Storey Building, a custom builder in Bolton, Mass., that specializes in green building.

Two Storey Building of Bolton, MA, a local custom builder, has built a LEED certified Green house this year in Stow, MA for a motivated customer who cares enough to share in the research and pay a little more for sustainable building practices. Two Storey Building is also an Energy Star Certified Builder. This is one of the first residential LEED certified projects in Massachusetts.

Two Storey Building and the homeowner, Margie Lynch, participated in the U.S. Green Building Council's (USGBC) LEED for Homes Pilot Demonstration. The USGBC is the nation's foremost coalition of leaders from across the building industry working to promote buildings that are environmentally responsible, profitable and healthy places to live and work. The LEED Green Building Rating System is a voluntary, consensus-based national standard for developing high-performance sustainable buildings.

Green building is really a logical extension of incorporating smart building practices and state of the art building technology, while using care to select products and materials that are produced through recycled, renewable or recyclable practices, and are energy efficient, long lasting and not harmful to the environment in which we live.

Many quality builders utilize many of these building practices as a matter of standard procedure, such as using energy efficient windows, a tight building envelope and exceeding energy code for insulation. A green building takes this approach several steps further.

Sustainable design and construction practices have been incorporated throughout this project. Upon completion and verification, this building was certified under the USGBC LEED program at the Silver level.

The Green building process was started by a meeting with Conservation Services Group, Inc. of Westborough, the local consulting and review nonprofit partner for the LEED program and a review of LEED guidelines. A project checklist was filled out to determine categories in the development process for inclusion in the program rating system. This includes Sustainable Sites, Water Efficiency, Indoor Environmental Quality, Materials and Resources, and Energy and Atmosphere. The builder must also fill out a detailed Durability Checklist to determine building practices that will work towards the program goals.

This house incorporates many new building technologies such as Structural Insulated Panels or SIPs for the walls and roof that will provide superior insulating qualities and an extremely tight building envelope, a high efficiency (95%) Buderus propane heating system with radiant heat throughout under the flooring, materials that are FSC Certified and locally produced, 100% recycled plastic lumber for the deck and porch (made of HDPE from recycled milk cartons), low VOC paints and finishes and Energy Star certified lighting and appliances. It is also much smaller than the national average - approximately half the size - and the total project will disturb less than 40% of the land area of the lot.

From the Builder's perspective this has been a rewarding and enlightening learning experience. Much research has gone into the procedures and material selections. Many partners have embraced this new approach, among them Panel Pros of Keene, NH, Rodenhiser Plumbing & Heating of Holliston, MA, Casello Electric of Bolton, MA and even the building inspector in the town of Stow. Everyone wanted to see this project succeed.

One of the biggest challenges facing the Builder was a requirement that the land filled waste from this project not exceed three pounds per square foot of building space. This is less than half of the amount generated in a typical new house construction project. Through careful research, the Institution Recycling Network of Concord, NH was identified as the recycling and waste removal partner for this project. Also, all subcontractors were required to recycle their applicable waste and recycling signage was posted on the job site. The detailed waste reduction report showed that 94% of the construction waste on this project was recycled.

According to Doug Storey, Managing Partner of Two Storey Building, this project will result in some new standard procedures for his company on all projects in the future. Margie Lynch is getting the home she wants, built using sustainable practices and at a reasonable cost. Also, the project will be finished in a normal new home timeframe of about six months. Both agree that while many green building practices do cost more in the short run, they will likely more than pay for themselves over time as a result of higher energy efficiency. More importantly, they are doing their part to build smart and all involved are happy to be making a difference. For further information contact Doug Storey of Two Storey Building at 617-438-0313.

Plan well for Makeovers

The basement. At some point every homeowner envisions transforming this often-underutilized space. While the dreams vary from utilitarian laundry rooms or workshops to more grandiose efforts such as a family or media room, or additional bedrooms, the process is much the same.

First, decide what you want and what you will need: a full bathroom or just a commode and sink, a mechancial room, heat, AC, lighting; this list goes on.

Next, before plans get too involved determine the budget. But be ready for sticker shock as you get estimates on the work to be done, warns Curtis Plante, president of Curt Plante Constructions, Inc. in Bolton and Sterling. "Construction and labor costs have gone through the roof in the last 10 years," he says. "They've more than doubled."

"Building materials alone have gone up 25 to 50 percent in the last three years," adds Doug Storey, co-owner, Two Storey Building in Bolton.

"Set your expectations and the budget, but if the budget doesn't meet your expectations do more work yourself and learn something along the way," says Plante. "On the other hand, if you're really not confident, hire a contractor. That will relieve stress as well as the social conflicts at home."

Given that each project is unique average costs are difficult to determine, but Storey suggests that the $35 per square foot is a good place to start as long as a bathroom is not part of the plan.

One money saving approach is to do the project yourself, but farm out the toughies like plumbing, wiring, and plastering to the professionals. "That's what I did," says Plante. "I looked at it as an investment of time in my home and I also saved money."

The timing of the project can save money, too. "Winter is a good time because work is slower," says Jim Dillree, owner, Musty Basement Solution in Dennis. "You might get a better deal."

Use the referral system to find a contractor. Neighbors, family, and friends who have done similar projects are excellent resources. And be sure to get written estimates that clearly indicate the work that will be done.

More practical considerations

Water, and preferably the lack thereof, is a critical issue in basement redoes. If you're new to the house or haven't had a recent water incident, take a quick trip downstairs looking for such telltale signs as mold and mildew. Peeling paint, rust, and damp spots are also indicators. A white substance on the walls is a chemical breakdown of the bonding agent that holds the walls together and is sign of possible structural deterioration. Dry rot is a black fungus that grows mostly on walls or wooden surfaces causing wood to decay.

"Keep in mind that if you've had water in the past," it's going to happen again unless you do something about it," says Earl Midgely, the town of Lincoln's building inspector. "Water damage is bad. It's hard to get rid of the mold and the mess is there for years."

"It's also important to keep a supply of fresh air in the basement," adds Dillree.

Solutions run the gamut from plug-in dehumidifiers to installing sump pumps and subfloors with vapor barrier systems between the original floor and the new one. Waterproof coatings and fresh-air humidity systems are other options.

Costs are not insignificant. Air purification technologies start at about $600, while basic ventilation systems begin around $1,300.

Costs and rules and water issues aside, creating more usable space in a home is always a good use of time and money. So take another look at that basement and start to dream a little.

As soon as the thought of "redoing the basement" has you smiling from ear to ear, stop. Take a deep breath and contact your local planning or zoning board. Yes, even before you call an architect, a contractor, or zoom off to the nearest home improvement store.

That's because every city and town has rules and regulations covering remodeling or renovation projects. Additions or projects that enlarge spaces or intrude on setbacks, for example, require permits. "As soon as something affects the outside we are interested in it on behalf of the community as a whole," says Pamela Green, chairman of the Lincoln Zoning Board of Appeals.

"Basically, you need to pull a permit for anything beyond a simple repair," adds Doug Storey, co-owner of Two Storey Building in Bolton.

While contractors generally handle the paperwork, do-it-yourselfers need not panic. The process is a little slow but easy.

Permits are not expensive. In Lincoln, the charge is $10 per $1,000 of estimated cost. The minimum fee is $50.

Even if you don't need a building permit, the building inspector gets involved because plumbing and/or electrical work are usually par of any remodeling/renovation project

Plan on three inspections. The first one is after the project is framed. The second follows the installation of insulation and the last one is after the job is done.

Learn the rules before you start and then follow them, advises Lincoln Building Inspector Earl Midgley. Redoing work is more expensive than doing it right the first time.