Building Science - GEORGIA - Too Much Government or Not Enough?

I believe in limited Government intervention into the lives of its citizenry. Government neither can nor should try to solve all of our problems; but there are times when it can “stimulate-by-mandate”, rational focus. For example:

Residential Building Science has changed little in the past 50 years; Rip Van Winkle Builders could emerge from a 50 year nap, build a home today, and it would pretty much fit in with the neighborhood. However occupant’ lifestyles have changed dramatically.

We have added moisture sources with multiple indoor bathrooms, showers, tubs, Jacuzzis and clothes washers; we have added exhaust appliances like bath & range vents, clothes dryers and fireplaces; we’ve added more doors & windows plus huge HVAC systems with leaky ductwork & connected garages. We spend more time in our homes with home offices, computers, video games, televisions (did you know that one person, breathing for 24 hours yields one gallon of water?). Our manufacturers have become more “technologically advanced” and are using tremendously toxic stuff in those things with which we adorn our home - from paint to carpet to furniture to cabinetry … into perpetuity.

Air infiltration/exfiltration, and the moisture, mold and mildew that accompany it, is the single largest threat to a safe, healthy, comfortable, durable and energy-efficient home. All air flow needs is a pressure differential and a pathway to exchange filtered, conditioned inside air with toxic air from the garage, spore laden air from the crawl space and hot, moist outside air from the attic. Electrical switches, can lights and disappearing attic stairways are notorious energy thieves. The US Department of Energy tells us the average home built 20 years ago has a complete and natural air change every 35 minutes; one built today, every hour. This leads to poor Indoor Air Quality. The American Lung Association predicts the incidence of Asthma will double by the year 2020 and the Environmental Protection Agency rates poor IAQ as a top 5 U.S. Health Hazard.

The Georgia State Codes Advisory Committee, upon recommendation from the Georgia 2009 International Energy Conservation Code (IECC) Task Force, is expected to adopt specific testing procedures for air infiltration/exfiltration in all permitted new homes starting January 1, 2011. All new homes, as well as all ductwork that is placed outside of the conditioned space, will have to meet certain minimum air-tightness standards.

Diagnostic tools, like Blower Doors & DuctBlasters, and minimum standards have long been a part of State’ Building Codes, but the required implementation and certification is new in the Southeast where, arguably, weather conditions dictate their best use. I applaud Georgia’s proactive approach to Building Science.

Of course, as we make homes “tighter”, we need to bring in controlled mechanical ventilation that assures an adequate amount of “make-up” air (ventilation) that is filtered and conditioned prior to entering our living space.

A recent Georgia Tech Study, funded by the Turner Foundation, found that, in new construction, by upgrading the quality of windows and concentrating on the air-tightness of the building envelope, the increased expenses should be negated by the lessened load and capacity of the HVAC equipment (lessened load = smaller units = less money upfront and for the life of the system).

This is a “win-win” situation for Homeowner, Builder & HVAC Contractor as this legislation results in a better built home with lower utility bills, a more level playing field for the Building Industry, and a tighter design for easier Manual J (load) calculations.

In conjunction with other specifics of the 2009 IECC, Georgia is establishing a roadmap toward what is known as “A Systems Engineering Approach to Building Science” which can only result in homes that are more safe, healthy, comfortable, durable and energy efficient.

This is one of those instances where a bit of Government intervention can have a very positive effect.