Easy LEED Platinum?

Washington, DC

Sep 3 2010 By Peter Yost | 15 comments

General Specs and Team

Location: Washington, DC
Bedrooms: 5
Bathrooms: 3
Living Space : 2600 sqf
Cost (USD/sq. ft.): $190/sqf

The rowhome has a finished basement that is a fully independent rental unit, quite typical of the area.

General Contractor - Amy Levin
Builder - Leon Home Improvement
Insulation contractor - Anchor Insulation
Electrician - Michael n Sons
HVAC - Argent Heating and Cooling
Renewable energy systems contractor - Capitol Sun Group

Construction

Click here for REMRate report with construction details

Energy

- Air tightness = 4 ACH50
- Heating efficiency (heat pumps): 9.0/8.2 HSPF
- Cooling efficiency (heat pumps): 17 SEER
- All ducts in conditioned space
- Water heating: 0.82 EF (see below for solar water heating)
- Energy Star windows (U-value=0.3; SHGC=0.29) (glazing to floor ratio=12%)
- Seagull Energy Star Lighting
- KitchenAid Energy Star appliances
- Evacuated tube solar water system (supplying 77% of total hot water)

NOTE: Jeldwyn Doors and Marvin Windows from Midsouth Building Supply Co. (only companies meeting size and historic requirements)

NOTE: All sealants from AFM Safecoat

Click here for REMRate report with energy efficiency details

Water Efficiency

- Limited turf: 17% of landscaped area
- Drought-tolerant plantings: 100%
- Roof rainwater harvesting system: 63% of roof area
- High Efficiency Fixtures (toilets, faucets, showerheads)

NOTE: All plumbing supplies, including Toto dual-flush toilets, from Thomas Somerville

Indoor Air Quality

- Ducts sealed off during construction
- Home flushed continuously for one week prior to occupancy (windows open)
- No attached garage
- MERV 13 air filter

Green Materials and Resource Efficiency

- Framing waste factor = 0%
- Advanced framing techniques
- Construction waste diversion rate = 90%
- Salvaged heart pine flooring
- Salvaged kitchen countertop and cabinet set (basement rental unit)
- Site-salvaged river stones for landscaping

NOTES:
a. Metal stairs with FSC-certified treads from The Iron Shop
b. Paint - Harmony
c. FSC-certified interior doors- MidSouth Building Supply
d. Concrete - Fly ash, recycled aggregate: DC Materials
e. Cabinets - Eco Green Living
f. Countertops and bath sink Eycon
g. Recycled ceramic tile - Nature Neutral
h. Trex decking - MidSouth Building Supply

Certification

LEED for Homes Platinum Rehab (Click here for Amy Levin's Final LEED for Homes checklist)
HERS Rating = 63

Green realtor Amy Levin uses her background in construction, housing market savvy, and sheer will to achieve Platinum on her LEED for Homes gut rehab of a DC rowhome

“It was easier than I thought,” says Amy Levin when first asked about her LEED for Homes Platinum gut rehab. This would not be the last time my jaw would drop when dealing with Amy; she is a completely unflappable, sharp as a tack, force of nature. She is a born problem-solver and her favorite retort is most certainly “why not” rather than “why.” The devil is always in the details; here is the rest of the context on Amy’s “easy” version of LEED Platinum.

Using the LEED for Homes checklist to drive the process
Amy used the LEED for Homes rating program and checklist to drive her own green building learning curve as well as her design and building process. “I had done some green building in the past,” recalls Amy, “but it was not a comprehensive or integrated process. We did not use the LEED for Homes checklist as prescription, we used it to learn, evaluate, and prioritize. The LEED for Homes program checklist is a really great organizational tool.”

“While this approach is not the ideal, it is quite common and can work” says Asa Foss, Amy’s LFH rater, her primary green building consultant and now Manager for LEED Technical Development at the USGBC. “The danger in having the checklist in the driver’s seat is turning your project in to a point-chasing exercise. While point-chasing was definitely not an issue with Amy’s project, it’s an important hazard to avoid.”

Fully utilizing local green resources
Amy is quick to point out that she was fortunate during her project. “First,” says Amy, “I had Asa as my ace; his availability, knowledge, and willingness to work with me as the general contractor was a huge green advantage.” “And discovering local resources like Marcus Sims (Treincarnation) and The Community Forklift were key for green rehab.” TreIncarnation supplied lots of surplus salvage finish materials and The Community Forklift’s salvage retail operation was a great two-way street for the project, taking from and supplying to Amy’s project.

Making the numbers work
While Amy had a substantial budget for her project, it was definitely finite: "My budget was $500,000 and we came in at $495,676.92. I kept expecting the green building BigFoot to come and crunch the project, but I really believe that there was no real premium. Think of it this way: my apartment rental income covers more than what my mortgage would be on this project. My peak monthly utility bills are less than half those of my neighbors, and my home is more comfortable with better air quality."

Amy is clear that some individual components came at a premium: higher SEER AC unit, her solar water system, top-of-the-line household appliances. But here is a list of project elements where she is sure she saved money going green: a salvaged kitchen cabinet and granite countertop for her rental unit kitchen ($500), powder room vanity made from site-salvaged lumber ($50), river-run fieldstones for front yard landscaping (free from her 4 feet of basement excavation).

And as a realtor, Amy is confident she can take the value of her LEED Platinum project with her if and when she sells her home. “There is real value here that I can show, from the comfort and health perspectives, but also by simply sharing my utility bills!” says Amy with a smile.

An interesting twist: Salvaging art as well as the building
The emphasis on salvage is pretty clear in Amy’s home: the reuse of the original heart pine flooring, rough framing planed and used for the powder room ceiling exposed latticework, the upstairs laundry framed with salvaged two by fours. But the most impressive and unique salvage during the project was not building materials. It was the paintings of EJ Martin that Amy discovered half-buried in the dirt of the basement and even behind drywall from previous renovations. EJ Martin lived at 1834 Ingleside Terrace for many years, at times even paying his rent with his work.

“They were far too beautiful to toss,” says Amy. “It was more than worth it to restore what we could and keep them with this house.” EJ Martin’s paintings are hung throughout Amy’s home.

Lessons Learned

Amy was not particularly fond of being a green guinea pig for some of her materials. “The Columbia Forest Product Purebond door on the largest cabinet never worked; it warped badly,” says Amy, "and we finally just had to replace it.“

“I also completely underestimated the need for residential lighting design,” adds Amy. “We got energy-efficient lighting products, but the location of lighting is sometimes an issue and also the balance of task and background lighting is wrong.” Amy wishes she had known about residential lighting design guidance from IBACOS (High Performance Lighting Guide) and from RPI (Builder’s Guide to Home Lighting).

“Frankly,” says Amy, “it was the regular headaches that had little to do with green that I wish I could do over again, like finding the right plumber!” Amy wrapped up by saying how hard it is to figure out the right way to “divvy up” four stories of a rowhouse between the rental and the live-in portions.


Peter Yost

Tags: , , , ,

Image Credits:

  1. Amy Levin
  2. EPA Energy Star
1.
Wed, 09/15/2010 - 12:01

LEED Rehab
by Anonymous

Wow! I am so impressed with the drive and dedication it took to take on and complete this project. It gives me hope that this is something I might be able to tackle some day, without glossing over the inevitable frustrations that can go along with home "rehab". Thanks for the great information and the excellent list of resources!


2.
Wed, 09/15/2010 - 12:15

We love it!
by Anonymous

We rent the apartment in the basement and love the space, the low utility costs, and the fact that it's hurting the environment less. Plus, Amy really is great!


3.
Wed, 09/15/2010 - 12:34

Great House!
by D. Barberis

I have seen the renovated home above, but had never seen pictures before the renovation. I was amazed at all the work that was done. Nice job putting in the time and effort to make the home more eco friendly. The house looks great !


4.
Wed, 09/15/2010 - 13:29

Uber Cool Reno
by AZ Gotchies

I have had the thrill of visiting and enjoying Amy's home. It's truly unbelievable. Had no idea about the paintings. Also had no idea what the space looked like BEFORE. Wow! What a transition. For those who know Amy, the results really aren't that surprising. She's amazing. Thanks for highlighting her talents and dedication to eco-friendly design and rehab.


5.
Wed, 09/15/2010 - 14:29

nice work!
by Kyra

i've seen this house many times and its a beaut! hoping to see more like this one in dc.


6.
Wed, 09/15/2010 - 14:48

Very impressed!
by Andrea

Great piece! And wonderful inspiration for others who might be considering such a conversion but feel daunted by the idea.


7.
Wed, 09/15/2010 - 15:05

Amy was my ROCKSTAR realtor
by Jake Clessner

Love ya girl!!! You are an inspiration!


8.
Wed, 09/15/2010 - 15:10

WOW!!!
by Amy

Many thanks to all of you fabulous folks-especially Peter Yost for doing such an awesome and thorough job on this case study! I'm truly thankful for the opportunity to turn my home into a helpful example for others AND to have a beautiful place to call home! Days like this make it all worth it. THANK YOU!


9.
Wed, 09/15/2010 - 16:10

go!
by Erin

Good article, awesome house and good example for others to follow!


10.
Thu, 09/16/2010 - 18:39

Great article!!
by Erica

I had the pleasure of living in this gorgeous house during my stay in DC, and it's no surprise to me that Amy was able to achieve so much with it. The house is much like it's owner: warm, one-of-a-kind, and environmentally conscious. Congrats, Amy, on this article! It's great to read about your incredible accomplishment.


11.
Thu, 09/16/2010 - 21:59

Very cool!
by Terry

Have known Amy since she was two. It is terrific to see this wonderful and environmentally conscious project of hers.


12.
Sun, 09/19/2010 - 23:06

Wow
by Megan

That's a huge project, and beautifully done. So impressive!


13.
Thu, 09/23/2010 - 09:15

Energy Yardstick
by Joel

The last few photos show an Energy Yardstick for the two units. That looks interesting. How do you go about doing that?


14.
Tue, 10/05/2010 - 10:06

EPA Home Energy Yardstick
by Peter Yost

Hi Joel -

You just go to the EPA website and enter in the info for your residence and its a web-based tool that cranks out the results, as shown. http://www.energystar.gov/index.cfm?fuseaction=HOME_ENERGY_YARDSTICK.sho...

There is also another tool that has a more detailed option where you input a lot more info about your home and get more honed results. It's called the Home Energy Saver: http://hes.lbl.gov/consumer/


15.
Thu, 10/28/2010 - 13:23

Finally took the time to take
by Judith Tiktin

Finally took the time to take a real close look at this. This is a wonderful piece, and a well desired tribute to your super project! I know the blood, sweat and tears (not to mention money) that went into this, and it is clearly well worth the effort. All the best in your green home, and may you reap the fruits of your labor for many years to come.


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