Level of finish vs. quality

With budget being the driving force of new construction these days, more than once have I been asked the question “What kind of quality will I get for the budget?”

The answer is quite simple and always the same –

The level of finish is a direct reflection of the budget; the quality is a direct reflection of the builder, regardless of the budget. Your budget will dictate the level or type of finishes your home will have: tile vs. granite, carpet vs. wood, drywall vs. plaster, etc. The quality will be dictated by the builder, his or her selection of subcontractors and protocol for managing the project and materials installation.

Do your homework and qualify your bidders, ask for references, and always ask to view a couple of completed homes with difference levels of finish – the quality should be the same.

The new car smell

With the average cost return of green building (8 years) being about the same duration as home ownership (7 years) – how do you sell it?  With the economy in the dumps and the main concern of buyers being cost, where is the benefit to build green, let alone quality finishes and fixtures within the building package?

Looking forward to your responses.

10 Green Building Trends for 2011

Green building is going mainstream, no doubt. But exactly how is building science evolving, and where are eco-minded builders and consumers likely to focus their attention in the year ahead, in light of current economic conditions? The nonprofit Earth Advantage Institute, which to date has certified more than 11,000 sustainable homes, makes some predictions for 2011 in its annual forecast of green building trends.

Affordable green. Many consumers typically associate green and energy-efficient homes and features with higher costs. However, the development of new business models, technologies, and the mainstreaming of high-performance materials is bringing high-performance, healthy homes within reach of all homeowners. Leading the charge are affordable housing groups, including Habitat for Humanity and local land trusts, now building and selling LEED for Homes- and ENERGY STAR-certified homes across the country at price points as low as $100,000 (in the case of land trusts, homeowners do not own the land their homes are built on). In the existing homes market, energy upgrades are now available through new programs that include low-cost audits and utility bill-based financing. Through such programs as Clean Energy Works Oregon, and Solar City’s solar lease-to-own business model, no up-front payment is required to take advantage of energy upgrades.

Sharing and comparing home energy use. As social and purchasing sites like Facebook and Groupon add millions more members, the sharing of home energy consumption data – for rewards – is not far behind. The website Earth Aid lets you track home energy usage and earn rewards for energy savings from local vendors. You can also elect to share the information with others on Earth Aid to see who can conserve the most energy. When coupled with other developments including home energy displays, a voluntary home energy scoring system announced by the Department of Energy, and programs such as Oregon and Washington’s Energy Performance Score, a lot more people will be sharing — and comparing — their home energy consumption.

Outcome-based energy codes. Existing buildings are responsible for most energy use and associated carbon emissions, but the prescriptive energy codes used in commercial remodels don’t encourage effective retrofitting. Compliance with energy codes is determined at permit time, using prescriptive or predictive models, and actual post-construction performance may never even be reviewed. Heating and cooling equipment could be faulty or improperly controlled, with significant energy and financial implications. Under outcome-based energy codes, owners could pursue the retrofit strategy that they decide is most effective for their building and its tenants, but they would be required to achieve a pre-negotiated performance target through mandatory annual reporting. The City of Seattle and the New Buildings Institute have teamed up with the National Trusts’ Preservation Green Lab to pioneer a framework for just such a code, for both new and existing buildings.

Community purchasing power. Neighborhoods interested in renewable energy will increasingly band together to obtain better pricing on materials such as solar panels and on installation costs. The Solarize Portland program was initiated by local neighborhood leaders who wanted to increase the amount of renewable energy generated in Northeast Portland by working together as a community. The program is structured so that the price of solar panel installation decreases for everybody as more neighbors join the effort. Group purchasing creates a 15-25% savings below current prices. This group discount, in addition to current available tax credits and cash incentives, gives participants a significant cost savings. In Philadelphia, the Retrofit Philly program leverages contests between residential blocks to get neighborhoods involved in energy upgrades.

“Grid-aware” appliances fuel convergence of smart grid and smart homes. While many residential smart meters have been installed, the customer interface that will allow homeowners to track energy use more accurately are not yet in place. In the meantime, manufacturers are increasingly introducing appliances that are “grid-aware.” These appliances are endowed with more sophisticated energy management capabilities and timers, offering homeowners machines that monitor and report their own electricity usage and that increase or decrease that usage by remote command. Many machines have timers and can already be manually programmed to run during off-peak hours. These developments will begin forging the convergence of a smart grid infrastructure and the control applications needed to manage energy savings in our buildings and homes.

Accessory dwelling units. Last year we discussed home “right-sizing” as a trend. However, with fewer people moving or building due to financial concerns, many have chosen to stay put in their favorite area and build accessory dwelling units (ADUs). These small independent units, which can be used for offices, studios, or in-law space, are the ideal size for energy savings and sustainable construction. As detached or attached rental units, they help cities increase urban density and restrict sprawl, while allowing homeowners to add value to their property. The cities of Portland, Oregon, and Santa Cruz, California, have waived administrative fees to encourage more ADU construction.

Rethinking of residential heating and cooling. Advances in applied building science in the U.S. and abroad have resulted in homes that are so tightly sealed and insulated that furnace-less, ductless homes are now a reality. The increasingly popular “Passive House” standard, for example, calls for insulation in walls and ceiling that is so thick that the home is actually heated by everyday activity of the occupants, from cooking to computer use. Even in ENERGY STAR-certified homes, builders are now encouraged to bring all ductwork inside the insulated envelope of the house to eliminate excess heat or cooling loss, and to use only small but efficient furnaces and air conditioners to avoid wasting power. Geothermal heating and cooling, where piping loops are run through the ground to absorb warmth in the winter and cool air in the summer, are another option gaining broader acceptance.

Residential grey water use. With water shortages looming in many areas including the Southwest and Southern California, recycling of grey water – any household wastewater except toilet water – is gaining traction. Benefits include reduced water use, reduced strain on septic and stormwater systems, and groundwater replenishment. Although many cities have been slow to legislate on grey water use, some communities have increased the amount of allowable grey water use for irrigation. Systems can be as simple as a pipe system draining directly into a mulch field, or they can incorporate collection tanks and pumps.

Small commercial certification. A total of 95% of the commercial building starts in the U.S. are under 50,000 square feet, but most of the currently certified commercial buildings tend to be much larger. This is in part because of numerous “soft” costs–commissioning, energy modeling, project registration, and administrative time–can be prohibitively expensive for small building owners and developers. To encourage more small commercial projects to go green, alternative certification programs have sprung up, including Earthcraft Light Commercial and Earth Advantage Commercial, which have found significant appeal through fully subscribed pilot programs.

Lifecycle Analysis (LCA). We know quite a bit about the performance of certain materials used in the construction of high-performance homes and commercial buildings, but the industry has just begun to study the effects of these materials over the course of their entire lives, from raw material extraction through disposal and decomposition. Lifecycle analysis examines the impact of materials over their lifetime through the lens of environmental indicators including embodied energy, solid waste, air and water pollution, and global warming potential. LCA for building materials will allow architects to determine what products are more sustainable and what combination of products can produce the most environmentally friendly results.

This article was written by Tom Bruenig at the Earth Advantage Institute.

20 Kitchen design ideas

Source: BUILDER Online
Publication date: January 14, 2011

By Jenny Sullivan

Houses are shrinking in the recessionary economy, but kitchens? Not so much. As other rooms are eliminated from downsized plans, their functions are naturally migrating to the kitchen, placing more pressure than ever on this culinary zone to perform double or triple duty as the home’s primary living space. Flexibility is a must in open areas that are used not only for cooking, but also dining, entertaining, homework, family time, and even telecommuting. Thrift is also a virtue. And there are other ingredients in the mix, too. Aging baby boomers, sustainability, health consciousness, stricter energy regulations, new technologies, and the rise of the single woman buyer are all factors shaping kitchen aesthetics and functionality today. These were just a few of the observations noted by kitchen designers Mary Jo Peterson and MaryJo Camp, and architect Doug Van Lerberghe in a January 13 session on “Reinventing the Kitchen” at the International Builder’s Show in Orlando, Fla. They offered these timely tips for creating kitchens that shine in today’s market.

1. Prepare for prep. Sinks aren’t just for doing dishes anymore. As core prep areas, they are best when accessorized with trash and composting within reach, adjacent work surfaces, and motion sensor faucets for dirty hands. When it comes to functionality, large single bowls are more versatile than double wells. And if the budget allows, provide more than one sink. “As we go up in size, the first thing we want two of in the kitchen is sinks,” Peterson said. “That allows two cooks to work simultaneously in the space.”


2. Design for all. Baby boomers may not like being reminded of their age and may bristle at the term “accessible design,” but they will love you for creating a kitchen that simply feels better and works better. Consider making universal design features such as right-height appliances, ergonomic hardware, user-friendly task lighting, and reachable storage part of your standard practice. At the end of the day, universal design is simply a synonymn for good, smart design that benefits every user. And when it’s done well, it’s transparent.


3. Work with what you’ve got. Don’t fall for the “gotta have it” mentality and feel obligated to cram certain features into a kitchen space that can’t accommodate them. Be mindful of the room dimensions. If the kitchen is a skinny one, a peninsula may work better than a puny island, and a thoughtfully appointed pantry with French doors will feel less cramped than a walk-in. Maximize all available cavities with pull-out shelves, racks, and drawers that are easy to access—preferably at the point of use when possible.


4. Get some green. Even if you don’t have the budget for full-on solar or a geothermal loop system, small choices in the kitchen can make a difference—particularly when there’s a payback for the homeowner in the way of energy savings or health. Look into WaterSense plumbing fixtures, Energy Star-rated appliances, and recycled or rapidly renewable materials such as bamboo, cork, or quartz composite.


5. Enter growth mode.The local food movement is gaining traction—and there’s nothing more local than a window box herb garden or a tomato grown in a planter just outside a homeowner’s kitchen door. If you have an opportunity to provide built-in garden space, do so. It’s not expensive, and green-thumbed buyers will appreciate the gesture.


6. Speak with an accent. It goes without saying that memorable spaces have personality. Does your kitchen design go beyond plain vanilla? If not, identify a focal point such as an island, vent hood, or picture window and emphasize it with a unique color, special lighting, or a change in finish. That kind of attention to detail will make the space more unique and memorable.


7. Try new hues. “Color alleviates monotony and is a wonderful, inexpensive way to make a statement,” said Peterson. To spice things up, try a little variable color blocking in your cabinets and/or island. Mix natural woods with paints or stains in muted colors such as violet, navy, yellow, or beige. For accents, try a dash of turquoise, orange, raspberry, tomato red, or grass green.


8. Go for contrast.Not into color? You can also create sophisticated spaces with strong juxtapositions of light/dark, matte/shine, and smooth/texture in your cabinetry, flooring, countertops, and backsplashes. “Multiple, compatible, smooth countertop surfaces are best coupled with textured backsplashes,” Camp advises. Black and white is an ever-classic combo, but you can also achieve a similar affect with cream and chocolate brown. “Today we are seeing texture and depth replacing layered glazes,” Peterson said. Visual brushstrokes and surfaces with an aged, distressed look are popular.


9. Make short and long-term decisions. Being trendy is okay, but be strategic about it. Take risks with finishes and materials that can be easily and economically swapped out at a later date, such as paint colors, furniture, upholstery, or cabinet hardware. Keep the permanent stuff more neutral. A purple appliance is a 10- to 20-year investment, but a purple wall doesn’t have to be.


10. Warm it up.Homeowners are entertaining more at home these days and they want spaces that feel welcoming, not sterile. So it’s no surprise that Craftsman style is a current favorite, given its emphasis on craftsmanship and natural materials. Sinks and faucets finished in matte and warmer artisan finishes such as bronze, copper, and brass are making a comeback, too.


11. Exercise restraint. If your kitchen is graced with a dramatic feature such as exposed ceiling structure, a veiny countertop stone, or wood cabinetry with a pronounced grain, keep everything else simple and give that element space to breathe. “If your reclaimed wood floors are full of character, don’t make them compete for attention,” Camp said.

12. Simplify it. Traditional looks never quite go out of style, but their nuances do ebb and flow with economic tides. Today’s idea of “traditional” is all about cleaner lines with minimal ornamentation and lots of white. “People are looking at heritage in a new way,” Camp observed. Old World features such as heavy corbels and raised island bars are being traded for simpler elements such as crisp painted bead board, picture rail, and single height islands.


13. Put function first. People naturally congregate in the kitchen, and this tendency has only increased now that kitchens are intended as entertainment hubs. Be generous with clearances, allowing a minimum of 42 inches for work galleys (preferably 48 inches) and 36 inches for passage. And be sure to think about gathering space. If your house has no formal dining room, consider a built-in banquette or bar seating in the kitchen. Just avoid the “crows in a line” mistake of putting all of the seats in a row facing the same direction, Van Lerberghe advised.


14. Think portable. For maximum flexibility in a small kitchen, make this movable. Put dining tables (or even the island) on casters that can be rolled and repositioned during parties. Or eliminate one small section of base cabinets so that a chair on casters can be pushed under the countertop to create a laptop station. Build as many multiple uses into the space as possible.


15. Multitask your appliances. If space is limited, consider appliances that perform more than one function, such as the oven that is both microwave and convection, or the fridge with flexible drawers that can be separately programmed for refrigeration, freezer, or storage space, depending on user needs.


16. Accentuate the positive.If your budget is meager, the worst thing you can do is to skimp on everything unilaterally. Create a design hierarchy and spend accordingly. Identify one or two pulse points in the space and put higher priced finishes there. For example, go for the expensive tile in the backsplash, but then complement it with a less expensive field tile elsewhere.


17. Look for savings. There are ways to achieve the look of high design without the high price tag. A counter-depth free-standing refrigerator, for example, will cost thousands of dollars less than a built-in fridge but offer a similar visual effect. Plastic laminates made with photos of natural stone look like granite at a fraction of the cost. Smart lighting choices can also be cost savers. “An Energy Star CFL bulb will save about $30 over its lifetime and pay for itself in about 6 months,” Camp pointed out. “It uses 75 percent less energy and lasts about 10 times longer than an incandescent bulb.”


18. Lighten Up. For maximum ambiance and functionality, be sure to layer ambient, task, and accent lighting. Install the antique chandelier or cascading blown glass fixture for style, but then augment in spots that are closer to the action with undermount cabinet and task lighting. And have some fun. “Small LEDs installed in the toe-kick area are fun and can also be used as a night light,” Camp said. Just be sure to pay attention to the temperature of the light. “The color rendering index (CRI), which operates on a scale of 1 to 100, indicates how well lighting renders eight standard colors,” she explained. “A lamp with a CRI of 80 is better than one with a CRI of 50.” Check the CRI before you buy.


19. Embrace nature. If your kitchen and great room open onto a patio or other outdoor living space, create harmony by using some of the same materials both inside and out—such as continuous surface floor tiles, brick, or even concrete block. To create visual connections, you can also specify natural colors and materials in the kitchen that evoke the colors and textures of the landscape outside, such as natural wood and stone.


20. Go ahead, splurge. A small thing of beauty or a tiny indulgence can have an amazing psychological impact in a time of recession. It isn’t wise for homeowners to spend beyond their means, but if you can value engineer or trim costs and put a little more toward one precious item that resonates, do it. Perhaps it’s a small wine fridge, vintage drawer pulls, or a reclaimed wide plank wood floor. The kitchen with a little dash of character is more likely to sell than the one with the plain jane scheme that takes no risks at all.

Jenny Sullivan is a senior editor covering architecture and design for BUILDER.

Home Affordability Returns to Pre-Bubble Levels

Home affordability returned to pre-bubble levels in a growing number of U.S. markets over the past year as price declines laid the groundwork for a housing recovery.

Data provided by Moody’s Analytics track the ratio of median home prices to annual household incomes in 74 markets. By that measure, housing affordability at the end of September had returned to or surpassed the average reached between 1989-2003 in 47 of those markets. Most economists believe the housing boom took off in 2003.

During the boom, lax lending and speculation pushed house-price inflation far beyond the modest rise in household income. Nationally, the ratio of home prices to annual household income reached a peak of 2.3 in late 2005. But by last September, it had fallen to 1.6, matching the lowest level in the 35 years the data have been collected and well below the historical average of 1.9 between 1989 and 2003.

“Based on incomes, this is as affordable as it gets,” said Mark Zandi, chief economist at Moody’s Analytics. “If you can get a loan, these are pretty good times to buy.”

But the bad news is that those price declines are leaving more borrowers underwater, or in homes worth less than the amount owed.

Nearly 27% of homeowners with a mortgage were underwater at the end of the fourth quarter, up from 23.2% in the previous quarter, according to data to be published Wednesday by Zillow.com, a real-estate website.

The increase resulted from a 2.6% decline in home values during the quarter and the fact that fewer homes went through foreclosure after banks halted foreclosures to correct document-handling errors.

Many economists and housing analysts expect an additional decline of 5% to 10% before prices reach bottom later this year or early next year. Housing demand remains weak because buyers are skittish about the economy and lending standards are tight.

Markets that now appear to be undervalued include Detroit, Las Vegas, Atlanta and Phoenix. Even in such markets, high rates of foreclosure and underwater borrowers should keep downward pressure on prices. “They’re undervalued, but they’re going to get even more undervalued,” said Mr. Zandi.

Measuring home prices relative to income is not the only way economists calculate housing affordability. They also examine the relationship between house prices and rents. Measured by the price-to-rent ratio—the price of a typical home divided by the annual cost of renting that home—prices are fairly valued, or undervalued, in around 20 markets. Nationally, the price-to-rent ratio stood at 14.85 at the end of September, above the 1989-2003 average of 12. The data suggest pockets of the country have further to fall.

Home prices still remain overvalued by both measures in several markets, including Seattle, Charlotte, New York and Portland, Ore.

Based on rents, “it’s still not a slam dunk to buy” in those markets, said Mr. Zandi. He said markets appeared most overvalued in the Pacific Northwest, which was among the last regions to enter the housing downturn. Historical measures also showed prices were still high along the Northeast corridor from Baltimore to Boston.

The cost of owning a home looked less affordable based on rents than on incomes in part because rents also fell through 2009 and the first half of 2010. As rents rise, that could tip the scale back in favor of owning in some areas.

Of the 74 housing markets, Baltimore appeared to be the most overvalued. By contrast, prices in Cleveland, the most undervalued market, have returned to 1991 levels based on the price-to-rent ratio.

Historical measures comparing rents and incomes with home prices provide a useful gauge of affordability, but can be imperfect at measuring how close different markets are to recovering from a bubble.

After a severe housing downturn, home prices rarely stop falling once they reach equilibrium.

Some areas will stay undervalued for years as they deal with a glut of foreclosures and weak demand. Historical trends show housing could remain undervalued in many markets for six to seven years, according to economists at Capital Economics.

“It’s become cheaper to buy than to rent” in Phoenix, said Jon Mirmelli, a real-estate investor in Scottsdale, Ariz., who is renting out foreclosed homes. “But the question is: Can you qualify for a loan?”

Meanwhile, some areas that appeared overvalued relative to historic norms, such as Washington, D.C., may not completely return to pre-crisis levels thanks to structural changes in the economy that support higher prices.