Invent the Future – or Losing Ground?

In the past few weeks, the East Coast has been struck by a 5.9 Earthquake (last experience in Virginia in 1869), and a hurricane which left behind a broad stroke of damaged buildings, infrastructure and much of New England under water. More water has been pounding along the banks of the Mississippi and Missouri. On the other hand, the dry areas of the Southwest are experiencing extreme drought – and are like a tinderbox – really to fan the flames of wildfires. These are facts. Realities of the world we live in. Regardless of the oft unresolvable debates about climate change, green building, or availability of fossil fuels - our built environment is subject to pounding by nature’s forces.

Yet, in the hallowed halls of our building construction program, we don’t even consider this reality. One of my courses this semester is based on a team project of pre-construction documents, from design, structure, MEP – the works. Since the location is on a shore town of Virginia, I offered to look at renewable energy sources, and pulled up the solar charts and wind at 80 mph generation. Also suggested that we could consider an ICF structure – for reasons of energy, protection from wind penetration, no mold – and - protection from the next hurricane or tsunami waves! To describe the response as lacking enthusiasm would be an understatement. In fact, there was a direct push-back from the architect type who “didn’t want to be limited to a box.”  What? 

Similar queries to the professor about the appropriateness of looking at these weather events and life-safety, and then – gee - some energy efficiency issues was countered with a lame joke about putting in bike racks to meet the LEED certification. This, folks, is the training of the future construction manager of America.

For comfort, I turn to my own research – where I steep myself in the Toyota company pillars of wisdom which are the catalysts, the fundamental core and the secret of their ever increasing success: Continuous improvement and respect for humanity. These wild storms challenge us to continuously improve our built environment, from the perspective of immediate life-safety in the face of these catastrophic events, the reduction of structural and functional damage, passive survivability in case of power outages such as we now have, and the long-term health considerations of mold and rot-resistant materials, which continues to plague New Orleans. These are the current issues of continuous improvement in the built environment.

And the motive is clearly the respect for humanity, but also the respect for the relative position of humanity in the greater earth in balance. Whether or not you believe we humans have any cause on the climate, we humans feel the impact of this very extreme weather. We can’t change that. At best we can prepare, resist, co-exist and adapt. The first step (like the AA) is to acknowledge. Then the project team can discuss, analyze, gauge the risks and consider the solutions. We might not be able to protect against the earthquakes which happen every 150 years, but then again, given the many new materials, technologies, and processes - this may be feasible – both technically and economically. THIS can be the new reality.

Re-inventing the Built Environment

Much has been pondered over the causes of innovation of products, processes, but the very duration of this economic downturn has educed the re-invention of people. Not, of course, the human form – but the existential question of worth in the workplace. And as an assembly of people, or company, a reassessment of business plans and purpose.

There is nothing novel or unique about this re-evaluation. Indeed, “innovative” companies are likely to keep this mindset even in prosperous times. You can pick out these folks, because they are the ones who are still growing and hiring. Even in the worst of depression, there are opportunities.

This re-invention of self and company starts with an assessment of strengths. Our freshman take the Clifton “Strengths Finder” on-line test, to determine their strongest characteristics. Likewise, a company can assess the strengths of its key people, or the prevailing culture of the firm. Is this company strong in relationship building, strategy, influencing or execution? How does that matter? Say you are a contractor. A relationship builder might do better at contracts which are CM at Risk, or lean construction with an integrated design and delivery. A strategist, or influencer, will be in their element working with innovative architects, or clients with visions who need a GC to figure out a plan, and convince the right stakeholders. And a firm who is strong in execution will excel in well- defined specifications, or tight constraints of time and budget.

Another aspect of the re-invention is the type of service offered. Hanley-Wood is offering a seminar for residential architects to “expand their practice through collaboration, diversification, and ingenuity.” It appears this particular program seeks to regain some of the realm of the “master architect” which was ceded in previous years. Perhaps, though this is more of a retrospect rather than a re-invention. Are there other roles which could be incorporated? What about energy modeler? From an innovative products perspective, there is still a lack of architects who are proficient in innovative materials, such as ICFs or SIPs.

One of the challenges of integrated design and construction is the narrow silo definition of businesses. What better time to break these barriers? Does the solar installer also offer energy audits? Can the insulation company also provide air sealing? Or the plumber offer solar thermal, or water collection. How about a roofer who does gutters at the same time (..that would be efficient..)

And finally, there is the basic marketing premise of understanding the market sector and product. For example, Toyota started out by defining themselves as an automobile manufacturer. Now, they seek to develop safer, cleaner and superior technology that satisfy the evolving needs of society for sustainable mobility. McDonalds started as a hamburger joint - now they have broadened their scope to include entertainment (Playland), and leisure (McCafe).

What market are we in? Already, the term “built environment” alludes to more than just bricks and mortar. Do we need to rethink our product offering to match the emerging customer values and expectations? For example, is our product housing or is it community development? Are our products energy consumers, net zero – or even energy contributors? Are we building workplaces, or innovative spaces for business productivity? Are we building security and economic stability – for the individual, the neighborhood and the community?

As J.K. Rowling once explained, it was the sheer desperation of her financial situation, the stripping away of all other distractions, which really allowed her to focus on what she did best - and the story of Harry Potter was born. Perhaps it’s time for us to invent our own new world of the built environment.

Timeless Finishes

This is the final round of summertime weekend renovation projects on the apartment. And this week, I ponder the eco-aspects of interior finishes. There are tradeoffs of materials consumed, the durability of the finish, the human and ecological toxicity issues, and current hard costs. What are the right choices, from the perspective of the renter – or the landlord?

For example, finishing hardwood floors or painting walls is typically an additive function, which does not require the removal and disposal of existing materials. This, compared to roofing, carpet, vinyl floors. So one criteria for any finish would be the ability to restore the material and leave it in place.

Another criteria might be the life cycle inventory of the material itself - what trail of environmental destruction does it leave in the extraction, manufacturing, or disposal. I would guess that linseed oil (for the floor) would be relatively benign as it is a pressed oil from flax, but am not so sure about the marine varnish. And latex paint? One of the glaring problems is the waste of the material due to color, either left-over paint, or color mismatches. My old Audel’s Builders Guide from 1960 still offers guides to mixing one’s own paints, which would address this problem. One other approach which some of the paint stores offer is taking back the unused paints, who then batch them and resell as full gallons of this new “mismatched” color. This is not justifiable from an economics standpoint, but perhaps in community goodwill, and lagniappes to offer customers. Old paint is a problem – no matter what.

So is there another option to paint? In my last house, we used a Venetian plaster mix, which was just a tinted a sheetrock mud. You only mix up how much is needed for the walls, and the remaining mud can be washed into the soil. American Clay has a similar wall coating, albeit more expensive and without the depth of color striation. A bit trickier for mounting pictures, as holes have to be drilled, but are also have the advantage being reparable with more of the same “mud,” and being very durable. A good sustainable choice, but perhaps not economically viable for a rental.

In truth, the durability is not so much related to the finish material on walls or woodwork, as it is to the condition of the substrate. For example, new houses are notorious for paint failures, where walls are coated with construction dust which prevents good adhesion. Similarly, remodeling requires the washing of the walls to remove oily film build-up on the walls. But this is a step which is not in the job description of the painters, and thus rarely gets done. That affects the durability far more than the warranty on the paint.

Another point to consider is that any surface coat is more likely to fail than a penetrating coat. Take wood trim, or doors. Stained an oiled doors will just age gracefully with time. The extra dents and dings are considered “antiquing,” – while those same marks on painted woodwork makes is look battered. The other point is that paint is like a plastic bag which doesn’t breathe, so any moisture trapped in the wood will make its way out be blistering and peeling. Penetrating sealers won’t create that problem, and will allow more natural wetting and drying of materials. They age better.

Landlords and property owners certainly have to weigh in current costs of materials, but it would seem that durability would be of equal importance. My vote for the best ability to withstand some level of wear and tear, be easily repairable / maintainable, and have the least impact on the environment is stained and oiled wood, plaster or milkpaint walls, and plaster ceilings. Classical and timeless – both from the past and into the future.

Mortgage Interest Deduction

I recently popped off a comment on a blog about the mortgage interest deduction. Some blather about the elimination of this deduction causing a shift to rentals, such as in Canada and pulling the rug out from underneath all the hard-working Americans trying to get a foothold on credit, and equity for business loans. My source was an unidentified professor… and I made the classic error of believing everything I heard.

Rot, pure rot. I have since researched the matter considerably, which is more my normal style. Here are some facts which relate to this matter:

•  More than 70 percent of tax filers don't get any benefit from this deduction at all ( a number which does include renters.)
•  Among homeownerswho do benefit (about 35 million), only about half claim the deduction, at an average savings per return of only $2,000. The rest of the tax payers don’t make enough to itemize deductions, and thus take the standard return.
•  Over half of the $131 Billion deductions expected in 2012 (ie tax monies NOT paid in to the Treasury), over half goes to only 12% of tax payers. In other words, the wealthier one is, the more one benefits. For example, on a million-dollar mortgage, the tax benefit is worth approximately $21,000 a year.
•  Homeownership in the U.S. is about the same as it is in Canada, Australia and England, where interest isn't deductible.

In my research, I’ve learned to filter the information from vested interests with a good deal of skepticism. For example, could it be that the Realtors and Mortgage Industry favor the deduction, because it encourages people to purchase larger houses than they can really afford – but counting on the mortgage deduction to help balance the budget? Should I listen to the likes of Donald Trump, who is upset that interest on his million dollar loans will no longer be eligible for deductions? Really? And the naysayers who claim economic collapse of the housing industry have yet to convince me that the US has some drastically different conditions from Canada, who don’t have this interest deduction.

 Of greater interest are the proposals on the table. Phasing in a upper income rate limit, lowering the cap (down from 1 million), and replacing it with 15% refundable credits – for all tax payers , regardless of whether they itemize deductions.   Perhaps the credits could be tied to energy efficient improvements.  The homeowner still benefits, even more so as energy savings is long-term.

 

The Moody Bond derating has put the US in the global spotlight with a call for the country to pull itself up by its financial bootstraps and start acting like fiscally responsible adults. There have been proposals by independent, bi-partisan committees since the 1960’s which call for simplifying the complexity of taxes, eliminating the special interest loopholes, and leveling the playing field. It would seem that some major change in the home mortgage interest deduction is long overdue.

Examining the Content of BIM

The word “REVIT” is often used interchangeably with “ BIM,” like “Kleenex” is virtually synonymous with “tissue. ” But in the latter case, both are nouns, whereas REVIT is a software program, and BIM is a concept - Building Information Modeling. And along these lines, there is one more buried assumption which bears exploring, and that it the understanding of “information” as used by the software.

What information do we need to convey about a building? REVIT is a 3-D software, which is the latest development along the evolution from hand-drawn blue-prints, to CAD drafting, and now adding the third visual dimension. Of course there are now so-called 4 and 5-D, which add the dimension of time (scheduling) and money. The information conveyed by this software is tied to a “component” i.e., a product.

The completed set of plans, much like a blueprint, is a list of materials and the location of their placement. The specifications further call out information on the material, such as whether the tile floor is a simple white square, or a Roman mosaic. We rely on these plans for costing and scheduling, and to communicate to the contractor.

Is this information complete? Is a building just the sum of its parts? Of course not.

There are several levels of communication which are missing. The most elusive is the identification and communication of the owner’s needs. For example, there is an area in our building designated as the graduate student studio. There is a lot of thinking going on in here, and it is
considered a quiet zone. Yet the door hardware installed was a typical "panic" bar, possibly mandated by fire code, but which clicks - loudly - each time the door closes. The student’s solution? Low – tech rubber door stop.

Another level is the need for interaction between the trades. This is often the source of many of the problems in the field, cost and time overrides, and long term failures. If that weren’t reason enough, there is the opportunity when trades communicate to realize efficiencies and improve the process. This is the stuff of Lean Construction.

And yet another area is the level of detail. Architects refer to the level of detail as applies to the entire plan, and cost goes up with detail. Trades may be able to refer to details as put forth by their own industry standards, for example, plumbing or electrical. And the building codes provide a level of guidance. But there is a gray area in between. For example, duct-sealing. Not mandated by code but required by the new ENERGY STAR. Last year I witnessed a commercial build, where the HVAC company chose to not mastic the ducts, but then failed the commissioning of CFM delivery. The HVAC had to go back and fix the ducts, but at a disruption to the remaining trades. This level of detail has now become a company standard.

Information is more than inert materials list, or even drawings. I often wonder if the very simplicity of the old blue-prints was a result of more interaction between all the parties, who had already hammered out many of the details, or whether the blue-prints caused that very dialogue. REVIT cannot replace that dialogue, but it could be a tool to inform that dialogue.

Global Buckets

Tis the season for tomatoes. But our topic is not gardening tips, or praise of the bounteous harvests, nor even the merit of heirloom varieties and genetic diversification. Today I’m sharing my delight of growing tomatoes in my little urban garden.

The system is called Global Buckets . The website is full of great how-to video clips from our young inventors, Grant and Max, and pictures of their very tidy garden arrangements. My own photos show that the entire system can be accomplished with beat-up old construction buckets, which I dressed up with white plastic bag “skirts.” An organic touch was added with a bamboo trellis, harvested locally.

As these plants are up on a balcony, with no outdoor water spigot, the whole prospect of hauling sufficient water from inside was quickly becoming an unwelcomed chore. This was resolved with some ¼ tubing snaked up through the gutter downspout, bringing the water from a splitter on the faucet down below up to a feeder bucket on my patio. The water flow is regulated by a float (we used a toilet tank float – but an evap cooler one would be smaller). The water is connected by tubing throughout all the buckets – so the water levels are automatically equalized at the level of the float.  The result is an 8x10 balcony which will provision tomatoes, peppers, cucumbers, and plentiful herbs.

  The Global Bucket inventors, Grant and Max, were inspired by a the need for locally grown food in poor neighborhoods around the world. Indeed, in many areas, topsoil is so depleted that traditional farming is no longer feasible. In addition, this modified hyroponic system uses far less water. Hydroponic farms are being used increasingly in places like Puerto Rico and Mexico, who export vast amounts of hydroponically grown tomatoes, cucumbers and salad greens back to our own grocery stores. But hydoponic systems require a lot of technology, and a high level of expertise. In an area of poverty, while hydroponics might provide food, it would only further segregate the people from their food sources, and wouldn’t provide many jobs.

Global Buckets seems to be heading down the right path. A few further points to investigate would be the environmental trail of the cupful of fertilizer per bucket, as well as the potting soil. I might experiment with a soil mixture of worm castings and shredded paper, with the synergy of vermiculture converting urban waste to useful “liquid” fertilizer, and a mixture for potting.

The other part is the water. I could be watering tomatoes with graywater from the sink in the kitchen. It could be relatively simple plumbing which provided the option. While the winter precludes this use in winter in my area, in many other parts of the world, this approach could be used year-round. Certainly there are considerations of contaminants and such, but none which can't be resolved with emerging technology (e.g.  NovaGrey Water Recycling). Is this even on the discussion table when looking at housing? The Bill and Melinda Gates Foundation have launched the challenge to Reinvent the Toilet. Perhaps I could propose this new use of the toilet float ..

Walking down Alleyways

It is relatively easy to sit behind a computer screen and spout theories of what one should do to make a greener planet. But actions are based on motivation, and not theory. Today, while walking to town, I noticed two scenarios - representing two very different outlooks.

The first was along the alleyway, where three tomato plants, and a few Chinese squash plants had been carefully planted in the narrow strip of dirt between the alley and the back wall of the “China Inn.”   The teenage gardener proudly showed me his little garden, and shared his plan to grow even more next year.   In his broken English, and my non-existent Chinese, we looked at ways to capture the water drip off the air condenser, for an irrigation system of sorts. I looked down the rest of the alley, and could only imagine how charming it would be if the whole thing were garden.  Asheville, NC is much like this.  Gardens in every nook and crany.

Further along, I watched as full sheets of polyurethane were being tossed off the roof of the city office building, where a new EDPM roof was being installed. These were all dumpstered. Same with full long rolls of the previous rubber roofing. All dumpstered. I must have been homeless in a previous life, because I could only think about how that material could go to good use. Indeed, back home I insulated an entire garage roof with left-overs from another jobsite, to say nothing of getting all the brick, stone, and pavers for my entire project as well. One man’s junk is another’s treasure. But how to make that connection?

Clearly the difference between our two case studies is the motivation. The young Chinese man is motivated to grow something for himself. It probably isn’t a matter of money – since he will only get a few vegetables off the whole endeavor – but a matter of personal satisfaction. Maybe it is also the only place he has to garden. Whatever the motivation, it is a small gesture which speaks to elements of sustainability.

The roof worker, on the other hand, has a different perspective. I stand not in judgement, but in observation of the conditions which created the waste. For the worker, excess product is just waste. He sees truckloads of this stuff every day, and I suspect their warehouse is full of such material – including damaged materials which constitute waste – and an expense. Yet, there are those in town who could have used this material - scores of students and others living in trailers, with no insulation and leaky roofs. In the ones I’ve visited, the students were very resourceful in fixing leaks and such. In this case, I acted as the go-between – and called the student to come negotiate the dumpster wares.

The city has a sustainability committee who could certainly have been motivated to provide a re-use opportunity, given awareness or the opportunity.  The roofing company could also be motivated, not by money, but possibly for reasons similar to our Chinese teenager gardener -  a greater sense of responsibility to resources, to an earth in balance.  I don’t know which comes first, opportunity, observation, or motivation - but it seems that these might lie at the heart of sustainability.  They can’t be legislated, nor reduced to “LEED” points. Can this be taught, inspired by example, influence by culture?

Maybe it all just starts with walking down alleyways.