{"id":1023,"date":"2012-11-30T10:57:50","date_gmt":"2012-11-30T17:57:50","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=1023"},"modified":"2012-11-28T15:58:28","modified_gmt":"2012-11-28T22:58:28","slug":"code-green-upgrades-to-building-codes-in-2012-sideline-old-homes","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/code-green-upgrades-to-building-codes-in-2012-sideline-old-homes\/","title":{"rendered":"Code Green \u2013 Upgrades to Building Codes in 2012 Sideline Old Homes"},"content":{"rendered":"

Marla and John Ray relocated to Denver from Washington, D.C. in 2008, partly because of the weather. But there are days they\u2019d never know they left the stifling Potomac lowlands because their townhouse in central Denver
\nis so hot.<\/span><\/h3>\n

By Melissa Baldridge<\/p>\n

Marla, who owns\u00a0Denver\u2019s Moving Boxes<\/a>, works from a third-floor bonus room in her house, a space which fries several months a year. \u201cWe\u2019ll have the heat on in one room, and the air-conditioner on in another,\u201d she says of the four-story townhome in the Whittier neighborhood. Unsurprisingly, her electric bills are hundreds of dollars, especially in summer when her air-conditioner runs full-tilt-boogie and triggers \u201cpeak\u201d pricing \u2013 Xcel Energy\u2019s slap on the hand to homeowners who use excessive power to stay cool.<\/p>\n

Their problem isn\u2019t old or shoddy construction, though. The house is a custom 3,100-square-foot duplex built in 2009. Instead, their issue is that the house meets the bare minimum required in building codes, and the energy codes that feed into them are insufficient. Thankfully, those energy codes \u2013 the 2009 \u201cIECC<\/a>\u201dversion \u2013 are becoming roughly 15 percent tougher next year in Denver, as well as in a number of Colorado counties and places across the country.<\/p>\n

\n

\u201cEnergy codes matter because people have a basic expectation when they buy a property,\u201d says Shaunna Mozingo, Energy Code Consultant and Plans Analyst for Colorado Code Consulting. \u201cWhen it snows, the roof will hold the load. When the wind blows, it won\u2019t blow the house down. The plumbing works,\u201d she says.<\/p>\n<\/blockquote>\n

\u00a0\"\"<\/a><\/p>\n

\u00a0But Mozingo says these buyer expectations also extend to energy use. \u201cBuyers also expect to be comfortable, and they expect the home to be efficient. They expect that their first energy bill isn\u2019t going to put them out of their next mortgage payment.\u201d<\/p>\n

MOORE\u2019S LAW AND BUILDING FLAWS<\/strong><\/span><\/p>\n

As with computer processors, there\u2019s a \u201cMoore\u2019s Law\u201d in energy efficiency \u2013 the bar gets raised routinely in energy-efficient features and systems in homes. In the same way that old Commodore computers with 280-bit processors are now quaint relics, homes built five, 15 or even 50 years ago must step up with energy efficiency or risk devaluation when it\u2019s time to sell.<\/p>\n

YE OLDE HOME OF CURIOS<\/strong><\/span><\/p>\n

For example, the new codes will make 80-percent furnaces museum relics. \u2018Ever wait for the shower water to heat? Hot water pipe insulation will now be required. So will mechanical ventilation to keep inside air fresh and safe. And one of the more exotic and visible changes going forward is mandatory blower-door testing \u2013 energy auditors put large fans and adjustable canvas frames into doorways to measure building airtightness.<\/p>\n

These raised codes would have helped the Rays if they built new in 2013. Increased ceiling insulation would better shield Marla\u2019s office with 22 percent more insulation (R-38 to R-49 insulation values), more energy-efficient lighting and better windows would be required, and the heating and cooling ductwork would leak less. Not only are the Rays done with big Xcel bills, but their air-conditioner contractor made out like a bandit, installing two big units that can\u2019t even keep up. As it stands now, the Rays are on the hook for any after-market changes so they can be comfortable.<\/p>\n

\u00a0\"\"<\/p>\n

GreenSpot energy auditor Jerry Garner shows Marla Ray how to program her thermostat shown in photo to the right.<\/p>\n

Not only does energy efficiency affect utility bills, it also impacts property valuation. In May 2012, the Appraisal Institute officially recognized green buildings (and specifically energy savings) with\u00a0higher appraisal values in commercial real estate<\/a>. And this is happening in residential, too, as data from around the country is starting to show that\u00a0green homes and features sell faster and for more money<\/a>.<\/p>\n

HERDING CATS<\/strong><\/span><\/p>\n

Even though raised energy codes benefit anyone buying or building a new home, Mozingo says there\u2019s pushback and resistance to change, with some jurisdictions choosing not to play at all. \u201cThere are over 340 jurisdictions [building departments] in Colorado, and about 70 of them don\u2019t have a code. And a number of codes were written in 1960,\u201d she says.<\/p>\n

Also, Colorado\u2019s \u201chome-rule\u201d whereby local governing bodies rather than the state dictate policy, causes confusion for general contractors and builders working from county to county. \u201cHome rule is a great thing, but it\u2019s not a great thing if you\u2019re a designer or a contractor. Or if you\u2019re trying to be energy-compliant because no one\u2019s doing the same thing.\u201d<\/p>\n

NICE START<\/strong><\/span><\/p>\n

Even with raised energy codes, there are some outlier communities \u2013 a handful in Colorado \u2013 that regard the stricter 2012 codes as a nice start. Boulder, Colo., has a carbon tax, a green building code and acceptance of Kyoto Protocol greenhouse gas emission levels driving city and county policy.<\/p>\n

\u201cWe have national codes, and in addition, many municipalities will adopt additional codes. The national building codes are pretty quiet on \u2018green\u2019 issues. Yet the City of Boulder said we\u2019ll take a stronger position,\u201d says architect Ron Flax of\u00a0Rodwin Architecture<\/a>\u00a0in Boulder. Flax and his colleagues specialize in green-home building, hardly a novelty in progressive Boulder.<\/p>\n

\n

\u201cThey created the Green Points building codes \u2013 one of, if not the first, green building codes in the country. It\u2019s not just insulation and air-sealing, but also green materials, material sourcing, waste and water.\u201d<\/p>\n<\/blockquote>\n

Mozingo says 50 percent of Colorado counties aren\u2019t even up to the 2009 energy codes, and when it comes to buying a home or building, caveat emptor. \u201cIf owners would do more research, then everyone in the state would bring the code up to date because owners would throw a fit that there isn\u2019t even a minimum,\u2019\u201d she says.<\/p>\n

\u201cI really want to stress to building owners and buyers to their homework to see what went into their house and commercial building. They know \u2013 instead of expecting, they know. Then they can make that choice whether they want to buy that [home or] building.\u201d<\/p>\n

Code Green \u2013 Upgrades to Building Codes in 2012 Sideline Old Homes \u2014 Colorado Energy News<\/a>.<\/p>\n","protected":false},"excerpt":{"rendered":"

Marla and John Ray relocated to Denver from Washington, D.C. in 2008, partly because of the weather. But there are days they\u2019d never know they left the stifling Potomac lowlands because their townhouse in central Denver is so hot. By Melissa Baldridge Marla, who owns\u00a0Denver\u2019s Moving Boxes, works from a third-floor bonus room in her… Continue reading Code Green \u2013 Upgrades to Building Codes in 2012 Sideline Old Homes<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":false,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[63],"tags":[63],"class_list":["post-1023","post","type-post","status-publish","format-standard","hentry","category-building-codes","tag-building-codes","entry"],"jetpack_publicize_connections":[],"yoast_head":"\nCode Green \u2013 Upgrades to Building Codes in 2012 Sideline Old Homes - Advise & Consult, Inc.<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.myconstructionexpert.com\/blog\/code-green-upgrades-to-building-codes-in-2012-sideline-old-homes\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Code Green \u2013 Upgrades to Building Codes in 2012 Sideline Old Homes - Advise & Consult, Inc.\" \/>\n<meta property=\"og:description\" content=\"Marla and John Ray relocated to Denver from Washington, D.C. in 2008, partly because of the weather. 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