The 2012 IECC And You

Two homes outwardly are identical in size and layout, but the newest home is built after July 1, 2012 to the standards of Maryland’s recently adopted 2012 International Energy Conservation Code (IECC) and the other home, six years older, was built to the standards of the 2006 IECC.

How much more energy efficient is the newer home than the home that is only six years old? Answer: 30%.

And, how much more energy efficient is the home built under standards of the 2012 IECC than the American home of average age (34.6 years)? Answer: at least 70%.

These facts illustrate how high the building code energy efficiency bar has been raised in only the past six years compared to the prior 35 years. At the same time the energy efficiency difference of 70% between the newest code built home and one of average age, illustrates how poorly served the home buyer or home renovator is who makes home investment decisions with a misplaced emphasis on achieving the lowest initial cost, rather than the lowest long-term, investment cost.

Initial cost, of course, is one of several important purchase or investment considerations. Yet, there are subsequent and significant costs of ownership, such as maintenance and utilities, which are not fixed and will grow over time. Thus, a substantial savings percentage on future increasing utility costs illustrates why one risks a regrettable home investment decision if they fail to appreciate that it is the lowest total long-term cost of ownership that is most important, not the lowest initial cost.

As compared to Frederick County’s current 2009 version of the IECC, which will be replaced on July 1, 2012 by the 2012 IECC, the 2012 IECC principally achieves its results through the following energy efficiency enhancements:

• Increase insulation energy efficiency R-values:
  - In walls: from R-13 to R-20
  - In ceilings: from R-38 t0 R-49
• Air seal beyond 2009 IECC code standards
• Perform duct blast and blower door tests to verify that air infiltration for ductwork and the whole house conditioned space envelope are not exceeded.
• Provide engineered mechanical ventilation to insure that fresh air exchanges are introduced into new homes to meet recognized standards for desirable indoor air quality.

The mechanical ventilation air exchange requirement as part of the 2012 IECC alone is clear testimony to how much tightened insulation and air infiltration standards will affect historic home building practices. Framing with 2 x 6 studs, instead of 2 x 4’s, should become the norm, since a 2 x 4 wall cavity will accommodate only R-13 batt insulation, whereas a 2 x 6 wall has sufficient depth to receive R-21 batt insulation.

At the same time, the higher standard for air infiltration limits will prompt builders committed to meeting or exceeding the correspondingly higher Energy Star certification standards to initiate the following:

• Provide a thermal break around the complete conditioned space, building envelope by the use of Structural Insulated Sheathing (SIS panels). A SIS panel is a composite sheathing comprised of dense structural material laminated to a layer of insulating foam.
• Design of ductwork layout so that ducts are situated only within conditioned space and none occupy typically unconditioned spaces such as attics or crawl spaces.
• Build crawl spaces beneath conditioned living area only as closed, insulated, conditioned space.

If you are considering a home renovation or remodeling project, let the 2012 IECC building code be your playbook for energy efficiency improvements even if the 2012 IECC may not apply to your renovation or addition. And, if you now are thinking about your next home, be guided by recognition that a home having the utility operating savings assured by the 2012 IECC typically will prove a superior value to any existing lower priced home, particularly one of average age.

Be energy efficient and prosper.

My 1981 Mortgage Payment Tables: They Help Explain Why Now May Be the Opportunity of a Lifetime for Homebuyers

If you’ve read my previous blog postings at http://seawrighthomes.blogspot.com/ you’d have noticed that a number of them deal with the subject of home “value,” and how it is the product of much more than a home’s “initial purchase cost.” A high performance home, though costing initially more than its opposite (one of low-performance), typically will prove to be the best “value” because the high performance home will produce the lowest “total cost of ownership” over the planned period of ownership.

A Double-digit Rate of Return in This Economic Climate?

Are you so financially secure that you can’t be bothered by A NO RISK, DOUBLE-DIGIT, GUARANTEED rate of return? If your answer is “yes,” congratulations! You are part of the “lucky gene pool.” If not, and you live in a home built prior to 1990 and have not commissioned an Energy Audit of your home, then what are you thinking!?

The HERS Index Made Easy

No, a HERS Index number is not a reflection of how much of a home’s closet space is occupied by women’s clothes. Nor is it a gauge of femininity.

“HERS” is short for Home Energy Rating System. As explained in Wikipedia, a HERS Index number is a relative energy use index making possible energy consumption comparisons among homes built during different years, with different building components and methods and governed by different, ever-evolving building codes. Just as EPA Estimated Mileage Ratings for all types of vehicles facilitate fuel efficiency comparisons, HERS Index numbers enable the relative energy efficiency of different homes to be compared.