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Sustainable Renovation


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Table of Contents

ACKNOWLEDGMENTS ix PREFACE xi CHAPTER 1 INTRODUCTION 1 Sustainability Defi ned 1 The Urgency of Sustainability in Buildings 4 The Importance of Existing Buildings 6 Renovation Contrasted with Replacement 8 Facility Management and Incremental Renovation 9 The Benefi ts of Sustainable Renovation 10 Health and Comfort 10 Economic Returns 12 Reduction of Climate Change Impact 14 CHAPTER 2 WHOLE BUILDING DESIGN 17 Introduction 17 Existing Building Context 19 Climate and Function 19 Building Energy Simulation Models 22 Testing and Benchmarking Performance 22 Understanding Existing Building Strategies 29 Daylight 32 Ventilation 35 Permanent Materials 36 Building Envelope 38 Building Systems 39 Modern Building Code Implications 40 CHAPTER 3 FACILITY MANAGEMENT UPGRADES 49 Introduction 49 Immediate Improvement 51 Behaviors 51 Testing and Analyzing Performance 52 Retrocommissioning 55 Lighting 56 Plug Loads 59 Heating, Ventilating, and Air-Conditioning 60 Water Use 62 Beyond Energy Green Operations and Maintenance 62 Indoor Environmental Quality 63 Regional Issues 65 Putting Your Program Together 65 CHAPTER 4 BUILDING ENVELOPE REDESIGN 77 Introduction 77 Air Infi ltration Losses 78 Insulation Strategies 78 Cold Climate 79 Humid Middle Latitude Climate 81 Hot Humid Climate 82 Hot Dry Climate 83 Continental Climate 83 Pre-War Buildings 84 Thermal Mass and Climate Zones 84 Masonry Wall Design 85 Window Replacement and Shading 86 Roof Structure and Insulation 88 Roofi ng 89 Mid-Century Modern Buildings 92 Curtain Wall Replacement, Modifi cation, and Shading 92 Insulation Options 93 Window Replacement 95 Roofi ng 95 Late Modern Buildings 96 Introducing Daylight 96 Correcting Roof Structures and Slope 98 Insulation Options 99 Window Replacement 100 Roofi ng 101 CHAPTER 5 BUILDING SYSTEMS REPLACEMENT 109 Building System Needs 109 Thermal Comfort 110 Water Use 112 Light 112 Building Controls and Environmental Responsiveness 114 Pre-War Buildings 114 Renovation or Replacement of Steam and Hydronic Systems 115 Improving Ventilation and Fire Safety 117 Restoring or Improving Daylighting 118 Water Saving Strategies 118 Electric Power and Controls Replacement 120 Mid-Century Modern Buildings 120 Renovation or Replacement of Hydronic Systems 120 Creating New Passive Ventilation Options 122 Improving or Replacing Forced Air Heating, Ventilation, and Air-Conditioning 122 Restoring or Improving Daylighting 124 Water-Saving Strategies 124 Electric Power and Controls Replacement 126 Late Modern Buildings 127 Strategies for Deep Floor Plates 127 Creating New Passive Ventilation Options 128 Improving or Replacing Forced Air Heating, Ventilation, and Air-Conditioning 130 Restoring or Improving Daylighting 130 Water-Saving Strategies 132 Electric Power and Controls Replacement 133 Systems Replacement Summary 133 CHAPTER 6 BUILDING MATERIALS 141 Environmentally Benefi cial Products 141 Rating Systems and Lifecycle Assessment 142 LCA Tools 145 Recycling, Salvage, and Reuse 146 Resource Effi ciency 149 Reduction in Operational Energy and Waste 150 Low-Emitting Materials 151 Natural Materials 152 Concrete and Stone 152 Metals 152 Wood 153 Carpet 155 Resilient Flooring 155 Wall Finishes 156 Pre-War Buildings 157 Salvage of Masonry and Finishes 157 Strategies for Obsolete Plaster and Partition Systems 159 Mid-Century Modern Buildings 162 Disassembly Options 162 Late Modern Buildings 163 Hazardous Material Issues163 Disposal Reduction 164 CHAPTER 7 CONSTRUCTION OPERATIONS 173 Introduction 173 Initial Construction Activities 174 Assembling the Team 174 Exploratory Demolition and Investigations 176 Demolition Documents versus Site Discussions 177 Hazardous Materials Abatement 178 Construction Debris 185 Occupied Rehabs 186 Relocation 186 Phasing 187 Separation and Noise 189 Notifi cation 189 Elevators 189 Commissioning 191 CHAPTER 8 HIGH PERFORMANCE RENOVATION 201 Transformation 201 Renovation versus Transformation 201 Change of Use 202 Additions and Deletions 205 Preservation of Signifi cant Historic Characteristics 207 Retrofi tting Active Energy Systems 208 Combined Heat and Power 209 Solar Heating and Power 211 Wind Power 216 Geothermal Heat Exchange 218 Waste Water Strategies 219 Graywater Recirculation 220 Reuse of Building System Wate 221r Living Machine Waste Water Treatment 221 Passive House (Passivhaus) Design and Existing Buildings 222 Passive Solar Design 223 Superinsulation 224 Sealing the Envelope 226 Introducing Fresh Air Heat and Energy Exchange 227 CHAPTER 9 THE FUTURE OF RENOVATION 239 Introduction 239 Energy Conservation and Building Lifecycle Strategy 241 Low and No Cost Strategies 241 2025 Improvements 243 2040 Improvements 245 Building Integrated Power Generation 246 Deconstruction 248 Conclusion 250 INDEX 265

About the Author

Lisa Gelfand, FAIA, LEED-AP, one of the preeminent experts in green design and construction, is Managing Principal of Gelfand Partners Architects ( in San Francisco. With more than three decades of experience, Gelfand has been involved in all aspects of a project, including project management, design, planning, marketing, and staff management. Her firm has designed many award-winning sustainable buildings and renovations. Chris Duncan, AIA, LEED-AP , has two decades of experience and is a principal and senior staff manager at Gelfand Partners Architects. Duncan has managed project teams through all phases of design and construction. He has special expertise in educational and residential design, particularly the modernization of early twentieth-century buildings. He is also involved in a variety of community and professional service projects.

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