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SEATTLE ENERGY CODE ENFORCEMENT PROCEDURES: PLAN REVIEW AND INSPECTION John Hogan, A.I.A., P.E. Seattle Department of Planning and Development 700 Fifth.

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Presentation on theme: "SEATTLE ENERGY CODE ENFORCEMENT PROCEDURES: PLAN REVIEW AND INSPECTION John Hogan, A.I.A., P.E. Seattle Department of Planning and Development 700 Fifth."— Presentation transcript:

1 SEATTLE ENERGY CODE ENFORCEMENT PROCEDURES: PLAN REVIEW AND INSPECTION John Hogan, A.I.A., P.E. Seattle Department of Planning and Development 700 Fifth Avenue, Suite 2000, P.O. Box Seattle, Washington Creating a Green Building Roadmap for Houston City of Houston and Clinton Climate Initiative Houston TX, 10 May 2007

2 OUTLINE Mandatory enforcement: importance, why & how to start Mandatory enforcement: importance, why & how to start Seattle Energy Code history: mandatory residential and nonresidential, regular updates, applies to alterations Seattle Energy Code history: mandatory residential and nonresidential, regular updates, applies to alterations Review of design drawings before issuing permit to build: reasons, items to check, staffing, how to handle problems Review of design drawings before issuing permit to build: reasons, items to check, staffing, how to handle problems Inspection of each phase of the construction: reasons, items to check, staffing, how to handle problems Inspection of each phase of the construction: reasons, items to check, staffing, how to handle problems

3 MANDATORY ENFORCEMENT: VALUE Mandatory enforcement is the only way to guarantee energy savings. Mandatory enforcement is the only way to guarantee energy savings. Designers and construction companies are more likely to comply with the code if they know that everyone else must. Designers and construction companies are more likely to comply with the code if they know that everyone else must. Manufacturers will provide energy-efficient products if they know that there is a sure market due to code enforcement. Manufacturers will provide energy-efficient products if they know that there is a sure market due to code enforcement.

4 MANDATORY ENFORCEMENT: HOW Pick a date to begin mandatory enforcement. Pick a date to begin mandatory enforcement. Publicize the date in advance so that designers and contractors have plenty of notice. Publicize the date in advance so that designers and contractors have plenty of notice. Stick to the date. Enforce the requirements for everyone. No exceptions. No excuses. Stick to the date. Enforce the requirements for everyone. No exceptions. No excuses.

5 SEATTLE ENERGY CODE: HISTORY first residential insulation requirements: - mandatory for all residential buildings first residential insulation requirements: - mandatory for all residential buildings first comprehensive Energy Code: - mandatory for all nonresidential buildings (e.g. office, retail) first comprehensive Energy Code: - mandatory for all nonresidential buildings (e.g. office, retail) Updated in 1984, 1986, 1989, 1991, 1994, 1997, 2001, 2003: - to incorporate changes in technology and to clarify the code Updated in 1984, 1986, 1989, 1991, 1994, 1997, 2001, 2003: - to incorporate changes in technology and to clarify the code

6 SEATTLE ENERGY CODE: SCOPE Applies to all buildings - all building types (so that energy-efficiency is in all designs) - all key energy enduses (building envelope, space heating, space cooling, ventilation, water heating, lighting) - existing buildings (whatever is altered must comply) Applies to all buildings - all building types (so that energy-efficiency is in all designs) - all key energy enduses (building envelope, space heating, space cooling, ventilation, water heating, lighting) - existing buildings (whatever is altered must comply)

7 SEATTLE: CITY CONTEXT Location: northwest United States, 48° North latitude Location: northwest United States, 48° North latitude Population: 500,000 (city) Population: 500,000 (city) Area: 56 square miles Area: 56 square miles Electricity: peak electrical load is 1800 MW Electricity: peak electrical load is 1800 MW

8 SEATTLE: 2005 CONSTRUCTION ACTIVITY Plan review (number of applications and value): - multifamily (new):284 applications $ 235,000,000 - single-family (new):882 applications $ 250,000,000 - commercial (new):104 applications $ 834,000,000 - residential (alterations):3057 applications $ 154,000,000 - commercial (alterations): 2854 applications $ 568,000,000 Plan review (number of applications and value): - multifamily (new):284 applications $ 235,000,000 - single-family (new):882 applications $ 250,000,000 - commercial (new):104 applications $ 834,000,000 - residential (alterations):3057 applications $ 154,000,000 - commercial (alterations): 2854 applications $ 568,000,000 Inspections: - approximately 80,000 (building, mechanical, electrical) Inspections: - approximately 80,000 (building, mechanical, electrical)

9 SEATTLE ENERGY CODE: FUNDING Initial implementation: energy fee = 20% of building fee - Separate fee was established to pay for Energy Code staff to review the design and to inspect the construction Initial implementation: energy fee = 20% of building fee - Separate fee was established to pay for Energy Code staff to review the design and to inspect the construction Current situation: building permit fee ~ 0.5% of value - Energy fee is now incorporated into building permit fee - Electric utility pays for additional staff as Seattles code saves 20% more energy than the national standard Current situation: building permit fee ~ 0.5% of value - Energy fee is now incorporated into building permit fee - Electric utility pays for additional staff as Seattles code saves 20% more energy than the national standard

10 SUCCESSFUL IMPLEMENTATION Review of the design: need to review drawings & plans for compliance with the Energy Code before construction begins Review of the design: need to review drawings & plans for compliance with the Energy Code before construction begins Inspection of the construction: need to verify that each phase of the construction is consistent with the approved plans Inspection of the construction: need to verify that each phase of the construction is consistent with the approved plans

11 REASONS TO REVIEW THE PLANS Building Department reviews the drawings for all projects for compliance with the Energy Code before issuing a permit for construction to begin. This is important because: (1) designers will often start with a design from a previous project (need to update them to the current code) Building Department reviews the drawings for all projects for compliance with the Energy Code before issuing a permit for construction to begin. This is important because: (1) designers will often start with a design from a previous project (need to update them to the current code)

12 REASONS TO REVIEW THE PLANS (2) designers do not always know the code so they make mistakes (there are many codes, it is difficult to know all of them) (3) it is easier to make a change to a drawing than to make a change after something has been installed (4) if the correct information is in the construction documents, then designer and contractor have more legal responsibility

13 SEATTLE: ENERGY STAFF Review of the energy design: - preliminary screening of application by 12 people - building envelope and mechanical systems for multifamily residential & commercial reviewed by 5 persons who are specialists and only do Energy/Mechanical plan review - lighting by 4 persons along with other electrical review Review of the energy design: - preliminary screening of application by 12 people - building envelope and mechanical systems for multifamily residential & commercial reviewed by 5 persons who are specialists and only do Energy/Mechanical plan review - lighting by 4 persons along with other electrical review

14 SEATTLE: KEY PLAN REVIEW ITEMS Building envelope: overall fenestration (window & skylight) U-factor, SHGC, and area; insulation on roof, wall, floor Building envelope: overall fenestration (window & skylight) U-factor, SHGC, and area; insulation on roof, wall, floor Mechanical: equipment schedule with size & efficiency, variable speed drive, energy recovery, motor efficiency Mechanical: equipment schedule with size & efficiency, variable speed drive, energy recovery, motor efficiency Lighting: number of fixtures, wattage of lamps and ballasts; separate circuits for daylight zones, automatic controls Lighting: number of fixtures, wattage of lamps and ballasts; separate circuits for daylight zones, automatic controls

15 PLAN REVIEW COMPLIANCE PROCESS Send written correction list for important Energy Code requirements: - for missing information not shown on drawings and - all incorrect information on drawings Send written correction list for important Energy Code requirements: - for missing information not shown on drawings and - all incorrect information on drawings Do not issue permit to begin construction until drawings have been revised for compliance with the Energy Code. Do not issue permit to begin construction until drawings have been revised for compliance with the Energy Code.

16 REASONS TO INSPECT CONSTRUCTION Building Department inspects all construction for compliance with the Energy Code before issuing a permit for the building to be occupied. This is important because: (1) contractors make mistakes (they may use methods that they have used in the past, rather than following the drawings) Building Department inspects all construction for compliance with the Energy Code before issuing a permit for the building to be occupied. This is important because: (1) contractors make mistakes (they may use methods that they have used in the past, rather than following the drawings)

17 REASONS TO INSPECT CONSTRUCTION (2) frequently there are change orders (there may be substitutions, but they need to be of comparable energy efficiency) (3) each phase of construction is approved before materials are covered, while changes can be made

18 SEATTLE: ENERGY STAFF Inspection of the construction (staff checks energy features at same time as other code requirements): - building envelope by 9 structural inspectors - mechanical by 4 mechanical inspectors - lighting by 9 electrical inspectors - service water heating by 6 plumbing inspectors - boilers by 5 boiler inspectors Inspection of the construction (staff checks energy features at same time as other code requirements): - building envelope by 9 structural inspectors - mechanical by 4 mechanical inspectors - lighting by 9 electrical inspectors - service water heating by 6 plumbing inspectors - boilers by 5 boiler inspectors

19 SEATTLE: CONSTRUCTION INSPECTION Building envelope: fenestration labels for U-factor & SHGC; insulation R-value on roof, wall, floor; proper installation Building envelope: fenestration labels for U-factor & SHGC; insulation R-value on roof, wall, floor; proper installation Mechanical: equipment efficiency, variable speed drive, duct & pipe insulation, controls, commissioning Mechanical: equipment efficiency, variable speed drive, duct & pipe insulation, controls, commissioning Lighting: wattage of lamps and ballasts; occupancy sensors, automatic controls to respond to daylighting & off-hours Lighting: wattage of lamps and ballasts; occupancy sensors, automatic controls to respond to daylighting & off-hours

20 CONSTRUCTION INSPECTION PROCESS Inspect each phase of the construction & write correction: - envelope (foundation, insulation, windows, and final) - mechanical: initial (before cover) and final - lighting: initial (before cover) and final Inspect each phase of the construction & write correction: - envelope (foundation, insulation, windows, and final) - mechanical: initial (before cover) and final - lighting: initial (before cover) and final Do not allow occupancy of the building until construction has been revised for compliance with the Energy Code. Do not allow occupancy of the building until construction has been revised for compliance with the Energy Code.

21 TIPS TO AVOID PROBLEMS Arrange pre-construction meeting with contractor and discuss important Energy Code requirements. Arrange pre-construction meeting with contractor and discuss important Energy Code requirements. Inspect important features early in construction (example: check the first windows that appear on the site) so that problems can be corrected before they go too far. Inspect important features early in construction (example: check the first windows that appear on the site) so that problems can be corrected before they go too far.

22 RESPONDING TO PROBLEMS Require removal and replacement of non-complying items - this can be difficult, but is very important - word will travel quickly, there will be fewer problems in future Require removal and replacement of non-complying items - this can be difficult, but is very important - word will travel quickly, there will be fewer problems in future Respond to complaints about non-compliance so everyone knows that you are serious & will treat all fairly. - do not let bad contractors get away with substandard work Respond to complaints about non-compliance so everyone knows that you are serious & will treat all fairly. - do not let bad contractors get away with substandard work

23 CONCLUSIONS Mandatory enforcement yields energy savings. Mandatory enforcement yields energy savings. Review of the drawings is important to set expectations and will make inspection easier and save time. Review of the drawings is important to set expectations and will make inspection easier and save time. Inspection of the construction will ensure that correct features are installed. Inspection of the construction will ensure that correct features are installed. Be firm and fair to all parties. Be firm and fair to all parties.


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