| Quality | Specs | Green Homes | EPS Score | Upgrades |
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Akro Quality Defined
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| Akro Quality | Fuel Economy | Building Materials |
What “quality”?
Most goods sold by U.S. manufacturers carry the label “quality” even though it is never explained how they justify this label. For example, since there exists no standard by which the alleged “quality” can be judged, all U.S. houses could claim to be “quality” products. To the general public the “quality” of a given house is usually only a question of sales price, the highest price representing the highest quality and the lowest price the lowest quality. The absurdity of this purchasing criteria culminates in the practice of comparing the square foot price of construction. This is as absurd as buying a car by comparing the per pound price without regard to its performance.
Tested and Certified Quality
Akro Quality Solar Green Homes strive to approach the ideal of a “net zero energy home” and reduce dependency on coal-fired power plants which pollute the air, water, and the food chain. To this end Akro Solar Green Homes are constructed with an energy-saving house shell and provide energy-saving utility features which are tested and certified by independent testing agencies like Energy Star and Energy Trust of Oregon.
(www.NorthwestEnergystar.com) (www.energytrust.org)
Quality Requirements
What then are the requirements for building a sustainable home to be habitable for at least the next 500 years with their unavoidably decreasing availability of natural resources and rising energy costs? How does an astute home buyer purchase a house for the challenging times ahead? Like an astute car buyer, who, more often than in previous times, today asks about the fuel economy of a given car, an astute home buyer should also go past the attraction of flashy colors, style, and size, and first “look under the hood.”
(www.energytrust.org)
Fuel Economy of new Homes.
The energy cost savings in a Net-Zero Energy Ready Home are guaranteed by a durable well-insulated house shell. Akro Construction Corp. is committed to build a long-lasting shell which minimizes the use of heating and cooling machinery with its limited life expectancy. Instead of investing in expensive machinery we prefer to invest in quality framing and the extensive use of closed cell spray foam and blown-in-fiber glass insulation. Our standard external wall insulation consists of an minimum of 3″ of closed cell spray foam plus 5″ of “Blown-in-Blanket” fiber glass insulation for a total of an R-41 rating. An 8″ wall with staggered studs prevents any thermal transfer and provides an 8″ cavity for an 8″ of insulation.. The construction code-required value is only R-21. Our raised-heel trusses allow for loose blown in fiber glass insulation in the attic extending above the exterior walls with an R-60 rating where the code requirement calls for only an R-38. The under-floor insulation above the crawl space is also made draft -free with an inch of closed cell spray foam plus fiber glass insulation batts for an R-45 where the code requirement allows for cold feet with only an R-30 value.
In addition to the insulation values which approach the European “Passiv Haus” concept we install high quality triple pane windows. Our Net-Zero Energy Ready Home shell is “ready” for occupants who will spend a minimum on energy costs and could in fact attain the ideal of a “Net-Zero Energy Home”, i.e., do not use more energy than they can also generate with renewable energy sources.
The most efficient heating systems will be selected according to the size of the house and buyers’ preference.
For information on alternative energy state and federal tax credits and utility company rebates go to www. oregon.gov/energy and www.energytrust.org and
www.NorthwestEnergystar.com and www.cpi.coop
Building Materials
Akro Solar Green Homes are built the old-fashioned way: we use only solid framing lumber and plywood with 5 layers of veneer. At the present, we do not use man-made composite wood products with the potential industry recalls. However, our preference for the time-proven quality of real wood can probably not be sustained in a future with unbridled population growth and corresponding demand for natural resources.
(www.populationconnection.org)
Roof:
Let us start by looking at the Akro Solar Green Home roof. This life-time guaranteed concrete tile roof defines the “quality” appearance of the house and will keep several future generations dry without costly replacements. Due to its weight, the tile roof dictates extra structural requirements in the entire house structure, starting in the foundation. The recyclable concrete tile roofing has a 50 year warranty with an R-20 insulation value. The raised-heel roof trusses are especially engineered to allow for the weight of concrete tiles and for maximum insulation above the exterior walls.
Foundation:
Akro Solar Green Homes are engineered according to the Oregon Structural Specialty Code (OSSC) and the prescriptive building methods of the Oregon Residential Specialty Code (ORSC). The Akro foundation has large “load points”; i.e., larger footings than the average house foundation. Embedded in the concrete foundation stem walls are 24” long and 5/8” thick steel anchor bolts (SSTB 24) and 5/8” and ¾” thick steel J-bolts. We build higher than usual stem walls to ensure an easily accessible crawl space. All stem walls are 8” thick.
Framing:
Akro Solar Green Homes incorporate the best features of the Energy Star Homes Northwest “Advanced Framing” Requirements and exceed these requirements when possible. Akro SolarGreen Homes “Standard Specifications” call for massive hold-downs to secure 3×6 or 3×8 pressure-treated sill plates which have a 0.4 chemical retention rating instead of the 2×6 pressure-treated sill plates with a 0.25 chemical retention rating used in average home construction. The larger sill plates provide more strength for the shear forces on the wall panels. The house walls bear directly on the foundation walls instead of on the wooden rim joists commonly used in residential construction.. This necessitates a beam and joist construction which carries the floor from below the stem wall height. The support posts are pressure-treated. The floor consists of ¾” tongue and groove exterior grade plywood on 2×10 or 2×12 solid kiln-tried Douglas Fir joists installed 16” on center.
The exterior house walls consist of 2×4 Douglas Fir staggered studs for an 8″ wall cavity to allow for our standard 3″ closed cell spray foam plus 5″ of blown-in fiber glass insulation for a minimum of R-41 insulation rating compared to the R-21 rating required by the building code. The staggered studs prevents any possible thermal transfer.
Akro Solar Green Homes are not built with finger-joined wall studs made from glued-together lumber remnants, man-made I-joists, and wafer board, a glued-together wood chips panel. We build exterior and interior shear walls with 4×6 posts fastened to the SSTB 24” steel bolts with 20” long hold-downs (HD 20). The connecting membrane consists of ½” exterior rated 5-ply plywood. The exterior and interior shear walls are connected to provide a solid unit structure, some even enhanced with steel beams, guarding against potential seismic motion.
Triple Pane Windows
For maximum energy efficiency we use the top of the line Milgard “Montecito” low E triple pane windows with an average U-Value of 0.24 or better. (= R-4.35)
Siding
The siding system which protects the 1/2″ five-ply subsiding consists of waterproof but air permeable construction paper, 1/4″ pressure treated nailing strips, and “Hardiplank” or “Hardipanel” cement siding, which resists flame spread, impact damage, wet and humid climate change, cold damage, and insect damage. The siding is nailed to the 1/4″ nailing strips which create a drying space in case of any water penetration through the “skin.” The bottom and top of the 1/4″ space has aluminum screening to prevent bug infestation. Depending on the house design we also use the old-fashioned quality 3-coat plaster with metal reinforcement. (James Hardie Siding)
Plumbing:
Our standard calls for the “Rehau” water pipe system which is quiet, does not break in freezing weather and allows no chemical reactions and electrolysis like copper pipes. For sewer pipes we use ABS pipes and cast iron. Our Oregon-made “Fiber-Fab” fiberglass shower stalls and tubs are clearly superior to other U.S. brands. The fixtures are individually accounted for in our “Standard Specifications” sheet and can easily be up-graded. We use water conserving toilets..
According to the U.S. Environmental Agency “. . . the current generation of toilets typically accounts for one-third of home water consumption, and that high-efficiency toilets could save more than 900 billion gallons (about 3 million acre-feet) of water nationwide and reduce water bills by about 10 % annually.” (Buildernews, June 2007, p. 44)
Electrical:
Here we invest in the low noise “Broan” QTR 80 (1 sone) and QTR 110 (1.5 sones). The house is pre-wired with a Cat 5 wire for your future computer networking and can be up-graded for additional special needs and wishes. All light fixtures use fluorescent lamps.
Insulation:
Akro Solar Green Homes have higher than code required insulation values.. The 8″ exterior wall cavity provides the opportunity to approach or attain the “net-zero energy home” model. For example, our minimum use of 3″ of closed cell polyurethane spray foam plus 5″ of blown-in fiber glass insulation achieves an R-41 rating. The code required insulation for exterior residential home walls is only an R-21 without any concern for the corresponding loss of heat. The “spray-applied polyurethane foam (SPF) insulation system creates a seamless, insulating air barrier to improve the energy, comfort and durability of homes” and adds “shear strength two to three times compared with standard stick-built components with fiber glass insulation.” Our standard R-60 rating for the ceiling/attic insulation in exceeds the R-38 code requirement and R-45 for the floor insulation exceeds the R-30 code requirement. Increasing the R rating is easily accomplished in our 8″ wall cavity by increasing the closed-cell spray foam and reducing the blown-in fiber glass. The additional expense can be recovered by a smaller heating/cooling system and lower utility costs.
(BASF Chemical Company for “Spraytite Insulation”) (www.certainteed.com)
Heating, Cooling, Venting System
The size and efficiency of the heating, cooling and venting system is calculated in relation to the investment in insulation. Our standard insulation of R-45 in the floor, R-41 in the exterior walls, and R-60 in the attic is well served with a high efficiency air-source heat pump which provides heating and cooling. We install all ductwork in the conditioned air space of the home to retain any potential leakage of heated or cooled air in the home..
Fireplace:
Upon specific demand we will install the top of the line “Heat-n-Glow” gas direct-vent fireplace models with a hot air blower for supplemental heating. Our fireplace mantels show a craftsmanship commensurate with our “quality” label and provide a life-long visual delight.
Painting:
Akro Solar Green Homes use only Zero-VOC (No Volatile Organic Compounds) interior paint to eliminate toxic off-gassing and use top of the line “Super Paint Extra Satin” (25 year warranty) and “Duration Satin” (Life-time warranty) Sherwin-Williams Co. paint for the exterior of the house.. (www.sherwinwilliams.com)
Cabinets:
The standard white or oak cabinets can be easily and inexpensively upgraded to maple or cherry, or other preferred wood.
Floor covering:
Our generous monetary allowance toward the standard floor covering buys quality carpet, linoleum, ceramic tile, ¾” thick oak wood flooring. bamboo, or other preferred flooring. We do not use vinyl floor covering because of its toxic off-gassing. In place of vinyl we use linoleum, made of organic and non-allergenic materials.
Appliances:
All appliances selected for Akro Solar Green Homes must qualify for the “Energy Star” label. (www.NorthwestEnergystar.com)
Landscaping:
To ensure an instantly attractive neighborhood we provide landscaping with an automated sprinkler system included in our competitive sales price.
For an additional analysis of our claim for the Akro Quality Solar Green Home label, please review our “Standard Specifications.” Compare them to the other “quality” labels in the housing market. When you do, please pay close attention to all those things which really matter “under the hood.” You wouldn’t buy a car without checking out its performance – would you?