Washington, DC - "Green" Addition
Architect: Erik Hoffland

Brief Explanation of the Scope of Work

We completed USGBC LEED-H Platinum Level (102 points) Renovation of a 100+ year old historic home in Georgetown. The entire home was reconfigured and updated with new systems and a 2-storiy addition with a full basement at the rear.

Through LEED's rigorous planning, testing and documentation process, special attention was paid from design through completion of construction to ensure the home: (1) is well constructed; (2) greatly exceeds current energy efficiency standards; (3) manages water resources; (4) promotes healthy indoor air quality (IAQ); and (5) produced a limited waste stream during demolition, construction and the life of the home.

As our first LEED certified project, this renovation produced many challenges we had never encountered before.

Four of the biggest green related challenges came from:

(1) Integrating 21st century building science into a historically protected 19th century home.
(2) The LEED process required us to fundamentally change the way we go about designing, planning and producing a renovation. LEED puts significant emphasis on the planning, designing and documentation of the project. Everyone involved in this project entered with a mindset open to learning the principals of sustainable design and construction.
(3) During the project, we expended a large amount of time and effort educating ourselves and our trade partners and vendors about the fundamentals of sustainable design and construction.
(4) The documentation requirement of the LEED process is not required on standard remodeling projects. During this process we were required to complete:
a. Durability Report - Documentation that a number of best practices were followed including flashing, air sealing, proper installation of insulation, some structural details along with water infiltration prevention detailing.
b. Duct Blaster Test - Ensuring ductwork was properly sealed.
c. Blower door test - documenting the improvement of air leakage before and after, as well as to ensure that we had achieved a consistently tight thermal envelope.
d. Commissioning of HVAC system included balancing all of the air supplies and returns and verifying that all equipment was working at or above manufacturer's specifications.
e. Submissions for LEED platinum - producing specific documentation for every point (there were dozens of them making up the 102 points we received) including photographs, manufacturers' specifications, receipts, and written verification from third party testers.

Below are highlight of some of the "green" strategies employed in the renovation of this home.

Concrete and Block Fundations:
* Concrete with high fly-ash content

Demolition, Excavation, and site work:
* Deconstruction
* Donation of salvageable materials
* Recycling of construction and demolition waste

Rough Framing
* Forest Stewardship Council (FSC) certified dimensional lumber throughout
* Borate-treated, FSC dimensional lumber
* FSC, formaldehyde-free plywood for subflooring
* No added formaldehyde OSB board for sheathing
* No-VOC adhesives
* Optimum Value Engineered (advanced) Framing Techniques were employed to save wood, limit thermal bridging and optimize size of insulation cavities
* A number of engineered wood beams in the house were used instead of steel.

Roofing
* New, sun-reflective "cool roof"

Exterior Windows and Doors
*Historically-correct Energy Star Jeld-Wen Windows and doors at rear and side of the house
* Restored original front facade windows re-weatherstripped for energy efficiency with high quality wood storm windows.

Exterior Finish: Trim, siding, soffits
* Hardi-plank siding salvaged from side of neighbor's addition was reinstalled at the new rear elevation.

Masonry: Brick or Stone Veneer, Chimneys
* Salvaged historic bricks

Plumbing
* Fusiotherm polypropylene piping was used for water supply throughout rather than copper or PVC
*Highly water-efficient bath and kitchen faucets, toilets and showerheads.
* Solar Thermal hot water

HVAC
* Very high efficiency (96% efficient) gas furnace
* Very high efficiency (21 SEER) AC unit
* Ducts sealed with mastic rather than tape to minimize leaks
* Duct registers & returns were kept sealed during construction to minimize contamination
*Energy Recovery Ventilator installed to bring in fresh air and pre-heat or pre-cool that air with the exhausted air.
* Very high 16-MERV air filters installed to maximize removal of air contaminants

Electrical
* LED lighting throughout home in the form of recessed cans and under-cabinet lighting.
* Some CFL and Fluorescent tubes used in closets and stairwells.

Insulation
* Demilec open-cell, high soy-content spray foam for non-basement walls and roof rafters.
* Demilec closed-cell, high soy-content spray foam for basement walls.
* Careful air sealing throughout the house around all penetrations.
Gypsum Wallboard
* High recycled content gypsum and paper wallboard
* No-VOC joint compound
* No-VOC drywall adhesive
* Drywall scraps were recycled

Fireplace
* Closed-combustion, low-emission, high-efficiency, gas fireplace

Flooring: Hardwood, Vinyl, Carpet
*No carpet used
*Engineered salvaged heart pine flooring installed on middle and upper floors
* Solid, woven bamboo installed in basement
* Low and no-VOC adhesives and/or finishes used the flooring.

Stairs, Railing & Interior Trim
*Interior stair system used all FSC and salvaged woods (This was the first ever built by our partner stair company).
*Exterior stair and railing Wood was either borate-treated pine (for structure) or locally salvaged (Bethesda, MD) and milledwhite oak for other components.
* Interior trim was locally milled from urban forested lumber (Poplar trees certified as being locally salvaged by our sawyer/miller).

Tile: Walls and Floors
*Local and/or recycled content tiles installed in bathwooms, foyer and laundry areas

Painting: Interior and Exterior
*Green Seal certified primers and paints

Cabinets
*Cabinetry - Greentech super green cabinets.

Final Results

The renovated home honors the elegant detailing and finishes of its historic period. However, below the surface, the home boasts many cutting edge building technologies. The home is durable (low maintenance) and operating cost will be very minimal for many years. Because of the building materials and finishes used and the HVAC energy recovery ventilator, the air quality in the home is superior.
The clients are very happy that their home archived a high LEED platinum rating (102 points, 9 points over the threshold). The homeowners have also more than satisfied their LEED educational requirements, by having several well attended events at the home and more are planned.
With its generous well-proportioned spaces, rational flow, and openness this historic and sustainable home will provide current and feature owners with a wonderful place to live and welcome friends.

	Exosting Basement Floor Plan

	Proposed Basement Floor Plan

	Existing Second Floor Plan

	Proposed Second Floor Plan