Building in the Time of Wildfires

Author: Nina Olivier, Built Green Coordinator

Between extreme heat and drought across the entire Western U.S. the annual wildfire season has arrived early in the Pacific Northwest. Climatologists warn that as climate change progresses this trend will continue into the future with increased likelihood of longer and drier wildfire seasons.

During the construction phase of any project, there are strategies that can be implemented to keep the build site and staff safe and healthy during wildfire season.

Builder with protective mask

Worker Safety

Naturally, outdoor workers – including those who respond to wildfires – are most impacted, both directly (from the fires themselves) and indirectly (from smoke and fine, airborne particles dispersed by the fires). The Washington State Department of Labor and Industries has approved an emergency rule to protect workers from wildfire smoke.

When it comes to protecting workers on job sites from hazards caused by wildfires, there are several strategies employers can implement.

Conduct a Toolbox Talk on wildfire and smoke safety for all onsite staff
Reduce worker exposure:

Stagger work shifts
Reschedule outdoor work
Modify tasks that require more exertion
Offer more rest periods and breaks in areas with filtered air.

Employers are required to provide N95 filtering facepiece respirators to workers on days when the local air quality index for PM2.5 is 151 or higher, and when employers reasonably anticipate that workers could be exposed to wildfire smoke. An air quality index reading above 150 is considered unhealthy, according to EPA.
Have an evacuation plan in place to avoid worker injuries and confusion should a wildfire escalate in severity. Some businesses are required to have an emergency action plan under OSHA’s Means of Egress Standard (1910.38).
Additional resources:

Preventing Damage During Construction

With the expansion of the Urban Growth Areas and residential construction into previously undeveloped forests and wildlands, build sites are increasingly at risk from wildfires. Known as wildland-urban interface areas (WUI), these areas are where houses are in, or near highly flammable wildland vegetation.

There are fire prevention construction strategies builders can prioritize in WUIs to prevent starting a wildfire and ensuring the safety of their project and staff from risks associated with wildfires.

Prepare a hazard and risk assessment to determine the wildfire fuels, weather, topography, assets at risk, and the wildfire occurrence.
Create a defensible space that acts as an area around a home in which vegetation, debris, and other type of combustible fuels have been treated, cleared, or reduced.
Ensure access roads and driveways are wide and strong enough to accommodate emergency vehicles and provide access for necessary firefighting efforts.
Strictly enforcing no smoking policies
Restrict the use of space heaters in high-risk areas
Properly training workers on safe work practices and fire prevention
Storing combustible materials away from buildings that are under construction
Placing fire extinguishers at individual work areas and ensuring workers know how to operate them
Avoid starting vehicles and heavy equipment on top of dry vegetation

Building with metal shingle roof, stucco walls and plastic windows

Building Design

Addressing the impacts of wildfires and the smoke they produce in Built Green projects during the design phase, rather than at the end, will go a long way in providing better indoor air quality, protection and resiliency from house fires, and higher value for buyers.

In fact, many insurance companies offer discounts and rebates to clients with fire-safety features that have been pre-built and installed into the building further increasing the home’s value.

Select a development site that considers topographic features such as slopes, canyons, local vegetation, and weather that influence wildfire behavior.
Keep garages detached from the main home as they are often ignition sites that can impact the main housing unit.
Exterior Walls:

Use siding materials that are noncombustible or fire-resistant and not susceptible to melting are recommended such as three-coat stucco, shale, metal, and fiber cement siding. A minimum fire-resistance rating of 1 hour for the wall assembly is recommended.
Use structural insulated panels (SIPs) or Insulated Concrete Forms (ICFs) that have superior fire suppression properties to conventional stick frame construction.

Roof:

Install Class A rated roof assemblies with noncombustible coverings using metal, slate, tile or clay.
Install eaves with short overhangs and flat soffits with a minimum of a 1-hour fire resistance rating.
Install leaf guards over gutters to prevent leaf debris from collecting in the primary ignition zone.

Vents that are a minimum of 10 feet from property lines and other buildings, constructed of metal products, and have corrosive-resistant metal mesh screens are recommended.
Windows and all other glazing should be fire rated or triple-pane with at least one layer of tempered glass.
Avoid materials containing PVC or Vinyl that produce toxic fumes when they melt or burn that are dangerous to residents and firefighters.
Decks:

If building a wooden deck use exterior grade fire-retardant-treated wood lumber, do not use Ipe/Ironwood or any other endangered tropical wood species. Add metal sheathing around the base timbers.
If using a composite decking material specify a Class A or B fire rating, but avoid composites that contain PVC, which produce very toxic fumes when they burn.
Install metal screening around the crawlspace beneath the deck to keep fire embers out.
Increase the defensible space of the home by building a stone, paver, or concrete patio, instead of a deck.

Fences and walls constructed of noncombustible materials such as concrete, stone, and masonry are recommended. Attaching a fence or wall to the building should be avoided unless the fence or wall is constructed of noncombustible materials.

Defensible space zones from ReadyForWildfire.org

For more information visit FEMA’s website.

Diagrams produced by ICF Homes of Virginia and ReadyForWildfire.org

Earlier this year at the 2017 Annual Built Green Conference, Built Green awarded the Judge’s Choice Hammer Award to the Habitat SKC for a 9-plex building in Renton and a single-family home in a veterans’ development in Pacific. In the past year, this chapter of Habitat for Humanity built and certified ten 4-Star units, bringing their total to 91 certified units since 2001.

Lisa Henry started as an AmeriCorps Crew Lead over 12 years ago and now works as Habitat SKC’s Construction and AmeriCorps Project Manager. When asked about what Habitat SKC does, Lisa said that their primary goal is to “build, renovate, and repair homes in partnership with low-income families. Homes are sold at an affordable rate to first-time, income-qualified homebuyers. These homebuyers participate in the building process and in education about budgeting, home maintenance, and home insurance.” For many in the program, Habitat SKC provides the opportunity of home ownership.

Greta Tjeltveit also worked with Habitat SKC for nearly two years as an AmeriCorps member and served as a construction crew lead. She says that the largest barrier to homeownership is the down payment: “Many of these people are renting, and when a third of your income goes to housing, it isn’t easy to save money for a down payment. To offset the cost of the down payment, Habitat for Humanity allows families to use sweat equity.”

Each family is required to do 250 hours of sweat equity by helping to build the house they will one day live in. “When you put in work on your own home, you take pride in being an owner of the house. You care about the details and the quality of craftsmanship that goes into your home,” Greta stated. In addition to sweat equity, Habitat SKC homebuyers are also selected based on their income (60% or less of the area median income) and ability to pay.

But it isn’t enough to be affordable. According to Lisa, “Habitat SKC builds quality, healthy, sustainable homes that are energy efficient and properly ventilated while utilizing easy-to-maintain systems,” and it is because of this mission that Habitat SKC partnered with Built Green over ten years ago.

Lisa continues, “Built Green aligns with our mission to provide healthy sustainable homes at an affordable mortgage rate. The Built Green process is easily integrated into our design and build process. We utilize approximately 80% volunteer labor in our construction projects and the Built Green methods are simple enough that our skilled construction staff are able to successfully teach unskilled volunteers.”

“It’s not just making sure that the homeowners could afford to live there, but also about creating a healthy environment for them to live in,” Greta added. Built Green homes help by providing a set of rigorous standards to ensure good indoor air quality, durability, energy efficiency, and water efficiency. Building green has also opened new opportunities for partnership with other like-minded community organizations and funders. “It challenges us to be better stewards of our resources and continually improve our efficiencies of material use,” says Lisa.

Some homebuyers come from crowded living conditions, so Habitat SKC wants to ensure that their new home gives the family the best indoor air quality to avoid conditions like mold and alleviate problems from illnesses like asthma. Building green also means the home is more comfortable and affordable. Lisa also mentioned that “Habitat SKC homeowners enjoy the heating and cooling capabilities of the ductless heat pump units that efficiently condition their home. Additionally, many families value the ENERGY STAR appliances, particularly the energy- and water-efficient washing machine.”

Some are so grateful that they continue to give back. Greta mentioned that one man in Federal Way was so moved by his own experience with Habitat SKC that he continued to help build other Habitat for Humanity homes.

Habitat for Humanity homes are more than just homes; these homes provide stability and become the cornerstone for families’ lives. Certifying these homes as Built Green protects the environment while ensuring that the families can continue to live happily and healthily in the houses for generations. As Greta said at the end of her interview, “Habitat for Humanity makes you believe in humanity.”

Be sure to be on the lookout for future Habitat for Humanity Seattle-King County homes! There are seven more homes in Pacific and ten homes in Sammamish underway as Built Green projects. The homes in Sammamish are also enrolled in Built Green’s and Cascade Water Alliance’s WaterSense incentive. Lisa affirms, “Habitat SKC plans to continue utilizing a Built Green 3-Star minimum for future projects around King County.”

habitat-for-humanity-builds-green

Built Green™

09/03/2024

Case Study: Derby Apartments

Vital Stats	Section	Points
Location: Seattle Star Level: Built Green 4-Star Checklist: 2021 Multi-Family Residential New Construction Verifier: BEE Engineers	Site and Water	128
	Energy Efficiency	95
	Health and Indoor Air Quality	122
	Material Efficiency	74
	Equity and Social Justice	57
	Total Score	484

Written by: Cybil Tribie

Project Overview

Nestled near the heart of Capitol Hill is one of the first certified 2021 Built Green Multifamily Checklist projects constructed under the WSEC 2018 commercial energy code. This new 167-unit building is more than just an apartment, it’s a sanctuary positioned near the excitement of Olive Way and Broadway with all the benefits that a transit-oriented development provides.

The Derby Apartments’ dedication to building green surpassed the thresholds required for 4-Star due to their effortless design, consideration of equity and social justice credits, and commitment to energy efficiency, indoor air-quality, and material selection.

Some of the Built Green credits that aided them in achieving their high score were the use of low-toxic, low-VOC products paired with the energy recovery ventilators (ERVs) that provide filtered clean air into units. With the avoidance of carpet within the units and the use of products that have little to no off gassing, there should be nothing to trap allergens within the tenants’ private spaces. With the assistance of a building envelope consultant, the general contractors took great care in their moisture management from the foundation through the roof to ensure the building will remain dry and mold free for years to come.

To complement their indoor air-quality efforts, the ERVs also provided them with a benefit in the energy section. However, it’s the use of their centralized heat pump water heaters that provided the remainder of the points to obtain the requirement minimum. But going above the minimum, the project also installed Energy Star ceiling fans to provide some cooling and high efficacy lighting to reduce energy consumption.

Other than the building’s interior green features mentioned above, the Derby included landscaping beyond the code required to ensure that (when fully grown) the project will also feel like an oasis amidst the surrounding buildings with little landscaping.

Below is a list of some of the additional credits they were able to claim within the checklist:

Site and Water

Exceeding City of Seattle landscaping requirements with no grass utilized
Onsite stormwater management
Heat island effect minimized using light-colored pavements and roof material
Low-flow plumbing including faucets, showerheads, and toilets utilized throughout

Energy Efficiency

Energy Star ceiling fans and energy recovery ventilators (ERV) installed in every unit
High efficacy lighting with motion sensors dimmers in common spaces
Energy Star appliances installed throughout the building
All electric building utilizing centralized heat pump water heaters

Health and Indoor Air Quality

ERVs installed in all units to provide filtered ventilation
Building designated as non-smoking
Low-VOC, low-toxic products utilized in building
Heavy emphasis placed moisture management throughout construction

Equity and Social Justice

Universal design to ensure building accessibility to all occupants emphasized
Transit-oriented development with an abundance of long-term bike parking provided
Rooftop community space accessible to all tenants
Subcontracted with Built Green members, WMBE, and MBE companies

Photo credit: Benjamin Benschneider photography

case-study-derby-capitol-hill

Built Green™

11/30/2021

Resiliency and Peace of Mind—Coupling Solar PV with Battery Storage

Author: Nina Olivier, Built Green Coordinator

Solar batteries, when connected to a home solar system, provide an attractive return on investment, increase the value of your property, and help the country take steps towards energy independence.

Installing a solar battery storage solution provides the greatest benefit to homeowners who live in areas that experience frequent power outages, where full-retail net metering isn’t offered, or where battery incentives are available.

When solar panels are paired with a home battery, the excess electricity goes into the battery instead of going to the grid. As a result, when the sun goes down and your panels aren’t producing electricity anymore, you can use the energy you have stored in your battery—instead of paying for electricity from the utility.

A+R Solar install

Investment Opportunities in Battery Systems

Given local proposed rate increases for utilities, solar PV systems and battery storage are becoming a more economically viable option. The style of battery greatly affects how the batteries are used and how long they last. Many factors contribute to variability in battery life including temperature, proper discharge and recharge, and optimal application usage.

Average household batteries cost anywhere from $4000 for a small 4kWh battery up to $15,000 or more for a large 13kWh battery depending on the type of battery, installation location, backup power requirements, and type of inverter used. To give some perspective, an average 3-bedroom home uses around 20kWh of electricity per day. However, a lot of this energy is used during daylight hours and could be directly powered by solar alone. Therefore, a moderately sized 10kWh battery would generally be large enough to cover the evening and overnight periods. However, every household is different, and usage patterns can vary greatly. For those that are more energy conscious and use efficient appliances, a smaller 6kWh battery may be suitable.

The payback period or return on investment (ROI) for most battery systems is around 7–10 years. It’s generally more cost-effective to install rooftop solar and run efficient appliances or heat hot water during the day rather than store excess energy in a battery. However, for some people, the value and security of having a reliable, sustainable power supply easily outweighs the cost.

The high cost of clearing trees, creating access roads, and building power poles can be prohibitive to getting power in remote locations. After recent grid events in Texas and California, the value of battery backup is harder to ignore. In states like Hawaii, residents are even required to store energy because there are restrictions in place that do not allow for the export of excess solar power to the grid.

Incentives and Financial Assistance for Washington State

Congress extended the federal solar tax credit (known as the ITC) for an additional two years. This means that you’ll receive a tax credit of 26% of your system’s cost in 2021 and 2022 and 22% in 2023. If the full value is not used within one year, the remainder will roll into the next year. Federal tax incentives can also be extended to home battery storage systems.

The 100% Clean Electricity Act passed in 2019 by the Washington State Legislature removes the sales tax for most typical residential solar energy systems and offers some sales tax relief for larger commercial scale systems. For the average customer, that means you save around 10 percent right off the bat.

In addition, the Rural Energy for America Program (REAP) provides grants and loans to farmers and rural businesses to help them purchase renewable energy systems and make energy efficiency improvements by paying up to 25 percent of the project. To see all available renewable energy incentives available in your zip code please visit the Database of State Incentives for Renewables & Efficiency (DSIRE).

Leading Solar Energy Storage Batteries

Solar energy storage options have been rapidly evolving and improving over the last decade and are no longer limited to large, inefficient, and unattractive nickel-iron storage systems. Now sleek, sophisticated, high performing, and long-lasting storage options are readily available. Examples are listed below with typical prices (2021 retail prices).

Tesla

Since 2015, Tesla has been at the front of the pack in the production of dependable residential solar batteries. Their flagship model, the Tesla Powerwall, is pegged by critics to be the best in the range. The Powerwall is a stackable solar battery that has a capacity of 13.5 kWh and is enough for the average home’s energy needs. Tesla has developed its lithium-ion battery in partnership with Panasonic, and the resulting product is believed to be of very high quality. The cost of one battery unit is around $10,100.

LG

LG is one of Tesla’s main rivals in the solar battery market. It has a battery model called the LG Chem solar battery system. At 9.3 kWh, the LG Chem is a decent solar battery that should be able to power a home that does not have massive power-consuming machines. It is best suited for homes that are connected to a power utility grid. Including installation charges, the LG solar battery can cost between $11,000 and $13,000.

Sonnen

Sonnen is a fast-growing German company founded in 2010. It has a share in the European and American markets through a network of agents and installers. Sonnen’s Eco battery core unit has a small capacity of 4 kWh but can be stacked to 16 kWh. Smart software within the battery system stores data relating to your home’s energy needs. It then uses the information to provide you with a genuinely futuristic solar experience. With pre-installation costs of $9000, the Sonnen Eco is an expensive solar battery. However, each battery comes with a warranty of functioning at 70% of optimum levels for ten years, which is higher than that of competitors.

The following table shows other leading solar storage energy batteries currently available on the market:

Credit: Clean Energy Reviews

A&R Solar, a local solar installation company, explains that in addition to achieving energy independence and reducing your carbon footprint, solar is a wise investment with positive financial returns. A&R Solar recommends roof-top mounted grid tied solar coupled with a double Tesla Power Wall system for a typical single-family home.

The following are price estimates for a typical single-family home provided by A&R Solar using their recommended Tesla Power Wall or SolarEdge Energy Hub systems:

Credit: A&R Solar

Achieving Total Energy Independence and Resiliency

Solar PV plus batteries boosts a home’s resiliency to power outages where gird electricity may be off for a few hours or for several days. The battery provides the means to avoid the use of fossil fuel burning generators to power the home in the event of an outage. In addition, unlike generators, solar panels and battery storage systems don’t create noise and air pollution that will bother you or your neighbors. This is a unique benefit and is a great way for anyone who currently has a generator to update their system.

Learn more about how A&R Solar provides solar and storage to build a homes resiliency during an outage:

Batteries can be used to store solar energy and then allow the owner to utilize battery power at night or anytime to reduce the purchase of highest cost of peak power. Utilities often charge the highest per kWh rate for electricity used during the peak time of day or season. Battery power can also be used to keep the building’s total grid energy usage low over time to ensure the customer is paying for the lowest price in a tiered rate structure.

In a remote location, or any location that doesn’t have an electrical grid, the combination of solar PV and batteries can supply reliable ongoing electricity to power typical household functions. Unlike grid-tied solar systems, off-grid systems have no connection to the utility grid and must make all the electricity necessary to power the home.

Credit: Lopez Community Land Trust

The Path to Community Microgrids

To meet climate action goals, many large utilities are looking to generate more electric power through solar and wind. Currently there are challenges with large scale utility storage and energy transmission. Microgrids have been shown to alleviate these challenges through functioning like a smaller version of a larger traditional electrical grid powered by solar with battery storage systems. With the increased cost of traditional grid power generated from fossil fuels, many microgrids are switching to a combination of solar and battery storage to supply electricity that is cost effective and has environmental benefits.

They provide opportunities for optimal solar placement and scalability, as they do not need to be placed on home roofs—they can be installed on parking garages, open fields, etc.—reducing roof penetrations and complexity during roof repairs and replacements. Microgrids also achieve resiliency by islanding from the central grid during an outage. Community microgrids represent a new approach for designing and operating the electric grid that achieves a more sustainable, secure, and cost-effective energy system while providing indefinite, renewables-driven backup power for prioritized loads.