resilience

Affordable Housing vs. Housing Affordability

In our work, understanding why we build a home in a certain way is key in addressing the fundamental challenges of affordability. And while it is certainly important to ask, “what does a house cost to build?” it is perhaps more useful to consider what a house actually affords.

In other words, what impact might we have on the creation of more attainable housing if we could begin to consider the total cost of homeownership in the overall financial equation? Stated more directly, we have found that many low-wealth homeowners are not primarily challenged because they cannot afford their monthly mortgage payments. Instead, they are more often at risk of missing a payment and perhaps even losing their home because of one or more of the four following circumstances.

First, a homeowner may have an unexpected energy bill. In our part of the world, our homeowners may have an energy bill of $35–45 a month in March and April, and an energy bill of $350–400 in July and August.

Second, a homeowner may have an unexpected maintenance or repair bill. We live in an area of highly volatile climatic activity. Maintenance and repair due to storm-related events and the long-term displacement they often cause play a significant role in the financial security of our homeowners.

Third, a homeowner might have an unexpected healthcare event in their lives. Where you live matters, and living in substandard housing is one of the best-understood negative social determinants of health.

Fourth, a homeowner may face various forms of income disruption. Many rural homeowners rely predominantly on part-time work, shift work, and seasonal work to make ends meet. Additionally, they live in complex kinship networks in which everything is shared, from housing, transportation, and income to food, eldercare, and childcare. Any disruption in these community networks can be disastrous for generations of a family.

So, in addition to managing the upfront cost of construction of the home, it is even more important and impactful to understand how the actual performance of the home in four key areas—energy efficiency, durability and resilience, health and wellbeing, and the strengthening of community networks—all contribute in profound ways to financial and economic security.

Working with our builder partners and homeowners, the Front Porch Initiative provides the information, knowledge, and know-how around each of these instrumental areas to help them make informed decisions regarding both the quantitative and qualitative aspects of building performance, allowing for a clear decision tree that considers the cost and value of action, as well as the hidden cost of inaction.

Below, you see five variations of Joanne’s Home built in Alabama, Georgia, and Tennessee.

One of the important aspects of this iterative research is our ability to build multiple versions of each home in various climatic conditions and with different performance objectives as necessitated by our housing partner’s particular circumstance. Taken together, these homes become “Test and Learn Laboratories,” and this iterative process of evaluating both the cost and value of building performance criteria lends itself to a highly customizable process and yields a wide variety of housing options and variations.

Each house we build offers the opportunity to study different issues of efficiency, resilience, wellness, and community building. One of our research questions focuses on finding the balance point between the front-end construction costs of improved performance and the back-end performance consequences in each of these areas. In our next post, we will share a case study of two versions of the product line homes (seen below), and how we use our homes to explore the pluses and minuses of different building standards in their delivery— specifically, we will take a deep dive into the intersection of energy efficiency and resilience, and we will share some of the surprising things we have learned along the way.

Photo credits

Joanne’s Home: Timothy Hursley

AIR Serenbe: J. Ashley Photography

Ree’s Home: Timothy Hursley

AHR Wharf Avenue: Ford Photographs, provided by AHR

Ophelia’s Home: AU Rural Studio

House 66 & House 68, Auburn Opelika Habitat for Humanity: Matt Hall

Preparing a Timber Pun for a Post Title

Live from HomeLab, it’s Wood Chimney Experiment preparation. The Thermal Mass and Buoyancy Ventilation Research Project team members are continuing their efforts to refine a passive cooling and ventilation system which can be deployed to public buildings in the rural South. Due to the fantastic results from the Concrete Chimney Experiment, the team is starting the Wood Chimney Experiment. They have developed an experimental method for designing and building chimneys which test the Optimal Tuning Strategy. They also have honed their data collection workflow and analysis. Now they can move on to testing how timber can work as a thermal mass. You can read about why we are using mass timber as a thermal mass here.

The first step in Wood Chimney Experiment preparation is gathering materials. The team collected sensors that the Mass Timber Breathing Wall team is no longer using. Rural Studio has been growing its scientific equipment stock which allows for reuse between research projects.  The TMBVRP team is inheriting data loggers, heat flux sensors, thermocouples, power supply, and airflow sensors. They will be using different temperature sensors, thermocouples and heat flux sensors, then are used in the Concrete Chimney Experiment. These sensors, like the GreenTeg Go Measurement System, will still deliver the proper temperature readings. This equipment is flexible and adaptable making it easily reusable between projects.

Sensors and power source for wood chimney experiment.
Reduce, Reuse, Re-sense!

Next, you might remember the team’s good friend, GeoFoam. GeoFoam is a type of dense expanded polystyrene foam usually used for earthwork under roadways. Both research teams have been able to use it as insulation for their experiments after the geofoam was donated to the Studio from a construction site. Remember, the team must cut smaller sections of GeoFoam from a huge 8’ x 4’ x 4’ block using a hot wire. The team was able to do so underneath the Morrisette Campus Fabrication Pavilion for a designated time and with faculty approval to ensure safety during the pandemic. They collected the rest of the batt insulation from storage in Brick Barn as well as materials for the structure of the experiment. Everything was hauled back to HomeLab for construction.

Next, the Thermal Mass and Buoyancy Ventilation team continued cutting down and shaping openings in the Geofoam. The top and bottom pieces of the chimney are made of two 6” thick pieces of GeoFoam that are adhered together as 1’ of insulation is needed for the proper U-Value for testing. The top and bottom pieces have cones carved out to ensure proper airflow. Resident King of Precision, Jeff Jeong, double and triple checks each piece of foam. This way the Chimney comes together like an airtight puzzle.

The base for the chimney is constructed out of 2” x 4” lumber and plywood. The legs of this base are taller than the Concrete Chimney Experiment to match its height after being raised. Another difference in the design of the experiments is the walls of the interior chimney which the wood panels will be attached to. The walls for the Concrete Chimney Experiment are, from the chimney chamber outward, concrete panels, insulation, plywood, and then more insulation. The walls of the Wood Chimney Experiment will be pine panels, insulation, ZIP sheathing, and then more insulation. Notice Dijon doing his best to help in the photos below.

Last, but not least, is pre-drilling holes for the concrete panels. The concrete panels will be screwed to the insulation, ZIP sheathing wall. There will be four walls to complete the chimney. Notice the grain direction of the panels. This edge grain allows for parallel heat transfer between the air within the chimney chamber and the pine panels. Not only is the Thermal Mass and Buoyancy Ventilation Research Project testing if timber works as a thermal mass but how the grain direction affects its efficiency as a thermal mass.

The Thermal Mass and Buoyancy Ventilation Team is excited for the Wood Chimney Experiment to come together. So are the kittens! The team would not leave you without a HomeLab mascot update. While Dijon mostly naps, Rosemary is trying to get some construction experience to build her resume. They’ve had to tell her she is not OSHA certified, but she is fine napping a safe distance from construction now. It was not a hard sell. Stay Tuned to see the completed Wood Chimney Experiment!

Auburn Opelika Habitat Homes

A major goal of the Front Porch Initiative is to expand home ownership in areas outside Rural Studio’s service area of West Alabama. Recently, we collaborated with another studio within Auburn University’s School of Architecture, Planning and Landscape Architecture (APLA) and the McWhorter School of Building Science (BSCI) as well as Auburn Opelika Habitat for Humanity to build two homes in Opelika, Alabama. The design of these two projects is based on 20K Buster’s Home. The homes for this collaboration were optimized for energy efficiency using different efficiency standards, which offers the opportunity to study two models of energy consumption. Additionally, both homes are designed to provide beyond-code resistance to damage from high winds and blowing rains.

View of a 20K/Front Porch home at sunset with the lights on
House 66 Dedication – Image by Matt Hall

The first house, dubbed House 66, is Passive House Institute US (PHIUS) certified, which requires homes to be super-insulated, minimize air leakage through a tight envelope, have high-efficiency windows and doors, active ventilation, and energy efficient equipment. The house was also built to the Insurance Institute for Business and Home Safety’s FORTIFIED Home – High Wind standard, which certifies that a home’s construction strengthens it against severe weather. House 66 is the first home in Alabama to receive PHIUS certification and, as far as we know, the only house in the country ever certified both PHIUS and FORTIFIED Gold. The second house, House 68, is built to Zero Energy Ready Homes (ZERH) and FORTIFIED standards. Though not as stringent as PHIUS, ZERH also focuses on energy efficiency and preparing the home to adapt to renewable energy sources as they become available. Both House 66 and House 68 have a HERS rating of 38 (learn more about the HERS index here), but our energy models predict that it will cost approximately $100 more in energy costs per year to operate House 68. These costs can further offset by the installation of a photovoltaic (PV) panels, also known as solar panels, which generate energy. A PV system has already been installed at House 66, where excess energy produced is fed into the local energy grid.

Each house is also outfitted with monitoring devices to collect data about energy usage at the level of the individual circuit. David Hinson of APLA is co-leading the project and explains the research: “We will monitor the actual operating costs […] and compare the operating savings against the cost of incorporating these special features. Our aim is to find the balance point between the initial cost of constructing the home and lower operating costs that results in the best long-term solution for the families.” Along with Hinson, Mike Hosey of BSCI and Mackenzie Stagg of the Front Porch Initiative have received funding to analyze the data collected at the homes. Analysis of this data will help us better understand which changes to the building design have the largest impacts on energy consumption.

Habitat House 68 exterior
House 68 Dedication

Awards:

At the 2019 PHIUS Passive House Projects Competition, House 66 was awarded Winner of the Affordable Category.

Recent Press:

Auburn University 2019 Press Release: Building Better Architects: Auburn University partnership with Habitat for Humanity gives architecture students experiential learning opportunities

Auburn University 2018 Press Release: Auburn University students design, build energy efficient Habitat for Humanity Home

WLTZ News: Auburn University Students Help Design Energy Efficient Habitat for Humanity Homes

Opelika-Auburn News: Opelika takes step toward renewable energy

Learn more about the Front Porch Initiative here.