I downloaded the Planning Steps spreadsheet from your Free Software Gallery. It was incredibly helpful. Thanks. Mark in Orlando, FL

Arnold's Forum Posts: 48
Journal Entries: 74
Interview Answers: 32
Average Forum Rating: 4.37
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Energy Efficiency Studies

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 5/5/2008 7:10:37 AM

One of the desired for our building project was to build a VERY efficient home.  (I'm not a typical OB, I'm in this one for the long haul).  With our concentration on the energy efficiency aspect we kept trying to find some software or supplier that could quantify how their product would help our efficiency.  We didn't find anybody who could model the types of homes that we were building.

In order to attempt to alleviate some of the confustion, my buddy PJ (smelltheforest) and I have been tracking the performance of our new houses and we're sharing it with the attached PDF.

The metric we're using is 100% made up by us.  In order to try to compensate for Climate, we're using the metric of heating days (more here) per BTU and then dividing by square footage to try to handle the different square footage of the homes involved.  This is NOT a perfect metric.  But it does show remarkable consistency, which gives us hope.

A little bit about the houses:

AG -- my house is ICF walls up to the top of the second floor joists.  From there SIPS are used, and SIPS make up 80% of the roof, with 20% trusses.  The trussed sections are insulated with Icynene sprayed up against the roof deck.  Heat: Garage and Basement slabs have Radiant embedded in them.  All other floor utilize thinset gypcrete over normal subfloor with radiant in the gypcrete.

PJ -- Identical to above, with the exception of extremely limited SIPS (mostly scissor trusses with icynene sprayed against the bottom of the roof deck).  Also has insulation under the basement slab.

ME -- A conventional house, insulated with spray polyethylene foam.  Roof insulation is done using polyurethane foam against the roof deck with fiberglass batts covering the polyurethane to prevent noxious gasses.  Radiant is staple up.  Garage is not heated, basement slab has radiant embedded in it.

Avg 1998-2006 -- a cookie cutter house constructed with 1997 technology.  fiberglass batts, blown in fiberglass on the upper floor ceiling, and forced air heat.

Please email me direct at ag+obb@agw3.org or leave comments (I get those). OBB email does not work for me!

Files

Ben's Forum Posts: 10 Journal Entries: 17 Interview Answers: 36 Average Forum Rating: 3.36 Send Private Message Image from Ben's blog 6/11/2008	Arnold, Have you tried http://www.energywisestructures.com to do the calculations for you?  I am going to build with Quad-Lock and their rep suggested I use them to size my heating and cooling system.  Although you are all done with your (gorgeous) house they should still be able to do that for you.  Ben
Arnold's Forum Posts: 48 Journal Entries: 74 Interview Answers: 32 Average Forum Rating: 4.37 Send Private Message My Construction Website Image from Arnold's blog 6/12/2008	Ben, thanks for the reply...but it seems like a lot of money to assess a house I already live in.  (It's not like I'm going to change it!) Thanks for the nice words on the house.
Grant's Forum Posts: 280 Journal Entries: 17 Interview Answers: 164 Average Forum Rating: 3.95 Send Private Message Grant's Selected Image 8/13/2008	Any thoughts as to why the change in relative energy efficiency between Sep-Nov (AG/yellow most energy efficient) and Dec-Mar (PJ/blue most energy efficient)?  Does one of the houses have better passive solar gain or better thermal mass? regards, Grant
Arnold's Forum Posts: 48 Journal Entries: 74 Interview Answers: 32 Average Forum Rating: 4.37 Send Private Message My Construction Website Image from Arnold's blog 8/20/2008	Grant, I was really hoping that someone would notice that! Here's what our theory is..... I'm heating my garage during the winter, and I made the mistake of not setting the thermostat high enough to work in the garage.  By the time the winter got REALLY cold, I realized my mistake and turned the heat up 10 degrees.  I'm pretty sure that since I don't have any insulation under the slab of the garage, I ended up throwing a tremendous amount of heat into my thermal mass (dirt) under the garage slab. My lesson: Maintain your thermal mass from summer into winter to save money on heating costs.  (with that much mass....it's easier to maintain than to change half way through the winter). We've also noticed that high thermal mass systems tend to be MORE expensive if you don't keep a constant temperature in the house.  Don't change the value without thinking really hard about how it impacts your mass.  (Everybody likes smart masses) Thanks for the question! Arnold

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email contact

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 2/25/2008 9:21:46 AM

For some reason, OBB connections will not work for me.  Please email direct at ag+obb@agw3.org

I've recieved several excellent communications from some upcoming owner builders....please don't think I'm being discrespectful...my emails don't seem to go through.

Thanks!

more pictures...

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 10/28/2007 4:52:20 PM

more pics.

Pic of a rock taking the tractor for a ride :)

Photos

Where the h@ll have you been?

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 10/28/2007 10:40:03 AM

Okay okay,

Here's some start of the updates you've been all wanting and I've been slacking on.

The past months have been truly awesome.  I got reintroduced to my wife after the building process and she still wants to hang around.  The little guy is growing like a weed, and in some ways I regret that I had to take some time off to build the house, but there's no way we could have built this house without me doing it.

I ended up welding up my own deck railing, so I'll lead with that.

The house works!  Bottom Line, green building will pay off in the long term.

Here's a whole bunch of pictures!

Photos

updates

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 2/12/2007

Well the pics are the proof.

I've been pretty lucky with the trim guy.  He's a young guy with a great crew, respectful, they even close doors!  (My framing crew is famous for opening every door in the house with the heater on).

Deck is complete.  My site is a challenge, so seeing the crane begin to tip because the lift was a little bit too far was a bit intimidating.  All those beams have to come from somewhere!

I'm staining all the trim just in time for the trim carpenters.  So far, trim is going along great!

Photos

John's Forum Posts: 0 Journal Entries: 2 Send Private Message Image from John's blog 6/1/2007

Any updates? Nice job on the radiant floor in the basement. Are you using the Polaris water heater for your radiant?  We are also hoping to go Radiantec as they are 30 miles from our building lot (if we get our wish).  I found out about Radiantec from one of your forum threads.  Just based on their website they seem to be  a pretty knowledgeable and helpful company. Good choice on USAA.  I also hope to use them for construction insurance.  Is their cost based on the finished cost of the house or what? What academy class are you?  I'm USNA 2001. What did you pay for your ERV?  I found one called Lifebreath for $900.  I've just started researching ERV's in the last week but they seem to be necessary for any air-tight house.

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Blog updated, interior stone

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 1/31/2007

Well the last month has been interesting.  I've been quite reticent on my updating of this blog, primarily because there hasn't been much to report.  I've resolved this today, mostly dumping a bunch of photos that are back dated.  If you've been following please browse back a couple of entries here.

In short:

Drywall was a nightmare.  If you live on the east coast apparently your winter got stuck in colorado.  Colorado Springs has had some pretty tame winter's for the last 14 years, apparently building up for a crescendo in the winter of 2006/2007.  We've had 5 days above freezing since December 15th.  This week's weather is attached.  joy.  All this resulted in phenomenal delays in the project.

I've left my job with my current company because i just didn't have enough stress during this project, so I thought I'd start a new job too! 

Bottom Line:
Final paint is complete, tile is almost done, hardwood floors are installed, the deck is started, trim has begun, and I need a beer.

Photos

Master Shower tiled

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 1/23/2007

We ended up getting a phenomenal deal on tile.  Real travertine for the same price as a couple of other bids were going to charge us for fake.  Our tile guy has probably been the most precise sub we've ever had.

Good stuff!

Photos

hardwood stocked

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 1/22/2007

They stocked the hardwood floors......

We're going with brazilian cherry hardwood floors.  It's heavy!

Photos

texture is going up....

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 1/11/2007

Finally my drywall epic is complete....nearly a month to do a week long job.

1 day for hand texture, 1 day for knock down....then the tile guy arrives. As I'm doing very little finishing, this should be a break for me.  (funny......I doubt that).

Photos

taping complete

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 1/7/2007

taping is complete!!!  My drywall experience has been trying.  A little bit of miscommunication tied to snowstorm after snowstorm......

Photos

Ben's Forum Posts: 10 Journal Entries: 17 Interview Answers: 36 Average Forum Rating: 3.36 Send Private Message Image from Ben's blog 2/9/2007	I have been following your adventure, because as you may remember I am about to follow your example.  I am admiring your ceilings!  How difficult was it to get your roof up?  You used SIPs for that, did you not?
Grant's Forum Posts: 280 Journal Entries: 17 Interview Answers: 164 Average Forum Rating: 3.95 Send Private Message Grant's Selected Image 8/13/2008	That ceiling is quite dramatic and beautiful.  If your angles and corners turned out that well with a SIP roof, then the relatively simple HIP roof I've been worrying about should be no problem! regards, Grant

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plumbing pipes in icf walls

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 12/22/2006

here you go....

Photos

Virginia's Forum Posts: 0 Interview Answers: 62 Send Private Message Randomly Selected Image 12/29/2006

Just read your entire journal.  We are preparing to build in Colorado Springs in Black Forest; it will be our dream home (I hope!).  We didn't think about building until about a year ago and we are trying to learn so much.  Would love to know more about your contacts/referrals either good or ones to steer clear of. One question, with radiant heat and an ERV, is there as much space needed for ducting as in a traditional HVAC?  We are being told that we will need to drop most of our basement ceiling if we want to put in ducting.  I think that a humidifier is a necessity, so I am worried about doing radiant without a means for humidity as well as ducts for AC on main and 2nd floor.  I will be doing more research on how to install an ERV, but any help would be appreciated! Your project is very inspiring!

Arnold's Forum Posts: 48 Journal Entries: 74 Interview Answers: 32 Average Forum Rating: 4.37 Send Private Message My Construction Website Image from Arnold's blog 12/30/2006

All I have is one duct going up to my attic truss area.  it's a 7" round duct.  I didn't put in an A/C, because I'm hoping (praying) I won't need it.  With ICF's and SIPS, I'm hoping my house won't get that warm in the summer. I solved the humidity problem by installing a Aprilaire 350/360 humidifier designed for radiant heat. I'd be more than happy to take you through the property if you'd like.  I'm up there most days.  Most of my good/bad sub list will depend on how you're intending to build your home. Please give me an email at ag1464@gmail.com or 719-237-4820 and we can set up some time. Thanks, Arnold.

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drywall started

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 12/19/2006

Merry Christmas to me!

Photos

Fight over ICF walls

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 12/16/2006

My regional building department  has taken a stance on ICF's that they are not allowed to have stucco applied directly to the styrofoam.  This is rather unfortunate for me, as I already have lath over my bare styrofoam walls. 

To be blunt, these people are morons who explained to me in condescending tones that the reason is to protect me and my family against water seeping in behind the stucco, freezing and causing the stucco to crack.  My argument that the styrofoam is more pliable than stucco, and if it was to expand, would merely expand into the styrofoam fell on deaf ears.  Every ICF manufacturer makes the statement that exterior coverings can be made directly to the ICF block, but nobody has the critical ICC-ES report to back the statement up.

I've had numerous ICF manufacturers call them to no avail...so I'm screwed.

I think its margarita night.

frame passed

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 12/8/2006

having letters from the engineer, stamped by him......priceless!

Files

insulation passed

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 12/8/2006

After much drama, insulation is passed for the new house.

I decided to use Icynene foam for the insulation (those parts of the house that don't have SIPs).

My regional building department pprbd.org is a bunch of dolts who are categorically against anything except fiberglass batts. They gave me hassle after hassle.  My Icynene sprayer ruined one of my garage doors, so if you're looking to spray Icynene in Colorado Springs give me a ring and I'll tell you who to avoid.

Here's some pics...

Photos

eliz's Forum Posts: 1 Average Forum Rating: 3.00 Send Private Message Randomly Selected Image 5/17/2007

Can you install the icenyene foam by yourself without a subcontractor?? Was this a lot more expensive than the fiberglass bats? EC Stevensville, Md

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the heat is on!

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 12/6/2006

my radiant heat system, ordered from Radiantec.com is fully operational.

This is absolutely awesome validation of doing the job myself!

Photos

Partial pass on frame

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 11/28/2006

He had some issues.....

Most of which are already fixed, hopefully the architect will brave the blizzard to come by today and resolve the rest.

B

28-nov-2006

HOMEOWNER

BFR

P

GREG

ENG FOR THE STACKED PLATES ON TOP OF WALLS-ENG FOR TH LANDING SUPPORT-SKEWED HANGERS FLOOR JOISTS-FIRESTOPS-POINT LOADS-ENG FOR WOOD POST TO STEEL BEAM CONNECTIONS-HAVE ALL THE REST OF THE ENG FOR THIS HOUSE

he made us cut out the sips to show that there's support under the beams....joy.

Photos

Passed Plumb

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 11/22/2006

Mostly easy fixes...!

P

22-nov-2006 15:49:32

HOMEOWNER

PTO

C

SCOTT

ISOLATE COPPER THROUGH CONCRETE BY FINAL. SUPPORT 3'' IN MECH. ROOM, AND INSTALL VACCUUM BREAKERS ON ALL HOSE BIBBS BY FINAL.

Failed Plumb.....

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 11/20/2006

You know its going to be a good inspection when the inspector shows up and says, "I hate these homeowner inspections because I usually make them tear out half of the plumbing."

Joy.

It actually went pretty well for a failure.  I had missed two nail plates, he insisted that I isolate the concrete coming through the levelrock slab.  Then he took out his level and proceeded to check pipes until he found one that was improperly leveled.

P

20-nov-2006 10:35:55

HOMEOWNER

PTO

R

SCOTT

GRADE AND STRAP TO CODE. ISOLATE PIPING THROUGH CONCRETE. SILCOCKS AND GARAGE BOILER DRAINS LACK VACCUUM BREAKERS. LEAK ON REAR SILCOCK. LACKS NAIL PROTECTION.

Passed Heat.....

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 11/20/2006

Well the last HRR inspection didn't go well, but the inspector was happy we had fixed everything, and gave it a quick once-over.

H	20-nov-2006 13:42:47	SUMMIT COMFORT SYSTEMS, INC	HC	C	DOUG	SET METER
H	20-nov-2006 13:42:29	SUMMIT COMFORT SYSTEMS, INC	HRR	C	DOUG	FINISHED BASEMENT

Failed Heat

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 11/16/2006

Well I failed my first HRR inspection.

The only one that's really my mistake is the Polaris Boiler Vent.  Guess I get to core another 3 holes in the concrete.

H

16-nov-2006 12:07:49

HRR

R

DOUG

RESUPPORT ALL FLEX DUCT - EVERY 4' - 1 1\2'' WIDE STRAP - CAN'T CRUSH, RESEAL ALL DUCT PER MASTIC MANUFACTURES INSTRUCTIONS, CONNECT BATH FAN TO DUCT, NEED DOWNDRAFT VENTING INSTRUCTIONS, POLARIS BOILER VENT TO CLOSE TO HRV INTAKE PER MANUFACTURE

radiant pour

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 11/10/2006

Pics are attached.

We used LevelRock instead of Gypcrete

Photos

Passed Electric

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 11/7/2006

Call that one a win.

E	07-nov-2006 12:29:25	D & J QUALITY ELECTRIC INC	ES	C	ROBERT	RESIDENTIAL UNDERGROUND: 200 AMP 3W TO NEW HOME BY D AND J. RESEAL.
E	07-nov-2006 12:28:55	D & J QUALITY ELECTRIC INC	ER	C	ROBERT	FIREPLACE WIRED, FINISHED BASEMENT, 100 AMP SUB BASEMENT

Plumb on friday?  We'll see!

Gas Done, Radiant Started

Posted to cosdreamhome by Arnold in Colorado Springs, CO on 11/6/2006

Well we've been making progress.

The gas trench is done, electrical to the house is trenched, and we worked radiant sleepers this weekend.  This sunday before a planned trip to dallas (work) I was working on the radiant manifolds and managed to blow out my back when lifting the copper with all of the pumps attached.  (old air force injury)  I'll be on the couch for a couple of days.

No trip to dallas...but I think this is even worse.....10 miles from the house and unable to walk 10 feet.

Here's the pics.

Photos