Washington D.C. October 2008

The Hidden Risks of Green Buildings:
Why Building Failures are Likely & How to Reduce Your

Risks
Lorman Educational Services

g
Washington,, DC
Speakers:
David Odom & Richard Scott
Scott--Liberty
Lib t Building
B ildi Forensics
F i Group®
G ®
Jim Bidgood & Eugene Heady--Smith, Currie & Hancock LLP
Copyright Liberty Building Forensics Group® – Duplication by Permission Only 1

Speaker Bios
J. David Odom
d.odom@libertybuilding.com Richard J. Scott
407-697-7227 r.scott@libertybuilding.com
352-219-3577
David Odom is a building forensics expert and Vice President with Liberty
Building Forensics Group® in Orlando, Florida. Prior to joining LBFG he Richard Scott, AIA, NCARB, LEED®AP with Liberty Building Forensics
spent 30 years with CH2M Hill. Group® in Orlando, Florida, is a senior forensic architect focusing on
moisture, mold, and building envelope problems.
He has authored over 30 articles and co-authored three manuals, including:
1. A CEU monograph for NCARB (the National Council of Mr. Scott has co-authored a CEU monograph for NCARB (the National
Architectural Registration Boards) on moisture and mold Council of Architectural Registration Boards) on moisture and mold
prevention: Mold & Moisture Prevention prevention: Mold & Moisture Prevention.
2. A manual published by Fairmont Press: Commissioning
Buildings in Hot, Humid Climates He has authored articles and technical papers, including Pioneering
3. A manual for Walt Disney World Corporation: Preventing Moisture Building Envelope Commissioning to Prevent Moisture Intrusion for the
& Mold Problems: Design & Construction Guidelines American Society of Civil Engineers’ Forensic Engineering Symposium.
In 2007 he co-authored a mini-monograph for NCARB titled The Hidden Mr. Scott was a LEED®AP consultant for some of the first LEED® certified
Risk of Green Buildings: Avoiding Moisture & Mold Problems. buildings in the Southeast, such as Emory University that achieved a LEED®
Silver Rating.
In 1998 he was named Indoor Air Quality Person of the Year and in 1999
he was recognized as one of the 50 Most Influential People in the indoor Currently he is providing consulting services on multiple green building
air quality field. projects around the United States.
He is currently working on multiple green projects involving a ski resort at

Lake Tahoe (CA), a 5-star multi-use building in Vail (CO), and a large resort
under design in Hawaii.
Liberty Building Forensics Group® is a firm that specializes in forensic building investigations, expert witness/litigation support, building commissioning, and
green building consultancy. Their staff has led the diagnosis and remediation of some of the largest building failures in the country, including the $60 million defect
claim at a luxury resort in Honolulu and the $20 million Martin County Courthouse problems. LBFG has performed commissioning and green building-related
services on over $3 billion in new construction since 1995. They can be reached at www.libertybuilding.com or at 407-703-1300 in Orlando, Florida.
The High Risk of Green Buildings
The Hidden Risks of Green Buildings:

Why Building Failures are Likely & How to Reduce Your
Risks
Lorman Educational Services

Washington, DC
S
Speakers:
David Odom & Richard Scott--Liberty Building Forensics Group®
Jim Bidgood & Eugene Heady--Smith, Currie & Hancock LLP
Presentation Overview
The great irony of building green is that the very concepts that
are intended to enhance a building's performance over its
lifetime are many of the same things that also make it highly
susceptible to moisture & mold problems during the first few
years of operation.
operation
Improved energy conservation, increased thermal insulation,

and the use of innovative products are some of the things
that make buildings green and sustainable. Coincidentally,
they are also some of the things that make buildings
susceptible to future failure.
While green buildings have many positive benefits there is also

strong evidence to suggest a direct correlation between new
products, innovative design, and building failures. Simply
put—departing from the “tried and true” often means
increasing the risk of building failure, and this risk
dramatically increases in demanding climates.
©Liberty Building Forensics Group®

October 2008 www.libertybuilding.com 1
Premises of the Presentation

• Building green is a noble goal, but there is strong
evidence that green buildings are higher risk buildings
• Risks – Some are obvious but most are obscure.
• Risks
Ri k iinclude:
l d
--Legal & contractual risks
--Insurance risks
--Project risks
--Technical risks
• Potential building problems can range from acute &

catastrophic to chronic performance failures
• Our observation: “Good p practices” in such keyy areas as
IAQ, humidity control, waterproofing & regionally correct
climate design criteria have not being well integrated into
green design practices--including many LEED credits.
• The answer is to build “low risk”, regionally correct, green
buildings
Definitions
• Green Building—Design, develop, construct &
operate in a manner that reduces the use of
non-renewable resources.
• Sustainability-Includes green issues, but also is
interested in economic issues (financial
payback)
• High Performance Buildings
Buildings-Interested
Interested in
measurable and verifiable improved outcomes
(such as 35% improved energy performance)

Green Building Risks

• Legal risks
• Insurance risks
• Project risks
• Technical risks
Complex Building + Strong HVAC

Drivers = “High Risk” Buildings
III “high”
high
Complexity
Building
II “moderate”
I “low”
Mild Intense
HVAC Drivers
Source: 1996 Florida Solar Energy Center (FSEC) Study.

Post-Construction Deficiencies
Experienced by Walt Disney World
Thermal &
Moisture
Mechanical
Finishes
35%
Conveying
S t
Systems
General
Requirements
16%
Site Work
Electrical
Green Buildings
Versus
“Lower Risk”, Regionally-Correct Buildings
Green Buildings Low Risk Buildings
1. More outside air (> ASHRAE by 30%+) 1. Minimum outside air (not exceed ASHRAE)
2. Stresses innovative materials 2. Stresses time-tested, proven materials
3. Renewable/carbohydrate based mat’ls 3. Hydrocarbon based materials
4. Emphases energy conservation 4. Emphases dehumidification
5. Stresses VOC reduction 5. Minimal VOC concern (only on mat’l selection)
-Increased exhaust (>5 Pa) -Very tight control of exhaust
-Building flush out -Rejects building flush out
-Low
L VOC material
t i l selection
l ti -Agrees
A with
ith llow VOC materials
t i l
6. Stresses extra thermal insulation 6. Stresses drying potential of walls & ceilings
7. Does not address rainwater 7. Stresses avoiding rainwater intrusion

Course Agenda
Morning
• Course Overview-David Odom
• Overview of Green Building Concepts -Rick
Rick Scott
• Specific Higher Risk” Green Building Concepts –Rick Scott
• Problem Prevention Approaches-David Odom
Lunch
Afternoon
• Managing Risks When Building Green- Jim Bidgood & Gene Heady
• Contract Risks,
Risks Contract Forms & Risk Reduction Language–Jim
Language Jim
Bidgood & Gene Heady
• Insurance Issues for Green Buildings – Jim Bidgood & Gene Heady
• Final Tips for Successful Green Buildings -Everyone

The Hidden Risks of Green Buildings October 2008
LEED
Leadership in Energy &
Environmental Design
g
Many of LEED graphics and information are from USGBC website: usgbc.org
Copyright Liberty Building Forensics Group® – Duplication by Permission Only

1

2
©Liberty Building Forensics Group® October 2008

www.libertybuilding.com 1

3
USGBC
US Green Building Council
(www usgbc org)
(www.usgbc.org)
•Founded 1993
•Represents all segments
of Building Industry
•Committee-Based,
Member-Driven,
Consensus-Focused
4

What is
green
building?
Design and
construction
practices that
meet specified Site
standards, g
Planning
resolving
much of the
negative
impact of
buildings on
their
occupants and
on the
environment
environment.
LEED is the
current “Gold
Standard” by
USGBC
5
LEED
Leadership in Energy
& Environmental Design
•7 Prerequisites
•69 Potential Credits (Points)
26 33 39 52 69
Platinum
Gold
Silver
Certified

6

LEED Checklist

7
LEED-NC ® Point Distribution

Indoor
Environmental
Quality Sustainable
23% Sites
22%
Materials &
Resources
Water
20%
Efficiency
Energy & 8%
At
Atmosphere
h
27%

8

Emory University
Whitehead Biomedical Research Building
First LEED
Certified Building
in Southeast
Achieved Silver
Rating

9

10


11

12


13

14


15

16


17

18

Additional Construction Costs for

LEED-certified buildings
Average for offices and schools, based on 40 buildings
Conventional Building Cost (100%) Additional Cost
PLATINUM (2 buildings) 6 8%
6.8%
GOLD (9 buildings)
2.2%
SILVER (21 buildings)

1.9%
CERTIFIED
(8 buildings)
.66% 19

20


21

22


23

24

The Hidden Risks of Green Buildings
Higher Risk
Green Building Concepts
omplexity III “high”

Building
II “moderate”
B
Co
I “low”
Mild Intense
Green Drivers
Green Buildings
Versus
1.More Outside Air
“Lower Risk”, Regionally-Correct Buildings
2.Stress
Green Innovative Materials
Buildings Low Risk & Concepts
Buildings
3.Renewable/Carbohydrate
1. Minimum outside airMaterials
1. More outside air (> ASHRAE by 30%+) (not exceed ASHRAE)
4.Emphasis on Energy Conservation
5.Stress VOC Reduction
-Building
Building flush out -Rejects
Rejects building flush out
-Low VOC material selection -Agrees with low VOC materials
6.Stress Extra Thermal Insulation

6. Stresses extra thermal insulation
7. Does not address rainwater
6. Stresses drying potential of walls & ceilings
7. Stresses avoiding rainwater intrusion
7.Cx Does Not Address Rainwater/RH/Air


Risks Associated With New Materials

& Concepts
“New
New materials are unproven by definition
definition.
Like most experiments they tend to fail. If
the experiment is the whole exterior of the
building (or the entire HVAC system), they
fail big.”
Quote from
“How Buildings Learn: What happens after they’re

built” by Stewart Brand
Risks Associated With New Materials &

Concepts
Challenge: Understanding performance of new
materials
ate a s a and
d syste
systems s in high
g risks a
areas
eas o of
envelope assembly
• Vapor retarder vs. air barrier vs. secondary
rainwater barrier
• Dewpoint location
• Interrelationship with HVAC
• Transitions and terminations
• Interaction with other materials-compatibility
• Moisture Absorption

Innovative Concepts:
Vegetative Roof
Innovative Concepts:
Vegetative Roof

Innovative Materials & Increased Insulation:

Hides Water Leaks & Reduce Wall Drying
Innovative Materials:
Understand Performance Characteristics

Innovative & Carbohydrate Materials

Understand Performance Characteristics
Innovative Concepts/Not Address Rainwater
Vapor Retarder
Building Paper
Moisture Barrier
Sealant
Flashing (not called out)
Flexible Flashing Surround

Innovative Concepts/Not Address Rainwater

Phillip Merrill Environmental Center
Chesapeake Bay Foundation
First Platinum LEED Building-2001
Building envelope materials selected to achieve
LEED status--the project experienced
substantial rainwater penetration
Innovative Materials & Concepts
3-D/Isometric Sketches

Cx Does
Not Address
Source: Terry
Brennan, EPA
Guidelines
Cx Does Not Address:

Building Envelope Air Tightness
•Opened April 2001
•Closed July 2002
•Cost to remediate-
Initially $10M, then
$20M, now $65M


Envelope Air Tightness

Envelope Air TIghtness—AABA
Performance
Item Air Pressure ASTM Test
Permeance Differential
NTE
Materials 0.004 cfm/ft2 0.3 in. water E 2178
Assemblies 0.03
0 03 cfm/ft2 0 3 in
0.3 in. water E 1677
Entire 0.2 cfm/ft2 0.3 in. water E 779

Building

Increase Thermal Insulation/Cx Does Not

Address
Increases in energy performance can reduce moisture

control
Increase Thermal Insulation/Cx Does Not Address
Hot Attic Air
Cold
Supply
Air
°F Dew-point
DB Temp

Increase Thermal Insulation/Cx Does Not Address:

Wall Modeling
ASHRAE WALL DEWPOINT ANALYSIS
PROJECT HHV Kalia Tower - ADL Changes Wall ADL-2 (Walls C and R)
Honolulu, HI Summer Condition
WALL DESCRIPTION
REFERENCE: ASHRAE, 1989 FUNDAMENTALS, CHAPTER 22 = Input Fields = Calculated Fields
THICKNESS R-VALUE Vapor Resistance

WALL SYSTEM COMPONENT
(INCHES) (F-SF-H/BTU) (REP)
INTERIOR AIR FILM 0.000 0.68 0.000

GYPSUM WALL BOARD 0.625 0.56 0.040
AIR SPACE 6.000 0.85 0.000
TOTALS: 3.33 0.080
U-VALUE (1/R): 0.30
DESIGN CONDITIONS
OUTDOOR CONDITIONS: 80.0 F Dry Bulb 82% RH
Dewpoint Temperature: 74.0 F 16.0 Elev Ft MSL
Vapor Pressure 0.8468 IN. Hg
INDOOR CONDITIONS: 72.0 F Dry Bulb 50% RH
Dewpoint Temperature: 52.4 F
Vapor Pressure: 0.3960 IN. Hg

::
VAPOR PRESSURE PROFILE
REFERENCE: ASHRAE, 1993 FUNDAMENTALS, PAGE 20.8 & 20.14
Thickness Plane R-Value Surface Temp Sat. Vapor Pressure Vapor Resistance Vapor Pressure Dewpoint Temp Relative Humidity
Wall Component
(Inches) Location (F-SF-H/BTU) (F) (in. Hg) (Rep) Profile (F) (%)
OUTDOOR 80.0 0.8468 82.0%
INTERIOR AIR FILM 0.000 0.000 0.680 78.4 0.9792 0.000 0.8468 74.0 86.5%
GYPSUM WALL BOARD 0.625 0.625 0.560 77.0 0.9365 0.040 0.6214 64.9 66.4%
AIR SPACE 6.000 6.625 0.850 75.0 0.8750 0.000 0.6214 64.9 71.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
INDOOR 72.0 0.3960 50.0%
Temperature Profile
Risks of Increased Outside Air

Ventilation
LEED credits for meeting or exceeding

ASHRAE 62.1-2004
Requirements for Mechanically Ventilated
Spaces:
g zone ventilation rates to all
Increase breathing
occupied spaces by at least 30% above the
minimum rates required by ASHRAE Std.
62.1-2004.

In 1989 Ventilation Requirements Tripled and

Building Failures Increased Dramatically
Billings
ASHVE Flugge
25
Requirements
20 ASHRAE
Standard
15 62-89
ASHRAE
10 Yaglou ASHVE Standard
Requirements 62-81
5 ASHRAE
Tregold Standard
0 62-73
1825 1850 1875 1900 1925 1950 1975 1980 1985 1990
VOC Reduction:
Using Exhausts to Remove Odors & Control Pollutants
• Most frequent source control is local exhaust

• Local exhaust can result in
– Local depressurization can cause uncontrolled
air flows, especially
p y if exhaust amounts >5Pa

VOC Reduction:
Using Exhausts to Remove Odors & Control Pollutants
Can Result in Mold and Moisture Problems
Exhaust on
+
-
Increasing Building Ventilation Can Increase

Pressure Imbalances
Common Understanding Actual Process

“Smart Air Syndrome”

Infiltration and Exhaust Air Problems

Damage caused by uncontrolled air flows
Mold Growth in Wall Cavities Due to Uncontrolled Air Flows

Infiltration and Exhaust Air Problems

Damage caused by uncontrolled air flows
Mold Growth On Back of Chest


Increasing Outdoor Air and Thermal Comfort
Increasing Outdoor Air and Thermal Comfort
• For operable windows consider sensors and

automatic
t ti overrides
id

VOC Reduction:
Flushout
High Moisture Levels in Outside Air

Makes Building Flush Out Risky in the
SE & Summertime in NE & Midwest
400
Dehumidification
300
200
BTU Days
100
Cooling
-100
Note: Data apply to central Florida.

-200
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec
Source: Mildew and Moisture Problems in Hotels and Motels in Florida, Dr. Virginia Peart, 1989.

Moisture Impact of Building Flush-Out in

a 100,000 Sq. Ft. Building
LEED R Requirement
i 14
14,000
000 cf/sq
f/ fft
for Building Flush Out X100,000 sq ft
1,400,000,000 cf
= 234,093 gallons of additional moisture
(Assuming an outside dew point of 75 degrees)
Deficiencies in Current Approach to

Building Commissioning
• LEED Fundamental Cx Cx—EA EA Prerequisite 1

Intent of EA 1: Verify that the building’s energy
related systems are installed, calibrated, and perform
according to the owner’s project requirements, basis
of design & construction documents
• LEED Enhanced Commissioning—EA Credit 3
Intent of EA 3: Begin the Cx process early during the
design process and execute additional activities after
systems performance verification is complete

Concerns About Fundamental &

Enhanced Commissioning (Cx)
• Cx focuses on energy performance and NOT on
moisture control
• Cx focuses more on individual systems and less
on the interaction between systems
• Cx does not evaluate the envelope performance
• Basic Cx focuses more on end-of-construction
activities
• Cx does not identify design flaws
Cx document review focuses on ability of
building systems to be commissioned, not how
systems will perform in hot, humid climates
Cx Does Not Address Interaction Between

Envelope & HVAC System
HVAC Pressurization
Unlikely Probable
; Unlikely Probable
Unlikely Very Likely

Wall*
Possible Very Likely
Potential for Moisture/Mold Problems in Hot, Humid Climates


Envelope Construction Phase Commissioning

Differs from HVAC Commissioning
HVAC Envelope
Many components
M t can be
b Difficult
Diffi lt to
t perform
f partial
ti l
tested individually, before tests–not watertight until
system is complete almost complete
Testing well developed Testing less developed,
& widely recognized (TAB); more difficult to implement,
ASHRAE guidelines ~10 & less recognized;
years no comprehensive guidelines
One Main Sub--familiar with Many Subs--unfamiliar with
Cx/TAB Cx--which one is responsible
for testing failures?
Innovation & Design Process

“Most new products are experiments and most
experiments fail.”
---Stewart Brand
Everytime one of our buildings wins an award we get

a lawsuit
--Anonymous (Engineering Firm)
“If the roof doesn’t leak then the architect hasn’t been
creative enough”
---Frank Lloyd Wright


EDITORIAL
By Dave Barista, Managing Editor
‘LEEDwashing’—the new wave in greenwashing
.‘
•In the bulding industry,
industry greenwashing typically refers to the practice of
making misleading or unsubstantiated claims about the environmental
benefits of materials, finishes, or systems.
• manufacturers will take a product that is on some level green and spend
much more money promoting it than they spent on the effort to make it green
in the first place. To me, that is greenwash as well
•‘LEEDwashing”—the
g practice of making
p g the claim that a p
paritcular p
product
can earn a certain number of credits through the U.S. Green Building
Council’s Leadership in Energy and Environmental Design rating program
•Despite the widespread concern over greenwashing, Nlicolow argues that

the practice may actually provide some benefit to the green building
movement. “I see greenwash as the ‘gateway drug’ for institutional change

Possible LEED
Innovation in
Design Credit

Preventing Green Building Failures—

Specific Techniques to Implement
•Summarize of the Risks
•How to Prevent Problems
•What Should a Successful Green Building

Look Like
Copyright Liberty Building Forensics® Group – Duplication by Permission Only
“There’s one sure way to kill an

idea:
Sue it to death.”
Quote from July 14, 2008 ENR magazine

Project Risks for Green

Buildings
• Schedule overruns due to delivery problems with new
products or the construction impacts
p p of g
green
requirements
• Cost impacts of sole source products
• High expectations of a “green building”
• Not clearly defining what is meant by “green”
• Contractors, subcontractors, and designers who are
unfamiliar with green products and innovative approaches
• Specifying green products that have minimal in-field
testing and poor warranties
• Problems that are not covered by insurance—E&O or GCL
Green Buildings
Versus
“Low Risk”, Regionally Correct Buildings
Green Buildings Low Risk Buildings

1. More outside air (> ASHRAE by 30%+) 1. Minimum outside air (not exceeding ASHRAE)
-Building
Building flush out -Rejects
Rejects building flush out
-Low VOC material selection -Agrees with low VOC materials
6. Stresses extra thermal insulation 6. Stresses drying potential of walls & ceilings
7. Does not address rainwater intrusion 7. Stresses rainwater intrusion avoidance

1991 - Omni Hotel

Charleston, SC
•Massive Moisture Problems

Occurred Immediately After
Opening
•The building was de-bricked
and the waterproofing was
repaired, costing >$10M
•The
Th next summer (after
( f
repairs) the problem re-
occurred.
Predicting Building Failures in the

Schematic Design Phase

Predicting Future Building

Failures During Early Design
Elements of a Comprehensive
Peer Review Plan
HVAC
Review
100%
Level of Influence
Decreasing Options for Solutions

Envelope VE Cost of
Reviews Input Contractor T&B Input Post Action/
Submittals Construction
Performance Solution
Verification
0.0%
Design Construction Occupancy
Source: Adapted from Quality in the Constructed Project, American Society of Civil Engineers, 1988.

Predicting Wall System

Performance--Condensation
Potential
Perms - 5 37.5 34.3 1.6 0.7 2.5 2.5
Plywood-Exxterior
Clapboards
s
1/2” GWB
3/4” Poly-
3 1/2” Air
Air film
Air film
styrene
Paint
space
1. Location of the
primary vapor
95 F 95 F retarder
2. Location of the
first plane of
80 F 80 F condensation
95 F
75 F 70% RH
75 F
50% RH
Primary Vapor
Dew Point
Retarder
Comparing Wall Moisture

Performance With +2 Pa & -2
Pa Pressures
(FL Solar Energy Center Photo)

Materials & Resources

Wall Modeling
ASHRAE WALL DEWPOINT ANALYSIS
PROJECT HHV Kalia Tower - ADL Changes Wall ADL-2 (Walls C and R)
Honolulu, HI Summer Condition
WALL DESCRIPTION
REFERENCE: ASHRAE, 1989 FUNDAMENTALS, CHAPTER 22 = Input Fields = Calculated Fields
THICKNESS R-VALUE Vapor Resistance

WALL SYSTEM COMPONENT
(INCHES) (F-SF-H/BTU) (REP)

AIR SPACE 6.000 0.85 0.000
TOTALS: 3.33 0.080
U-VALUE (1/R): 0.30
DESIGN CONDITIONS
OUTDOOR CONDITIONS: 80.0 F Dry Bulb 82% RH
Dewpoint Temperature: 74.0 F 16.0 Elev Ft MSL
Vapor Pressure 0.8468 IN. Hg
INDOOR CONDITIONS: 72.0 F Dry Bulb 50% RH
Dewpoint Temperature: 52.4 F
Vapor Pressure: 0.3960 IN. Hg

::
VAPOR PRESSURE PROFILE
REFERENCE: ASHRAE, 1993 FUNDAMENTALS, PAGE 20.8 & 20.14
Thickness Plane R-Value Surface Temp Sat. Vapor Pressure Vapor Resistance Vapor Pressure Dewpoint Temp Relative Humidity
Wall Component
(Inches) Location (F-SF-H/BTU) (F) (in. Hg) (Rep) Profile (F) (%)
OUTDOOR 80.0 0.8468 82.0%
AIR SPACE 6.000 6.625 0.850 75.0 0.8750 0.000 0.6214 64.9 71.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
0 0.000 7.250 0.000 72.0 0.7916 0.000 0.3960 52.4 50.0%
INDOOR 72.0 0.3960 50.0%

Temperature Profile
Use of Innovative & Energy Saving

Products Can Have Unintended
Consequences

Materials & Resources
VIDEO

Summarize the Risks in Green

Buildings
• Increased OSA ventilation
-Iscounter to energy conservation
-Substantially increases the chance of uncontrolled air flows (pressure imbalances)
Solves problems related to odors,
-Solves odors increased CO2
CO2, and off off-gassing
gassing
-Increases problems related to humidity control
• Use of new & untested materials
-Warranties that are worthless or misleading
-Product data sheets that don’t address the major failure points (absorption of water)
-Products that are less than 5 years old but will be used buildings that are intended to last 100+
years
• Enhanced ceiling & wall insulation
-Lower drying potential for wall & ceiling cavities
-New products that will act in unknown ways (air, vapor, thermal, and water barriers)
• LEED-Driven,
LEED Driven, Construction
Construction-Phase
Phase Activities in Hot, Humid Climates
-Building flush-out during construction
• Emphasis on Energy Verification & Under-Emphasis on Moisture
Verification
-EA Credit 5: Measurement & Verification. Intent: Provide for the ongoing accountability of
building energy consumption over time.
Successful Green Buildings on the East

Coast:
•Minimizing uncontrolled air flows will be a requirement to control

moisture and energy. Requirements will be pressure mapping of
buildings after construction and minimizing ductwork leakage.
leakage
•Plenum air supply and return systems will not be used.
•Air tightness of building enclosures will be come a requirement and
there will be standards promoted by ASHRAE and others. Dedicated air
barriers MUST be designed into the wall assemblies. Traditional
products such as commercial house-wraps and15# paper may become
extinct in g
green buildings---too
g manyy penetrations
p & are usually
y
incorrectly installed
•The use of barriers with multiple functions and improved
performance will be required. For example: use fluid applied
waterproofing/air barrier materials. They are air barriers, WRB, and can
be vapor retarders (if needed)

Successful Green Buildings on the East

Coast:
•Enhanced water testing of the building envelope; especially windows
& doors prior to installing the insulation
• Expandable foam insulation systems may become more common in
walls and ceilings
g since theyy are air barrier,, vapor
p retarder ((some
materials) and a high performance thermal barrier. Caution will be
required to avoid moisture problems with foam insulation!
•Improving the ventilation effectiveness is more appropriate than just
adding more ventilation. This means designing better air distribution and
verifying it! CO2 monitors will likely become common, but with minimum
levels to maintain building pressurization.
•Building
B ildi performance
f will
ill b
be extensively
t i l monitored
it d ffor moisture
i t ((nott
just energy) for at least 1 year
•An Improved Model of building commissioning is required that will
incorporate enhanced design reviews, more involvement by the CA
during construction for waterproofing, and a much enhanced warranty
period
Copyright verification
Liberty Building that includes
Forensics® Group moisture/humidity concerns.
– Duplication by Permission Only
Conclusions
1. Building Commissioning (QA) must incorporate:
-Enhanced technical peer reviews: HVAC + Envelope + Green Products
-Through evaluation of new, innovative materials
-Development of a green building design checklist
-Water testing of the envelope is more important during construction
-Building verification must include moisture monitoring, not just energy monitoring
2
2. Perform multiple technical peer reviews during design focusing on:
--Predicting interaction of the various building systems
--Predicting the building’s post-construction performance
--Analyzing the envelope performance
--Design team must incorporate the “best practices” in the fields of waterproofing, humidity control, and
building envelope performance.
3. Designers & contractors must place regionally-specific climate criteria

ahead of LEED credits
4. Closelyy analyze
y new p products touted as “green”
g or innovative,, especially
p y
products used in the HVAC and building envelope systems. Carefully
review warranties, disclaimers, length of in-service testing, and data
sheets.
• Development of a Green Building Risk Management Plan

--Addresses unique contract provisions, definition of green building terms, evaluating new products &
innovative procedures, and provides legal & insurance insights

This presentation attempts to provide accurate and authoritative
information on the subject matter covered. It is not intended to
provide specific
p p legal
g or technical advice,, but rather serves as a
general source of information on moisture and mold problems.
Liberty Building Forensics Group® (LBFG) makes no representation

or warranty, expressed or implied, concerning the completeness,
accuracy, or applicability of any information contained in this
presentation. No liability
p y of any
y kind shall be assumed by y LBFG®
as a result of reliance on any information contained in this
publication.
All rights reserved. No part of this publication may be reproduced in

any form or by any means without the prior expressed written
permission of LBFG®.
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The Hidden Risks of Green Buildings:

Why Building Failures are Likely & How to Reduce Your

Lorman Educational Services

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He is currently working on multiple green projects involving a ski resort at

The Hidden Risks of Green Buildings:

Lorman Educational Services

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Improved energy conservation, increased thermal insulation,

While green buildings have many positive benefits there is also

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Premises of the Presentation

• Potential building problems can range from acute &

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Green Building Risks

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Complex Building + Strong HVAC

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©Liberty Building Forensics Group®

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©Liberty Building Forensics Group®

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©Liberty Building Forensics Group® October 2008

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©Liberty Building Forensics Group® October 2008

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©Liberty Building Forensics Group® October 2008

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LEED-NC ® Point Distribution

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©Liberty Building Forensics Group® October 2008

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©Liberty Building Forensics Group® October 2008

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©Liberty Building Forensics Group® October 2008

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©Liberty Building Forensics Group® October 2008

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©Liberty Building Forensics Group® October 2008

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Additional Construction Costs for

SILVER (21 buildings)

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©Liberty Building Forensics Group® October 2008

omplexity III “high”

6.Stress Extra Thermal Insulation

7.Cx Does Not Address Rainwater/RH/Air

©Liberty Building Forensics Group® October 2008