Build Back Smarter: House performance improvements at the time of earthquake repairs

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Loren Allison
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1 Build Back Smarter: House performance improvements at the time of earthquake repairs Lois Easton Beacon Pathway Inc

2 Project aims To show that home performance improvements can and should be included in the standard repair of earthquake-damaged Canterbury homes. To find out how to include home performance improvements with earthquake damage repairs without slowing down the rebuild process. Beacon Pathway Inc

To find out how to include home performance improvements with earthquake

3 Why Canterbury? 100,000+ homes damaged in the earthquakes 15,000 with major (>$100,000) repair by insurers Compares with 3300 renovations/pa normally Most homes will have been inefficient, underinsulated and poorly performing The extensive repair and rebuilding create the opportunity to include upgrades which will improve a home s performance Most houses have major renovations on a 30 year cycle once in a generation opportunity Beacon Pathway Inc

renovations/pa normally Most homes will have been inefficient, underinsulated and poorly performing The

4 Damage to be repaired Roof damage Ceiling damage Cladding damage Wall lining damage Floor or foundation damage Twisted or raked window frames Chimney damage Hot water cylinder damage Plumbing damage Retrofit opportunity Ceiling insulation low cavity roof spaces and skillion roofs Heat transfer systems in low cavity roof spaces Removal of downlights Efficient lighting Externally vented bathroom / kitchen ventilation Heat transfer systems Wall insulation combined with building paper Wall insulation Under-floor insulation Ground vapour barrier Double glazing/high performance glass Improved thermal frames Reduce window area on south side Replace older fires with efficient clean heating option Replace with solar, heat pump or wetback water heating Cylinder wraps and seismic restraint Upgrade and lag piping Water efficient fittings Rainwater tanks Beacon Pathway Inc

kitchen ventilation Heat transfer systems Wall insulation combined with building paper Wall insulation Under-floor insulation Ground vapour barrier Double glazing/high performance glass Improved

5 The houses 12 case study homes identified 6 repaired during three year duration of project, 3 rebuilds, 3 still under repair Detached dwellings pre 1990 Substantial damage enabling thermal envelope improvements IAG and Southern Response (AMI) Insurer Repairs started in Port Hills only recently on the flatter areas Beacon Pathway Inc

damage enabling thermal envelope improvements IAG and Southern Response (AMI)

6 House Household Typology Location Huntsbury 1 Family: couple and two children 1950s Mass Housing+ 1980s addition Port Hills Insurer/ PMO Arrow/ Southern Response Huntsbury 2 Retired couple 1950s Mass Housing+ 1980s addition Port Hills IAG/ Hawkins Woolston 1 Couple and disabled son, major health issues Cashmere 1 Couple Villa s extension 1950s Mass Housing On the flat IAG/ Hawkins Port Hills Arrow/ Southern Response Mt Pleasant 1 Couple Villa s extension] Spreydon 1 Couple 1930s bungalow [Lath and plaster linings] Port Hills On the flat IAG/ Hawkins IAG/ Hawkins Beacon Pathway Inc

health issues Cashmere 1 Couple Villa + 2000s extension 1950s Mass Housing On the flat IAG/ Hawkins Port Hills Arrow/ Southern Response Mt Pleasant 1

7 House Household Typology Location Insurer/ PMO St Martins 1 Single retired 1970s concrete floor, low pitch roof Redcliffs 1 Rental. 1960s mass housing with more recent additions Somerfield 1 Couple with 2 kids Transitional bungalow [Lath and plaster linings] On the flat Port Hills On the flat Arrow/ Southern Response Hawkins/ IAG Arrow/ Southern Response Halswell 1 Couple 1960s mass housing On the flat Hawkins/ IAG Papanui 1 Extended 1950s mass housing On the flat Hawkins/ IAG family New Brighton 1 Couple 1950s art deco On the flat Hawkins/ IAG Beacon Pathway Inc

Port Hills On the flat Arrow/ Southern Response Hawkins/ IAG Arrow/ Southern Response Halswell 1 Couple 1960s mass housing On the flat

8 The process Houses identified by PMO, Beacon check, homeowner agree Whole house assessment, upgrade plan developed, agreed with homeowners, PMO Upgrades undertaken at time of repair project funded + homeowner funded Upgrades implemented by insurer s builder/ subcontractors except for insulation Beacon project manager facilitating Beacon Pathway Inc

time of repair project funded + homeowner funded Upgrades implemented by insurer s

9 Evaluation Documentation during repair Post completion structured interviews: Homeowner Building Project manager Homestar comparison Beacon Pathway Inc

10 Halswell 1 Earthquake Repairs ($150,000) BBS Upgrades ($20,000) Homeowner Improvements ($20,000) Foundations repaired & floor relevelled Underfloor insulation & vapour barrier Double glazed windows in aluminium frames Driveway, paths, patio, drainage Ceiling & wall linings replaced Internal doors refitted Liquefaction removed Upgraded double glazing to thermally broken low e Wall insulation Solar hot water & pipe lagging External ducting of rangehood Brick cladding replaced & building wrap installed Bathroom extract fan externally vented Dual flush cistern Beacon Pathway Inc

Internal doors refitted Liquefaction removed Upgraded double glazing to thermally broken low e Wall insulation Solar hot water & pipe lagging

18 Mt Pleasant 1 Earthquake Repairs ($260,000) BBS Upgrades ($12,000) Homeowner Improvements ($35,000) Foundations Underfloor insulation insufficient access for vapour barrier Replaced gas heater with wood burner Roof replacement Ceiling insulation incl. skillion Double glazing with upvc frames Ceiling & wall linings replaced Internal doors refitted Full interior redecoration Wall insulation Heat transfer system Downlights replaced LED/IC rated Bathroom extract fan externally vented Timers on heated towel rails Beacon Pathway Inc Awnings over western windows Low flow tapware & plumbing fittings

skillion Double glazing with upvc frames Ceiling & wall linings replaced Internal doors refitted Full interior redecoration Wall insulation Heat

24 Huntsbury 2 Beacon Pathway Inc

31 Somerfield 1 Beacon Pathway Inc

35 Spreydon 1 Beacon Pathway Inc

38 Key findings Retrofits easily incorporated with repairs but Beacon project manager a critical component of success Retrofit work was minor vs repairs sometimes poor workmanship ventilation & plumbing particularly, insulation damage All houses moved from 2 to 5 star rating Homeowners found high value from retrofits and performance improvements Full insulation seen as a no brainer by all Strong willingness from PMOS & Insurers for scale up Beacon Pathway Inc

39 Process learnings Repair process has been very very very slow Delays have been caused by a range of institutional constraints such as: apportioning costs from multiple events between insurers and EQR; attributing cause of building damage to land or earthquake (again EQR vs insurers); delays for geotech testing and foundation design issues of rebuilding/ repair of residential areas on a flood plain. Beacon Pathway Inc

40 Scope of repairs Repairs are generally scoped by assessors using non-intrusive methods (i.e. don t go into the ceiling or subfloor) EQC vs insurance company repairs often not clear Repair vs rebuild Changing scope of repairs in design phase particularly where foundation damage Wiring issues and extent of undermaintenance and deterioration since the earthquakes Beacon Pathway Inc

41 Ease of scale up Whole house assessment & independent project facilitator seen as key components for success Homeowners funded many additional improvements but performance-related funding seen as critical High prices by PMO builders/subcontractors & low care means different delivery model needed Insulation & windows worked well with certified installers Materials & product costs also a barrier Beacon Pathway Inc

42 Scale up? Wide agreement in the need for funding for a Build Back Smarter Service but no funding agreements able to be reached A once in a generation opportunity..lost Beacon Pathway Inc

BBS/13. Redcliffs 1: Build Back Smarter Case Study

BBS/13. Redcliffs 1: Build Back Smarter Case Study BBS/13 Study A report prepared by Beacon Pathway Incorporated March 2014 About This Report Title Study Authors Lois Easton, Beacon Pathway Inc Reviewers Bill King, Beacon Pathway Inc Abstract The Build