Shooting The Pool

Believe it or not, the process of building a backyard swimming pool has its own special science and lingo. Of course, every weekend builder knows to begin with digging a hole. In this case, Folly’s pool will be 15 ft wide by 50 ft long, so it was beyond the scope of the shovel and wheelbarrow. It took some serious earthmoving equipment to dig the hole. These dimensions allow us to swim laps – both wonderful exercise and necessary therapy for arthritis. Perhaps it will also be the site for water aerobics for the local Golden Girls!

Building the pool takes six steps:

           

1. Once the hole is big enough, a wood form is built of the right dimension.

2. The form is lined with metal bars, both vertical and horizontal. At every point where a horizontal meets a vertical, a ring is inserted and fastened to hold that joint in place. You can imagine how many joints are required for a pool!

3. It’s a happy day when the day to “shoot the pool” arrives. The cement truck drives onto the site to great expectation because a big change will take place on this one day. The truck is NOT the kind one ordinarily sees rolling down the highway with a large drum turning to mix the cement as it travels from garage to worksite. Pool cement is quite different. The truck has two sections – both stationary. The larger section holds sand; the smaller holds cement. Both are drawn into a special hose equipped to add water to the dry material only at the last minute – at the nozzle. The result is that the cement sets in a much shorter time. 

4. It takes someone with considerable strength and skill to manage the pressurized hose.

5. The final step is to smooth the interior surface of the pool.

6. Admire the work.

Final painting and tile work waits until the pool deck is finished. Until then, Folly is one dream away from a swim-able pool.

Quandaries…….

Deciding to renovate a home brings all sorts of delicious quandaries. What to keep? What to demolish? Maybe keep something but use it in a new way? These questions have been asked and answered many times at the Folly.

One particularly prickly issue dealt with the installed stained glass windows and leaded glass windows. Family treasures? The result of a successful day of antiquing? The previous owner obviously loved them as they were very old before they were moved into the beach house. Since the colored glass, while beautiful, blocked the light, it was decided to sell all but one. A local antique dealer took a fancy to them. After buying and reframing them, they are now up for sale in her shop.  

The leaded glass panels seemed better suited to the house. Originally opposite the front door, they held pride of place. Everyone’s first impression became those panels. And although they limited the light that shined into the foyer, the patterns of metal bands afforded an interesting view to the garden. 

Oh, here is the delicious quandary: What to do? Keep the window in place and give up garden access from the foyer? Relocate the panels in the house? Sell the panels? There was a lively conversation of the “let’s do this, no, let’s do that” variety that lasted several weeks. Final decision: Separate the panel sections so that they can be used individually in some other part of the house. Install French doors to the garden for an open, modern feeling. Keep the old, but enliven the foyer with a light, bright introduction to the beautiful Florida landscape and ocean beyond. We have a plan…

A creative architect serves many functions. In this case, Matt was asked to solve our recycling problem by finding places for these leaded glass panels. His solution…let’s use them as the fronts for the doors of the storage cabinet we were building in the dining room. The piece will have lights to show the beauty of the glass (and the china behind). Larry, our multi talented, in house carpenter, loved the challenge. He built frames so that each panel serves as a single door. While not yet painted, it’s already obvious that this piece will be a distinctive feature of the dining room.  

Like the Chicago Brick fireplace reincarnated as an outdoor grill, Folly now has a new, more appropriate place for all the very old, still beautiful, leaded glass.

Don’t you love recycling?!

Learning Something New….

The skills needed to build a house continue to amaze me. For example, today the stonemason was laying up Chicago brick for the grill area. Sounds straightforward but it turned out to be more complicated than I had expected.

The old house had a large brick fireplace in the family room. Chicago brick is highly prized for its interesting character. Did you know that Chicago brick has been harvested from buildings in Chicago? For our green house it was readily available recycled material. So, when that room was removed, the fireplace bricks were saved. They were taken down and the mortar carefully chipped off each one individually. Then the bricks were arranged on wooden pallets in the garden. These particular bricks had been recycled from a building in Chicago to Folly’s original fireplace in Vero Beach. This new grill area is the third time these bricks have been used! 

Many of the bricks were damaged, chipped, bent, etc. so it took some time to cull through four pallets to find enough bricks for a wall!

Old Chicago brick contains a lot of air. It’s not apparent to the naked eye, but visible in its consequences. When the cement is applied, the brick draws the water out of mortar, causing an inadequate bond. In layman’s terms, the mortar dries too quickly, is not strong, giving the homeowner a weak structure which could fall down. Stonemasons, who know how to handle Chicago brick, soak the brick to let the air bubbles out. Gary, our stonemason, told me they bubble like seltzer.

Gary is a teacher at heart, so he set up an experiment for me. He set a wet brick next to a dry one and plopped mortar on each. The wet brick on the left is deeper in color having just emerged from its water bath. The mortar is equally moist on each brick.  

After just five minutes, the mortar on the right is already dark and hard. Gary tried to insert a pencil into it, but couldn’t. The cement was already set. The wet brick allowed the mortar to stay wet. The pencil stood on its own! This slower drying process will allow good, strong contact between the brick and the mortar.

A labor-intensive process, indeed, but the result is that the bricks have new life and Folly has a solid, beautiful and interesting wall.

Matt's Corner

Like most creative endeavors, architecture is about solving problems. Adding a second story to Folly presented an interesting issue for Matt Gore, our architect, since the square footage was bigger than optimum. Watch Matt explain how he solved the problem which we call "Matt's corner."

A Momentous Day for Folly

The past weeks have seen dramatic and wonderful changes at the Folly.  Not only is there wallboard on all the walls throughout the house, but the interior has been primed for final painting. But…but, one needs to look up to see the most telling changes. The photovoltaic (PV) panels have been installed on the roof and Folly is generating electricity!!

Like most complex projects, this was done in stages. The cement roofing tiles were delivered and set in place on the roof sections facing north and west, that is, on those areas that would not have PV panels. Then the PV panels were delivered to the site.

A feature of this project which excites me is that the opportunity to teach local tradesman how to work with new technology. So on installation day, Folly was really a classroom, a hands-on project for the electricians and roofers. Manny, the rep of the company that makes the PV panels, was their teacher. This system is called Building Integrated Photo Voltaic (BIPV) and has many benefits for the homeowner. The panels are flat to the roof (rather than being raised above the roof) and blend into the roofline so that they are nearly invisible from the ground. They are slightly different in size in that each PV panel is as long as four cement tiles. In addition, Folly’s roof tiles are dark grey to match the PV as closely as possible.

There was some discussion as to the best installation method. After all, any house in a hurricane zone runs the risk of having a 140 mph breeze blow roof tiles up and sailing across the landscape. That is not a good neighbor policy. In the end, the most conservative option was used (here it’s called the “belt and suspenders”). The PV panels are held down by 1) a band of tar, 2) four lines of foam “glue” and 3) two screws.

The electricians found that this was not as technically challenging as they had expected. These panels are connected in short series (like strings of Christmas lights) before connecting to the main line. A lot of time was spent in checking that each panel could produce power and then that the entire line was “hot”. Very careful work. Fortunately, the cloudy sky that day made working conditions comfortable on the roof, and, surprisingly, even in that less-than-optimal state the panels produced electricity.

The final step is to install inverters that will make Folly’s solar generated power available to our electric company and usable for our appliances. PV panels produce direct current while we in the USA use alternating current. When the inverters are installed next week we can watch the electric meter spin backwards as we sell electricity to the grid!

All in all it was a momentous day for Folly! Please check out the video for a closer look.

On Our Way To LEED Certification

Making a decision to do one thing can have interesting unintended consequences. When Folly was put on the path to becoming the first LEED certified residence in our area, I thought the process would be one of meeting requirements for energy and water use demonstrated by filling out forms to be sent to an accrediting body faraway. The process turned out to be not so simple. Our way to LEED certification will run through a series of tests by third party Raters to assure that Folly is indeed, in fact, energy and water efficient. The first of these occurred this week.

Susan Brown of Brownstone’s Energy Services arrived to do a Thermal Bypass Checklist and the Blower test for the air conditioning system. Her equipment consists of deep knowledge of the thermal properties of different materials, a practiced eye in spotting gaps in the building envelope, and a blower device and flexible hoses that send a fog like substance through the a/c system.

Since this was being done before the drywall has been installed, Susan was able to move systematically room by room examining the insulation and other materials. Icenyne foam has been sprayed in the attic and on the walls of the building. This gives a high R value and places all the a/c ductwork in air conditioned space. In thermal barrier terms, i.e. keeping the hot, humid air out of the building, this is great. I did not realize that wood was not as good a thermal barrier. Since wood had been used under the windows to insure a snug fit, some additional insulation has to be installed (the building has 2 x 6 studs, so Susan suggested that next time, we use 2 x 4s to fill the gap under the window and apply 2 inches of insulation over that). Any small gaps spotted during the inspection were filled immediately with foam but the larger spaces require a mechanic to return to the sight. 

Windows and doors at the Folly are by Kolbe – aluminum clad wood frames with insulated, low e glass. They allow a lot of natural light though but with very little heat gain. Since we are in coastal Florida it is also important that they be hurricane resistant and load tested to 140 mph winds.

Folly has three a/c systems since some sections of the house are likely to be used more than others. The most used areas have a larger separate system. Before Susan’s arrival, all the grills had been sealed and the ducts checked for leaks as best as possible. At the air intake for each system, Susan set up her blower. A 4-inch section of the grill farthest away from the air intake was uncovered. Then Susan started up her machine and we all held our breath. We scanned the line of the ductwork to spot smoke coming out. Nothing. After about 5 minutes smoke started pouring out of that distant grill followed by a general joyous shout. We have an airtight system! Each of the three systems was checked in this way with the same result. This is a credit to our a/c installer, Manuel from Barker Air Conditioning.  Susan told us that this rarely happens as there are often places along the length of ducts that have small leaks. Everyone here feels good about a job well done! Susan did suggest that in places were unlike materials meet, e.g. where a flexible hose meets an aluminum housing, that Manuel seal the joints with mastic. This seal is less likely to fail in our hot, humid climate.

Although this was a “test”, everyone involved – architect, contractor, LEED consultant and homeowner – felt it was a productive and worthwhile session. Folly passed her tests with flying colors. 

Options for Photovoltaics

When we began this journey, we set upon a road to produce enough power to run a modern home – no excuses. It does not make sense to promote a new way of building that provides fewer amenities or that looks like an industrial building plopped in a residential neighborhood. The Folly has lights – indoors and out, ceiling fans, a whole house fan (this is Florida, after all!), air conditioning (again, a nod to our location), refrigerator, an induction cooktop, dishwasher, and washers and dryers. All these features run on electricity. According to Matt Gore, the architect on the project, about 12 KW will be more than sufficient. 

After we’ve done all we could to seal the envelope, provide air flow, and reduce consumption via the use of LED light bulbs and heat recovery pumps, we still have a big draw – air conditioning is energy intensive. How can we accomplish this? While other sections of the country can use geothermal or wind energy, the most available power source in this part of Florida is the sun. At the moment, the options for generating solar power are:

• Roof mounted flat panels (http://solarpanelsplus.info/result.php?Keywords=Solar%20Panels)
• Thin film glued between the seams of a standing seam metal roof                     (http://www.youtube.com/watch?v=BKsOpDSRl50)
• Panels imbedded in flat roof tile (http://news.cnet.com/8301-11128_3-9817188-54.html)

We looked at all three.

There are differences in costs and aesthetics. The standing seam metal roof looks appropriate in this beachside community. Either the mounted panels or the thin film works with such a roof. Since I objected to the “look” of a dozen or so panels mounted on my roof, we took a look at the thin film. This is an elegant system where the photovoltaics are glued between the seams and the hot water heating system runs under the metal roof. Very neat. The film is most efficient when in lengths of over nine feet. Unfortunately, the Folly has enough south facing sections that measure over nine feet to produce only 3.5 KW. We had already decided that we needed more than that. So this option was set aside.

The two remaining options were PV panels mounted on a metal roof and a tile roof with embedded PV. My aesthetic preference was for the tile but I wasn’t willing to ignore costs. As it turned out, the mounted panel system that produced 12 KW cost 15% more than the tile integrated panels. A happy day! The more pleasing option cost less!!! I could please both my eye and my bank account!

Video Update

Chuck Roberts, Contractor and Larry Brinson, Superintendent

Will Mona Lisa make the trip from Melbourne to Vero Beach?

Blogsters may remember my expedition to Stone and Surface in Melbourne to look for a top for the kitchen island. At four feet wide by ten and a half feet long the island is to be the centerpiece of the heart of the house, the kitchen/family room. Like others, my Italian family loves being together and often gathers to cook, to eat, to talk. Over the years, I’ve enjoyed having friends come together in the same way. My vision for this room is that it will become “conversation central.”

With this idea in mind, my friend, Cris, and I searched the isles of marble, granite and quartzite until we spied an astonishingly stunning piece of quartzite named Mona Lisa. Warned that the piece was “expensive”, we left certain that we’d found what we were looking for, but uncertain whether we’d ever have it. So now we have the rest of the story…

The dimensions and price of the stone (72 inches by 135 inches) were sent to two fabricators in Vero Beach. I waited for a call on Friday----nothing. It was a long weekend spent wondering. Questions danced around my head…

“Exactly how much could this cost?”

“If it costs a lot, could I afford it? Could I cut something else in the budget?”

“In the end, will I be truly delighted to live with Mona Lisa? Will she still delight me in five years?”

On Monday, I received the first bid.  

Ouch!

On Tuesday, I received the second bid.

Ouch! But better.

Decision time – almost. Never one to decide too quickly, I made one more trip to Melbourne, this time with my decorator, Betty Manry. Certain that I knew where the stone was located, we walked into the yard – no Mona Lisa!

A new shipment had arrived and four slabs of granite had been placed in front of Mona Lisa. She wasn’t the new girl on the block anymore.

We asked the salesman if we could see our slab.

“Sure, but you have to wait until we move the others. It will take only 15 minutes.” This maneuver is done by using a large tractor equipped with a crane and heavy rubber pads that can grab the slab at the top and move it to the side, down the aisle, etc. We waited.

Finally, the time had come. We looked at the stone. Same reaction.  

YES! The opportunity to walk in to my kitchen and smile at this stone on a daily basis is too good to pass up! Mona Lisa and I will be together for a long, long time!

Video Update

Adam Roberts, a Certified Green Builder, works closely with his dad on the project. His knowledge has helped us meet the requirements for the LEED certification.

Links You Might Find Useful...

Walking Through a Real Life LEED-Homes Project
http://www.reallifeleed.com/2009/01/walking-through-real-life-leed-homes.html

Architects Building a LEED Certified House
http://lambertleedhome.blogspot.com/

US Green Building Council – LEED for Homes
Seeks to improve the built environment, has set guidelines for building. They have even developed point systems to measure how "green" a building is.
http://www.usgbc.org/homes

ASID and USGBC Site on Green Remodeling
Includes green resources and case studies.
http://www.regreenprogram.org/

Energy Star
Sets guidelines for energy efficiency for homes. HERS = Home Energy Rating System.
http://www.energystar.gov/

Database of State Incentives for Renewables and Efficiency (DSIRE)
Provides state by state info on tax credits and rebates.
http://www.dsireusa.org/

Clay Tiles with High Reuse Content
Beautiful glazes and many sizes.
http://www.fireclay.com/

Home Power Magazine
http://homepower.com/

Solar Today Magazine
http://www.solartoday.org/

Items For Sale on Craigslist

Hot Water Heater
http://treasure.craigslist.org/mat/1871947143.html

Windows and Doors
http://treasure.craigslist.org:80/mat/1871956244.html

Red Oak Spiral Staircase
http://treasure.craigslist.org:80/hsh/1871410494.html

Video Update

Come take a tour of the "innards" of the Folly with the Contractor, Chuck Roberts. Chuck knows the house in every detail and gives a good explanation of what's been done to build-in energy efficiency.

Granite, Marble or Quartzite?

Wandering around Stone and Surface in Melbourne, I’m amazed by the hundreds of outstandingly beautiful slabs of granite, marble and quartzite. I’m here with my friend Chris to choose something for a kitchen island. This is to be a largish island, 48 in by 126 in. No seams, please, so it needs to be a very large stone.* After checking her computer, Sylvia identifies seven suitably sized pieces, we sign a liability waiver, and go into the yard. Some stones are boring, some too light, some too dark. But they have very intriguing names. There’s “Absolute Black” – a honed, non-shiny granite. Dark, dark, so dark it won’t show the inevitable crumbs. There’s “Costa Esmerelda” – sea green with waves of sandy ripples. Verde Uba Tuba, River Storm, Rosso Fiorentino, Madreperola…(who thinks of these names? Why not me? Wouldn’t it be fun to be paid for dreaming up enticing names for beautiful stone?)

But, finally, we come upon a piece of quartzite called “Mona Lisa” that catches my eye. It is stunning. Chris is beside herself enjoying the color, the layers, the swirls!! All the colors of the earth in striations and then waves. This could be the centerpiece of the kitchen/family room, I’m sure.

One problem, they won’t tell me the price. Can I afford it?

Sylvia says, “it’s expensive.”

“Can you give me a ball park figure – just something general, plus or minus a bit? Is it a thousand? Two thousand?”

“Well, no,” she smiles as she tells me, “I cannot break our procedure. We only give the prices to the fabricator. What is the name of the company who will make the island?”

So I hand over the name of the local fabricator and go home convinced that the countertop will cost more than all the cupboards in the kitchen plus the cabinets in the bathrooms added together.

The next morning, Chris calls to learn the price. I call the fabricator. Dave says, “we really need the architect’s drawing.”

Argh!!!

I take a copy of the kitchen design to the factory. The next day, no call comes. The weekend is here; no call. Still no idea how much this potentially eye catching focal point of the kitchen will cost.

Mona Lisa, Mona Lisa, will you be the centerpiece of the most important room of the house, or the one that got away?

*Some readers might wonder why I’m looking at stone instead of recycled tile, concrete or another “green” option. Truthfully, these surfaces do not appeal to me aesthetically. My goal was to have a home that is not only “green” in the sense that it meet a high LEED standard, but also is truly an exquisitely beautiful environment. One that makes me smile as I enter. Concrete countertops do not make me smile.

Video Update

It's July and the house renovation is in full swing. You can hear the hammers and saws! Here's a peek at how it looks now.

Back to Basics

A homeowner who has made the decision to use sunlight to power his home has several choices, since no “standard” or “best practice” has been established as yet. Cost, preferred roofing material, aesthetic appeal, and the availability of rebates are often the drivers of choice.

Here are the current options for generating electricity from the sun:

Solar Panels: Seen on rooftops since the 1970’s, the number of panels depends on the desired kW produced. Roof mounted panel sizes vary with the application; the active ingredient is silicon; the housing is metal (usually aluminum); the panels are attached to the roof using metal braces and clips. http://www.youtube.com/watch?v=Dr6UEtngtdU

Thin film solar panels are flexible panels that are glued to the roofing material. They are thinner and lighter, but slightly less efficient, than the standard panels.
http://www.youtube.com/watch?v=YYJe12X6T50

Building Integrated Photo Voltaics (BIPV) are photovoltaic materials that are used to replace conventional building materials in parts of the building envelope such as the roof, skylights, or facades. For a homeowner, there are solar electric roofing tiles ( or shingles ) or cells imbedded in cement tiles. The tiles do not change the profile of the roof and appear almost exactly like the rest of the roof (they do have a slight shine and are dark, so would be more obvious against a light colored tile). Other BIPV options are solar awnings which serve the double functions of generating electricity and providing shade. Check out the website of 4 Times Square, New York City to see an impressive commercial use of BIPV.
http://www.iea-pvps.org/cases/usa_01.htm
--or for a more general presentation: http://www.ornl.gov/sci/solarsummit/presentations/ORNL-Coonen/pdf

Once installed how does the homeowner use the solar generated power?

The system can be tied to the electric grid, so that it is added to the regular source of electricity for the home. Many Utility companies track any electricity produced, give the homeowner a credit against the power bill or mail them a check for the excess.

System tied to the grid but with battery backup to capture excess production for use when sunlight is low.

Off grid, independent solar electricity systems use solar collectors plus a backup generator.

References:
http://www.thesolarguide.com/solar-power-uses/cost-faq.aspx
http://en.wikipedia.org/wiki/Solar_cell

Team Members

Matt Gore, Architect + Structure Expert. With the vision to the benefits of renovation vs. removal, Matt transformed a little, Florida winter vacation home into a beautifully designed, energy efficient family home that will be comfortable year round. He challenged the team in the pursuit of LEED certification. We are all aware of the energy used by every device in the house and make that a factor in our choices of appliances and fixtures.

Adam Roberts and Chuck Roberts, Contractors. Professionals to the core, Chuck Roberts and his son, Adam, approach the job carefully and with great attention to detail. When they have arrived at an understanding of the clients vision for the project, they will do everything they can to make that vision a reality. Adam was a "Certified Green Builder" before the project began, so his help was invaluable.

Amy Thoma, LEED Certifier. In a field as new as the LEED certification, the homeowner requires the help of someone who understands the goals and methods of the system. Amy has been involved since the beginning, insuring that the decisions made at the early stages set the project on the correct path. As well as being a rater, Amy prepares architects for the LEED AP certification exams.

Decisions! Decisions!!!!! So Many Decisions!!!!!!

Have you ever tried to quantify the number of decisions required in building or renovating a house? I will try to do that for just one room - the master bath. This should be relatively simple and straightforward, eh? We'll see....

Decide: What overall look do you want?

Subtotal: Master Bath (1)

 

• What color do you want on the floor?
• What kind of flooring? Wood? Tile? Marble? Cork?
• What size pieces for the floor? 18 x 18 in tile? Uneven boards?
• What pattern for the floor?
• All the same or not, e.g. large format tile with small patterned border?

Subtotal: Master Bath (6)

• What kind of commode?
• Two piece or one piece?
• Dual flush? Single flush?
• How many gallons per flush?
• How high do you want the seat?
• Seat should be oval or elongated?
• Design should be modern/traditional/transitional?
• Color?
• Do you want a privacy wall?
• Will you install grab bars against a future infirmity?

Subtotal: Master Bath (16)

• How many sinks? One or two?
• What shape sink – oval, round, square?
• What color?
• Free standing or in a cabinet?
• If a cabinet, what style? What finish? What kind of hardware?
• If in a cabinet, will the sink will be self rimming or undermount?
• Will it have a single hole faucet?
• If not, will the faucets be wide spread or narrow spread?
• What style will the faucets be?
• What finish will the faucets have – brushed chrome, bright chrome, etc?

Subtotal: Master Bath (28)

• Will you have a bathtub?
• Free standing or encased?
• Acrylic or cast iron?
• What shape?
• What length?
• What width?
• What color?
• What kind of faucet?
• Wall mounted?
• Standing on floor?

Subtotal: Master Bath (38)

• Will you have a shower?
• What size will it be?
• What material will be on the walls and floor – tile, marble, silestone, etc?
• Will that material be on both walls and floor?
• Same size or different size?
• Will the material go to the ceiling?
• Will the shower have a shelf? A niche? A seat?
• What kind of hardware? A stationary shower head? Hand held shower? A bar for the shower head?
• Soap dish?
• Will the door be glass? With a frame or frameless?
• Put in a grab bar against future infirmity?

Subtotal: Master Bath (49)

• What kind of mirrors?
• Separate mirrors over sink or one large mirror?
• Framed or frameless?

Subtotal: Master Bath (52)

• What kind of lights? Twin lights beside mirrors? Strip light above mirror?
• Ceiling fixture: Light near tub? Light in shower?

Subtotal: Master Bath (58)

• What will be on walls? Paint? Flat? Special finish? Paper?
• Will there be artwork?
• What kind?

Grand Total: Master Bath (64)

So the final number seems to be 64 decision points in putting together one bathroom. Choosing each item takes time for research into availability, quality, and price. So take pity on the homeowner who takes on a renovation – her brain is swimming with details about materials, colors, design elements, environmental requirements, etc, etc.

And, in this case, the Folly has 4 full baths and a powder room! Yikes!

Lights! Water! Windows!

There have been big changes at the little house. The place is abuzz with activity – automatic hammers hitting nails, electric saws buzzing, workman maneuvering windows into place.

The underside of the roof has been sprayed with icynene foam insulation. The product is very environmentally safe and friendly. The product itself is made of castor oil. It is sprayed on with a water born spraying system and then sets as a soft solid. In the interest of super conservative safe working conditions, all openings are covered in plastic, the workers wear coveralls and masks. The job took two days so I had to stay away for that time.

Now that it’s done, it’s expected to save 50% on the a/c bill. Immediately, one can feel that the indoor temperature is moderated from Florida’s summer heat.

The rafters are supporting yards and yards of electrical wiring. Before beginning, the electrician, architect, contractor, and I met for several hours to discuss what kind of lighting to put in and where to locate fixtures. Since we plan on generating our own power, using highly energy efficient fixtures is key.

All lights will be LEDs. Oddly, we found that buying a standard fixture plus a kit to adapt it to LEDs was less expensive than buying a fixture designed for LEDs. Obviously, the market for retrofits gives those manufacturers economies of scale. To gain even greater efficiency, most lights will be on dimmers to lessen the load further. This system, called Verve, also allows the homeowner to control the lights from up to 150 away via remote control providing greater security when approaching the house.

Most water lines are in place. With three and a half baths, two laundries a wet bar and a kitchen there are many lines. Also, a new septic tank and drainfield has been put in. Rainwater to be used for irrigation will go to a buried tank, although the house itself will use city water filtered again by a whole house purification system.

Hurricane rated impact windows are heavy! Impact rated windows are designed to withstand winds of 120mph and are made of tempered glass that will shatter rather than break and fly apart. So if an object, e.g. a coconut, rock, etc. is blown against the window, it will not send shards of glass flying.

In addition, a film between the layers blocks 80+% of the sun’s rays. This low-e film will keep the radiant heat from entering the house and so reduce the energy load on the air conditioning system. I chose aluminum clad wood windows with low-e glass by Kolbe.

Most people in Florida would use either an aluminum or vinyl windows to minimize maintenance. My choice was to go with aluminum-clad wood for aesthetic reasons rather than practical ones. Good idea? We’ll see. One nifty feature of these windows is that they tilt in to make them easier to clean.

Recycle: Renew and Reuse

A house which has stood through several hurricanes (including the evil twin hurricanes, Francis and Jean, in 2004) and sheltered several generations must be made of stern stuff. This reasoning led to the decision to reject the advice of some architects to "scrape it away and build new". Our decision was to renovate instead. It turned out that the "stout little house" had much in it worth saving.

Here is a list of our effort to recycle.

The first order of business was to remove all decorative elements that could be reused, if not in this house by someone else. These included the lucite drawer pulls, stained glass windows, leaded glass windows, spiral staircase and kitchen cabinets and ceiling fans.

Left in place as much of the original landscaping as possible.

All the sand set pavers for the driveway and pool deck were taken up by hand and stored on pallets for later use. That is about 14 pallets of material.

Chicago brick taken from old fireplace; stored for reuse.

Left in place as much of the concrete slabs, blocks, beams and structural columns as possible.

Re-used all 2x lumber from he old structure in the new construction.

Left the 1 1/2" furring strips on block walls.

Carefully removed the 6"x12" cedar beams, planed and sanded them for re-use as the supporting beams for the sleeping porch and the front balcony. [Photo]

Recycled all wire, copper and aluminum from the old house.

Removed the solar panels for sale.

Removed the electric shutters for sale. [Photo]

Progress Report

Demolition moves quickly - it's amazing how little time it takes to remove walls, a roof, and a swimming pool ! It's fun to watch as the big machines weighing many tons are expertly handled so that certain parts of the building are taken down but some walls are left standing - just as was planned.

The weeks following demolition are filled with building - interior walls can be framed - it's now possible to walk the hallways, understand the size and shape of each room, look up to see the ceiling height, identify closets and bathrooms. Worries appear, too. Will that kitchen be large enough? Will it have enough storage space? Can my family fit in it? Countless hours are spent trying to anticipate the problems. Counting sheep doesn't help the sleep of the homeowner.

Meanwhile, second floor trusses are laid in place and a floor set down. The frames for the sides of the house are built flat on the floor, then a crane is brought in to hoist the sections into place. Until this moment, the house existed as a single story for over 50 years. Now, within the space of an afternoon, it takes on life as a two story home.

Once the exterior walls are in place, some time is spent on interior framing, but then comes the happy day when the roof trusses arrive. They are set out ready for the return of the crane and its operator. Everyone on the job feels the excitement. Huge roof trusses go flying up and over the roof. Working from morning to late afternoon, the crane operator and the crew lift trusses up, maneuver them above the second story walls, and set them in place. Voila! a two story house!

Demolition

This renovation involves making the house smaller -- by 1200 sq ft. Specifically it means removing a master bedroom suite and part of the family room. Today the demolition began! The difficulty lay in trying to preserve the 6" x 12" x 15 ft ceiling beams so that they could be reused in the new construction. To begin, some brush was removed to widen the road. Next, Mike Saski the operator of the backhoe, placed the back of the bucket very gingerly between two beams and gently lifted the roof. When that part was lifted a little, he moved his machine to the section between the next two beams. And so on. Gradually, the whole roof was lifted enough so that the claw could take the material away. Next the sides of the building were removed. By the end of Day one, the Master Bedroom and Bath were gone!!

energy efficient houses nearby: Willet Family, Ft. Pierce, FL

There are many reasons to build an energy efficient house but the most persuasive is the realization that the electric grid on which we depend is itself dependent on forces outside its control. Several independent minded homeowners have installed photovoltaic systems so that solar energy can run some or all of their electric appliances. From time to time, one of these homes will be featured here.

Willet Family: a family home of over 4,000 sq.feet with a 18ft x 50ft. heated pool.

year built: 2001

Power Source: 24 solar panels plus panels to heat pool plus a battery bank to back it up as well as a 20 kw LP gas generator.

---Solar system runs indoor lights, microwave oven, refrigerator, washer, outlets, ceiling fans. Pool pump and heat is solar. Also, 120 gallon hot water tank is solar

---FPL's power grid runs other major systems

---Battery back up supplies the indoor lights, microwave over, refrigerator, washer, outlets, and ceiling fans as needed. The batteries are of the sealed variety to reduce maintenance. They require a ventilated space.

Building envelope: Walls are Insulated concrete block (ICF) reinforced with rebar horizontally and vertically every four feet. Insulation rating - R-30. Metal lathe on outside/ stucco/ elastic merit paint (usually used on commercial buildings, but is great at keeping water out.)

--Roof has waterproof membrane/ vinyl soffits with extra caulking and screws to hold them in place. Metal roof trusses (rather than wood)

Floor of attic is 1 inch blueboard/ 1/2 inch plywood/ 1/2 inch sheetrock. This allows workmen to walk in the attic.

--Windows: hurricane windows plus shutters. However, low-e glass was not available in a hurricane window at the time house was built.

--Soundproofing: 5/8 inch sheetrock and fiberglass between walls.

Insulation: closed cell spray foam/ attic insulation R-40

Water: all main lines are 1 inch pipes

--has city water and well water backup

--filters city water to remove chlorine, etc. Also, softens city water.

--All water pipes - hot and cold - are insulated.

--recirculate hot water so that it will be available throughout system.

--perimeter of house has trench filled with pebbles and pipe to drain water away from the foundation

Air conditioning system: Lennox units with 2 stage compressor

--variable speed a/c

--humidistat

--piped to drain water out of building

--media filter with ultraviolet light to prevent mold and dust build up in ducts and on coils

--ceiling fans everywhere

Options: whole house surge protector

--central vacuum

--prewired sound system

--wired for computers and cable tv

--switches on all appliances to cut energy drain

Regrets: putting in a skylight and a solar tube as they are too expensive and created a break in the roof.

Resources: Home Power http://www.homepower.com/ / Solar Today http://www.solartoday.org/

What do you call a ....

New interests almost always challenge us with a new vocabulary. Think of all the terms particular to baseball - home plate? outfielder? high and inside? - ??? Consider the words special to your gardening project - mulch? prune? nematode?. You see what I mean.

In renovating a house so that it is "green" (that's the first new word; it is overused), you will be introduced to many new words. Here is a list of just a few to start. We'll learn more as we go along.

conditioned-space: A space in which an HVAC system supplies conditioned air to produce acceptable thermal comfort and indoor air quality conditions.

cool roof: A roofing system (often metal) with high solar reflectance (reflecting visible, infrared, and ultraviolet light) and high thermal emittance (releasing a large percentage of absorbed and non-reflected, solar energy). This reduces heat transfer to the building and energy needed for cooling.

dsire (Database of State Incentives for Renewables and Efficiency): provides state by state info on tax credits and rebates. http://www.dsireusa.org/

energy star: A joint program of the US Environmental Protection Agency and the US Dept. of Energy begun in 1992. It helps consumers identify energy efficient products and also identifies tax credits. http://www.energystar.gov/

HERS : a scoring system established by the Residential Energy Services Network which compares the energy use of a home to a reference home. The reference home has a score of 100; a zero energy home scores "0".

green power: A source of regenerative or virtually inexhaustible energy considered to be non-polluting and environmentally friendly.

green roof: A roof that is partially or mostly covered with vegetation and soil (or a growing medium), planted over a waterproofing membrane. Such roofs reduce heating/cooling loads. Also called eco-roofs, vegetated roofs and living roofs.

green wash: To falsely claim a product is environmentally sound.

HVAC: A term generally used to describe a buildings' comfort system. In older buildings, heating (radiators), ventilation (windows), and air conditioning (window units) may be separate, but usually these services are integrated into a single system that conditions air throughout the zones of a building.

icynene: a spray foam insulation with superior air sealing capabilities. Qualifies for the Home Improvement Tax Credit up to $1500.

inverter: A device that converts Direct Current (DC) generated by solar panels to Alternating Current (AC) used in homes.

low-e: also "low emissivity": Windows with special coatings that transmit most of the sun's light but block heat radiation from passing through.

Out-gas: The emitting of fumes into the air that are unpleasant to breathe and may be hazardous to occupant health. Many new paints, carpeting, sealants, adhesives, and other building materials will do this for a time after installation.

overhang: A projecting part such as an architectural structure.

photovoltaics: A solar power technology consisting of devices or an array of devices that convert light into electricity.

post consumer: material taken from used consumer products that is used again, e.g. paper, cardboard, wood, stone, concrete, glass.

recycle: To extract and reuse useful substances from waste; to use again; to reprocess

renewable: relating to a natural source which is never used up

renewable energy: also "green power" and "alternative energy" A source of regenerative or virtually inexhaustible energy considered to be non-polluting and environmentally friendly, such as geothermal, wind, water, biomass, and solar power

seer (Seasonal Energy Efficiency Ratio): A measure of the efficiency of air conditioners with the BTU of cooling output during its normal annual usage divided by the total electric energy input in watt-hours during the same period. The higher the number, the more efficient the device.

sustainablity: improving the quality of human life while living within the carrying capacity of supporting eco-systems"

Definitions come from online dictionaries and the Green Building and Controls Glossary from KMC controls. Thank you!