Remodel Project: Gut Rehab

Case Study

Starting with the bare walls

As difficult as it is to become homeowners in New York City’s perpetually tight housing market, Alicia and David finally managed to purchase a brownstone in Harlem. The trashed and stripped structure needed a complete makeover, including a new roof, new windows, insulated exterior walls, interior walls, and new HVAC(Heating, ventilation, and air conditioning). Collectively, the mechanical systems that heat, ventilate, and cool a building., plumbing, and electrical systems. Despite a tight budget, the experienced green design team and actively engaged homeowners created an elegant, daylit townhouse with a spacious kitchen, low-emitting materials, and numerous green amenities.

Design Notes

ALL THAT'S LEFT ARE THE DETAILS. After the building was stripped down to the bare walls the building's 19th Century exterior details still remained, providing a historic canvas for rebuilding with new systems, including the entire roof.

The goal was a healthy green home.

Convinced of the value of building green, and with David having suffered lifelong allergies, the couple was invested in creating a healthy and environmentally friendly home. Both the contracting team and the homeowners accepted building green on a budget as a design challenge. The team viewed the whole process through the lens of environmental impact, carefully considering energy efficiency, indoor air quality, and environmentally friendly materials. In selecting each product, the homeowners took care to ask whether a greener product could be found.

Systems

STARTING FRESH ALLOWS YOU TO REBUILD GREEN. If all the walls and interior partition are removed, the air barriers and insulation are easy to upgrade, and the the house's utilities can be reconfigured in a more efficient way. The homeowner's allergies made it important to remove anything and everything that might have contained allergens.

Key Systems

General design and construction
*50% demolition and construction waste recycling

Building EnvelopeExterior components of a house that provide protection from colder (and warmer) outdoor temperatures and precipitation; includes the house foundation, framed exterior walls, roof or ceiling, and insulation, and air sealing materials.
*FormaldehydeChemical found in many building products; most binders used for manufactured wood products are formaldehyde compounds. Reclassified by the United Nations International Agency for Research on Cancer (IARC) in 2004 as a “known human carcinogen."-free batt insulationInsulation, usually of fiberglass or mineral wool and often faced with paper, typically installed between studs in walls and between joists in ceiling cavities. Correct installation is crucial to performance.
*Modular green roofRoof system in which living plants are maintained in a growing medium using a membrane and drainage system. Green roofs can reduce storm-water runoff, moderate temperatures in and around the building (by providing insulation and reducing heat island effect), as well as provide a habitat for wildlife and recreational space for humans. When properly constructed, green roofs can increase roof durability because the roof assembly’s air and water barriers are buffered from temperature fluctuations and UV exposure.

Plumbing
*Dual-flush toilets

HVAC(Heating, ventilation, and air conditioning). Collectively, the mechanical systems that heat, ventilate, and cool a building.
*Whole-house fan and ducted air-conditioning system
*Kitchen and bathroom exhaust
*Radiant floor heating system throughout
*High-efficiency hot water and space heating, including Flat plate hot-water radiator, which collects solar radiation that heats a coolant, which in turn heats water or the home

Lighting
*Extensive daylightingUse of sunlight for daytime lighting needs. Daylighting strategies include solar orientation of windows as well as the use of skylights, clerestory windows, solar tubes, reflective surfaces, and interior glazing to allow light to move through a structure.
*Compact fluorescent lighting
*Automated controls

Equipment
*Energy StarLabeling system sponsored by the Environmental Protection Agency and the US Department of Energy for labeling the most energy-efficient products on the market; applies to a wide range of products, from computers and office equipment to refrigerators and air conditioners. appliances

Wall and Ceiling Finishes
*Bamboo and natural slate flooring
*Low-VOCVolatile organic compound. An organic compound that evaporates readily into the atmosphere; as defined by the U.S. Environmental Protection Agency, VOCs are organic compounds that volatize and then become involved in photochemical smog production. caulks, paints, and adhesives
*Fasteners (not adhesives) to minimize VOCsVolatile organic compound. An organic compound that evaporates readily into the atmosphere; as defined by the U.S. Environmental Protection Agency, VOCs are organic compounds that volatize and then become involved in photochemical smog production.
*Zero-VOC clay finish made from reclaimed stone, natural pigments, and soy binderGlue used in manufactured wood products, such as medium-density fiberboard (MDF), particleboard, and engineered lumber. Some binders are made with formaldehyde. See urea-formaldehyde binder and methyl diisocyanate (MDI) binder.

Furniture and Fittings
*Recycled-content countertop

Lessons

STEEL STUDS HAVE SOME ADVANTAGES. Although steel framing members are not suitable for exterior walls, due to their thermal bridging, they are free from defects and straighter than wood studs. Other green advantages include the facts that they are recyclable, can be made from recycled steel, and they are predrilled, which makes running wires quicker.

Sweat equity cuts costs

Like many homeowners on a budget, David and Alicia did the demolition work themselves. Although the structure was filled with moldy drywall and trash, it was free of lead paint and asbestosMineral fiber once commonly used in many building materials, including insulation, fireproof siding, and resilient flooring. Inhalation of invisible asbestos fibers can lead to chest and abdominal cancers as well as scarring of the lungs. The use of asbestos in some products has been banned by the EPA and the U.S. Consumer Products Safety Commission; manufacturers also have adopted voluntary limitations on its use. When found in older buildings (most commonly in floor tiles, pipe and furnace insulation, or asbestos shingles), the product's friability is a major determinant in how it must be handled during renovations. More information: http://www.epa.gov/iaq/asbestos.html; improper abatement of these hazards can pose ongoing problems.

Info/Finance

Team and Process

The design-buildCompany that handles house design and construction. Since both services are provided by the same firm, integrated design can often be more easily achieved. team and the homeowners worked closely together throughout the project. David and Alicia researched green products.

Location: New York City
Homeowners: Alicia and David Basche
Design-Build Team: Robert Politzer, Hanna Purdy, and
Nick Moons of GreenStreet Construction, Inc.
Area affected: 3,500 ft2

Finance

The homeowners knew it would be a challenge to tackle this extensive gut rehab on a budget. How to creatively address budget constraints while achieving their aesthetic and green goals was a major component of the conversation from the start. Their answer to budgetary surprises was to pitch in even more of their own labor, rather than compromise on quality. Partly for this reason, the project took two years to complete.