Multi-Housing%20Laundry%20Association

1
Green Homes and Sustainable Communities 2007
Achieving Sustainable Rehabilitation
Presentation by Michael Bodaken July 19, 2007
2
National Housing Trust

• Committed to improving the quality of life for
  the families and elderly who live in affordable
  apartments
• Believes that preserving and revitalizing
  existing affordable apartments is the essential
  first step in solving our nations housing
  dilemma
• Safeguards affordable homes through
• Real estate development
• Lending
• Public policy initiatives

3
States Where NHT and Its Affiliates are Active
4
NHT/EnterprisePreservation Corporation

• NHT and the Enterprise Foundation launched
  venture in 1999
• Staffed by eight underwriters and asset managers
  employed by NHT
• Partners with other local non-profits and for
  profits
• Preserved more than 21,000 units in forty-one
  states

5
Preservation of affordable housing is
inherently energy and resource
efficient. Eric A. Goldstein, Urban Program
Co-Director Natural Resources Defense Council

• Preservation is energy efficient. It produces
  less waste and uses fewer new materials and less
  energy than new construction.
• There are many ways to integrate green technology
  and methods into the rehabilitation process to
  improve energy efficiency and conserve water
  through the use of green design and materials.
• These improvements produce utility savings for
  owners and residents, lower maintenance costs,
  and provide a better living environment.

6
Defining Green

• Improve Energy Efficiency
• High efficiency HVAC system
• Energy star appliances
• Conserve and Manage Resources
• Low flow faucets, showers, toilets, aerators
• Storm water management

• Reduce impact on residents and environment
• Low volatile organic compound (VOC) paint
• Use of certified wood
• Appropriate site selection and development
• Located near public transportation and services
• Compact, walkable site plan

7
Friendship Court
8
Friendship Court

• Project Details
• Charlottesville, VA
• Family property
• 150 units
• 2-4 bedrooms
• 100 Section 8
• 20,000/unit in rehab
• NHT/Enterprise Piedmont Housing Alliance
• Architect Bill Edgerton

9
Green Rehab at Friendship Court

• Better-insulated windows exterior doors
• Improved roof insulation
• Fluorescent exterior light fixtures
• New roofs with lighter colored shingles
• Higher efficiency heating cooling equipment
• Water-conserving kitchen and bathroom fixtures
  and low-flow toilets
• Longer-lasting fiber cement siding
• Energy efficient, water-saving front loading
  washers and dryers
• No VOC interior paint and low VOC exterior paint
• Mature trees kept and additional trees and shrubs
  added
• Improved erosion control and drainage

10
Galen TerraceFrom Mean Streets to Green Street
11
Galen Terrace

• Project Details
• Washington, DC
• Family property
• 84 units, 3 buildings
• 1-4 bedrooms
• 100 Section 8
• 60,000/unit in rehab
• NHT/Enterprise, Somerset Resident Association
• Architect Environmental Design Group

12
Green Rehab at Galen Terrace
13
Green Rehab at Galen Terrace
14
The Greening of Galen Terrace

• Included full unit renovations, all new systems,
  windows, doors (keeping walls ceilings)
• Energy auditor completed a blower door test and
  infrared scans of building
• Created a more walkable community
• Downspouts feed into rain barrels
• Low-flow fixtures- shower, toilet, faucets
• Native Plants
• Energy Star refrigerators
• Individual meters in all units

15
The Greening of Galen Terrace

• Common area laundry rooms (6) with new ductwork
  venting
• Solar reflective roof material
• No VOC paints, primers, sealants, adhesives,
  caulk
• Composite wood free of added urea formaldehyde or
  sealed with low VOC sealant or laminate
• Green label certified carpets
• Insulated cold water pipes
• Green Home Guide is being developed and will be
  distributed to residents
• Management provides an orientation to each new
  renter

16
Lessons Learned from Going Green

• Go green from the beginning
• Determine green goals
• Set the level of priority in the beginning
• Get an experienced team
• Get a green consultant or qualified architect on
  board early
• Select a contractor who has done green building
  before or who will work with the green
  architect/consultant early on in the process
• Expect a learning curve
• It takes time for developers to learn how to do
  green well
• It takes experience to know what different
  specifications to use, and to find contractors
  and subcontractors with sufficient knowledge of
  green products

17
Green Incentives and Policies

• Nearly every state incorporates some green
  incentives into its QAP. QAP Incentives take
  three forms
• 1. Threshold Requirements 24 states make green
  building a minimum requirement for tax credit
  allocations.
• 2. Points Almost 40 states award points to tax
  credit projects that include environmentally
  friendly building practices. Points are awarded
  for energy-efficient appliances, sustainable
  building techniques, and sustainable building
  materials.
• 3. Non-Numeric Preference 6 states offer a
  non-numeric preference for green proposals.

18
Green Incentives and Policies

• QAP Incentives (continued)
• A number of states currently encourage green
  preservation by offering separate project scoring
  criteria, for example
• North Dakotas 2007 QAP includes a weighting
  system by which preservation properties earn more
  points than new construction for each green
  criterion met.
• Utahs 2008-09 Draft QAP requires new
  construction developments to meet higher energy
  efficiency thresholds than preservation
  proposals.
• Californias 2007 QAP and Regulations provide
  dual standards for certain energy efficiency and
  building material selection criteria and provide
  some green project point categories for which
  only preservation proposals are eligible.

19
Green Incentives and Policies

• In addition to housing tax credit program
  incentives, 43 states have crafted additional
  green building initiatives. These innovative
  incentives include
• Net-metering 42 States
• Income tax credits/deductions 16 States
• Special property tax assessments 22 States
• Sales tax exemptions 15 States
• Green grants 16 States
• Favorable loans for green developments 14 States
• Renewable energy production incentives 12
  States
• Green rebates 14 States
• Preference for green building permits 4 States
• Utility rebates (All states have at least one
  participating utility)

20
Michael Bodaken
For more information
National Housing Trust

• E-mail mbodaken_at_nhtinc.org
• Address 1101 30th St, NW, Suite 400
  Washington, DC 20007
• Phone [phone]
• Web www.nhtinc.org