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Oversight Review of Building Process

The growth of home remodeling and additions are still on the rise in the Building industry and it appears to be headed on the rise with only minimal slow downs occasionally. The one thing that I see as someone in the industry for over 45 years is that families are moving around, growing or decreasing. But what ever the fact is more and more education is required in understanding the rules and regulations governing home remodeling, additions, and house moves.

Various state agencies have unique standards adopted for their local jurisdictions with most having requirements for Licensing Contractors. Likewise each City, County or Local jurisdiction have Local Ordinances and General Plans governing land use, development, additions and remodeling.

One may ask how all the jurisdictions oversee the massive Building Industry and all the ancillary industries that have an impact on the industry itself. The answers may surprise you but suffice to say it is loosely monitored. This puts you, the consumer on the low end of the knowledge scale, as it relates to the building industry. The industries itself has Nation, Regional, and State Building Associations that represents builders in the country. The State has a robust State Licensing Procedure. The Consumer does not have a representative voice other than through the Consumer Affairs Department. But there is not a lobbying force for the home owner. Therefore these messages in these series of Newsletters are for your knowledge and benefit. We strive to provide you, the readership with information that will help you make informed decisions when it comes to your planning to added-on or remodel your home and more importantly we hope you share this information with others that you may come in contact with. Get more information of the products and services we can offer you: Go to www.adcbuilderseminar.com

Green Building Alternatives
By Menuhaum Ayele

Besides wood; which is used to build most buildings today and in particular; engineered wood, there are several alternative materials we could use to build structures that could be implemented into the building industry to prevent the abuse and total destruction of our natural forests today. The issue is more about a lack of information and case studies, than whether it is possible to build with alternative materials. Most of these building techniques are not new but have been modernized; and the newer forms of building are a natural progression of innovative and ecologically sound alternatives.

Most people are familiar with adobe buildings in this country, which have been a part of the Native American culture ever since we can remember. These buildings are perfect for environments that are hot such as the Southwestern United States . They maintain a comfortable balance of temperature inside during the day and night due to the thermal mass of the adobe walls which slowly absorbs the heat and slows down the heat transfer from outside to inside during the day and slowly releases that heat at night. There are multiple stories from adobe building inhabitants of no need for artificial air conditioning and a beautiful sense of place. Other earth inspired buildings includes cob, light clay, modular earth or super adobe, rammed earth, earth ship and C.E.B's (Compacted Earth Blocks).

The next area of building alternatives is dealing with an intelligent response to an abundant resource that is made available to us from what used to be considered a "waste" by product. That material is straw, which is made into bales and utilized to make straw bale walls. The two types of walls that are used in straw bale construction are non-load bearing and load bearing. Non-load bearing straw bale buildings use post and beam construction as the main structural component and include the straw bales as "infill" between the posts of the walls. Load bearing straw bale walls are supported by rebar or similar type structural fittings which is pinned or inserted through each bale and secured at the top of the wall by a concrete bond beam. Also the roof of a wall system like this acts as a weight to hold down the wall even further.

There is extensive information on straw bale construction today, which has been tested for its engineering and durability and is constantly being updated. Next is Bamboo, which the Asian and South American people in the world have been familiar with for thousands of years. Bamboo is called vegetable steel in the alternative building movement and it truly lives up to its name. There are modern architects that are doing great things with bamboo structures and reviving it's acceptability amongst western societies and other societies that used to practice it but dropped it to become westernized. Today bamboo flooring and cabinets are gaining more credibility and acceptance because of its durability and beautiful variety. There are plenty of other applications for bamboo that would take far too many pages for our discussion here.

We are briefly bringing to light various alternatives to broaden the reader's awareness of what is possible and how we can begin to practice more polycultural types of building techniques to balance our use of the world's resources. The building code officials will take years to accept all of these building types until they have gone through the grind of testing and proving to the ICBO-ICC -U.B.C and organizations that we can build like this. One of the main factors that is of concern right now is that most of these building practices can be done by non skilled labor (with a little help) and the ability to make reasonable amounts of money off of these new building types is incalculable at the present time. This is a paradox of our society but there is more information coming out on how we can create a "green economy" that works for everyone and creates prosperity though albeit a different kind.

Using recycled wood and bricks and windows is also becoming more of an excepted use other than the feelings of having to buy something brand new. It saves money and it doesn't go to the landfill just because someone wants new windows in their house much like someone wanting new clothes for the spring. There are all kinds of hybrid building types coming out or gaining more visibility like S.I.P's (structurally insulated panels), Rastra (Styrofoam and concrete mixture put into block form), and various hybrids of concrete mixed with other structurally binding materials.

The building industry is changing from the necessity of the energy crisis and also the raising awareness of how the building industry has contributed to the destruction and pollution of the environment. We all have a part to play in bringing more of this awareness to the forefront of our community discussions and at our local council meetings. The future of the building industry is working with alternative building methods. The alternatives are out there but we must encourage our homeowners, builders, architects and city officials to educate themselves on this. This is an exciting time to be in but it is not a trend, it is here to stay. It's just a matter of time.

Leading by Example: Solar in California.
By Janet Flint, Bay Solar Power Design

The Million Solar Roofs program will bring the State of California to No. 3 worldwide in adoption of solar energy, behind Germany and Japan. Nationally we have less than 1 percent of homes and businesses on solar power compared with 40 to 70 percent in Japan , Germany , Switzerland and Israel . You're right if you think California has more peak sun hours than Germany and Japan . The driving forces behind adoption of solar have been rising oil and gas prices coupled with government incentives. In this article we're going to sort out various interpretations of our Million Solar Roofs (MSR) legislation, supply and demand implications, and wrap up with a question that is often asked: Should I make that investment now or wait?

The Million Solar Roofs plan was originated by President Clinton 10 years ago, and has been adopted by several states. While the MSR bill "SB1" stalled in the legislature, the CPUC (CALIFORNIA PUBLIC UTILITIES COMMISSION) enacted an administrative program, the CSI (CALIFORNIA SOLAR INITIATIVE) which is responsible for current rebates. SB1 modifies the program and makes it law. It's an ambitious program getting international attention. It will mean continued incentives to promote the installation of 3 Gigawatts over 10 years. If all that power was in small systems of 3000 watts, it would mean 1 million new solar roof systems in California . The program is offered for homes, industry, schools and government buildings, so the average system could be larger than that, and incentives will go to early adopters. Under SB1 new home construction will be required to offer solar power as a standard upgrade as they do with a 50 year roof or granite counters.

When you create the demand, supply will follow. The current shortage in silicon was brought about by healthy incentives in some countries coupled with rising fossil fuel prices. Just about the time that solar advocates thought economies of scale in production would bring the cost down to a range where average households could afford it, this shortage drove prices up again. Manufacturers are racing to fill the gap. However, there are several years lead time for factories that make the ultra pure silicon used in chips and panels. New volumes of silicon are expected to become available 2008

The incentives available to homes and businesses in California today are through 1) federal tax credits 2) the CEC (CALIFORNIA ENERGY COMMISSION) cash rebate and 3) net metering. The federal tax credits are capped at $2000, per system for homeowners, while businesses can take advantage of a 30% tax deduction along with a condensed depreciation period. Professional tax advice is recommended to take full advantage of these programs. The CEC rebate is a declining incentive, currently offering $2.60 per installed watt of solar power (based not on factory watts but a CEC watt measurement of efficiency of the installed system). The $2.60 per watt rebate adds up to about 20% of the cost of an installed system. The rebate is slated to drop to $2.50 per watt after December 31, 2006 . Industry sources say that the SB1 rules will extend the program, but probably not increase the rebate, because its working well at today's incentive level.

Net metering is another system that works for the consumer. Most solar households generate sun powered electricity during the day and are credited at high daytime prices, then use most of their energy in the mornings and evenings when rates are cheaper. That's what's meant by "the meter spins backwards" and enables design of a system to zero out the electrical bill, rather than creating a larger system to satisfy 100% of a home's needs.

Net metering is also a policy and political incentive to get the ball rolling on solar energy, and it may not be around forever. SB1 expanded the net metering from its earlier requirements (under the CSI) from a 0.5% cap to a 2.5% cap. This does not imply that your local utility is going to start paying homeowners for their excess electricity. It sets a future point at which the utilities can stop providing the incentives. When the utility reaches a point of receiving 2.5% of its peak power supply from solar generation, the mandated incentive programs can stop and the utility companies and governing bodies will examine the pro's and con's of a regional electrical system that relies more heavily on solar.

Solar electric looks great as an investment, with all the incentives in place today. Typical payback periods are around 10-12 years, and could be shorter depending on how fast you think utility prices are rising. There is an excellent financial analysis model presented by NorCal Solar, a non-profit advocacy group (Solar Energy Resource Guide, September 2005, www.norcalsolar.com ). In the most conservative case with electricity prices rising at just 5% per year (and the old rebate of $2.80 per watt), a 5,500 watt system would have a payback period of 12 years, a positive cash flow, annual pre-tax return of 13.5% and are expected to have a resale value of more than their acquisition cost. Where else can you find an investment vehicle with these returns where, after the payback period will provide clean, free electricity, and help reduce the burden on the grid during peak load periods? The power behind these numbers will spur many Californians to make solar investments this year. It is expected that, by the time California has a million solar roofs, other states and whole countries will adopt such policies, and create the demand that will result in continued innovation and new solar products.

Nominating your House for Historical Registry
By Tito Young; AIA Associate

I have been asked the question, a number of different times, what does it take to make a house listed in the National Registry? This answer can surprise you, and I would always suggest, if you have the heart and affection to take a project like that on, do so.

When thinking of the National Registry, one must think of this organization as what does in reference to America , as a nation which records itself within history, and how would it apply to your own house. Believe it or not, the history of an old building in a specific area could easily have influenced the thinking of Urban Planning of that neighborhood at the time the structure was built. Visualize how that building or place affected the historical value of an earlier time.

There are currently some 85,014 different Historical Places in the United States; there are exactly 9,495 places that are available and "not in use" at the time this article was written Contrary to popular belief, these homes do not need to be specifically old, large, fancy, or expensive. These buildings might be candidates based on construction techniques, selection materials and/or may be made famous though location, previous occupants or made to be a place the provoked inspiration to other Americans. The potential nomination of places could vary from waterfronts, urban locations, farmland turned suburbs, residential homes, churches, assembly buildings, retail and commercial locations to name a few.

In 1966, the National Historic Preservation Act created the National Register as a national program that uses public and private donations to identify, evaluate and protect our historical and archeological resources. Having National Park Service funding, part of the U.S. Department of the Interior, entire districts, sites, buildings, structures, and objects that are significant to American history, architecture, archeology, engineering and culture are significant treasure to history..

Could it be that your very own house or possible future home might have been lived in by famous persons? Has it been common knowledge that the grounds your neighborhood dwells may have been a tribal location? Would it be that recorded special event took place in your living room, your property, maybe even some previous building no longer standing? Would it be that your home sits on a site where Indian treaties been made between the early indigenous Indians and Calvary soldiers?

Each state has an assigned individual, known as the SHPO; or for better understanding an officer, namely State Historic Preservation Officer. In every state, also exists and employed by the Department of Interior, the FPO; or known as the Federal Preservation Officer. Of course, as past American history tell us; much of America was occupied by Tribal organizations, which provides the THPO or the Tribal Historic Preservation Officer, when properties happen to be on tribal lands. Not to mention the vast array of previously built adobe homesteads by Spaniards and Missionaries that lived here over 200 years ago. Whatever it may be, these places have significant interests from establishing contextualize styling for zoning departments review all the way to preservation of a specific land dwelling. In order for your property to be listed, it must first be nominated by SHPO, FPO or THPO staff. It is also important to recognize that anyone can prepare a nomination to the National Register, including property owners, local governments, and citizens. More often than not, your local historic preservation expert or architect might be a valuable resource. Also don't forget to use your long time resident who could be a valuable resource when present in a specific area might have been aware of valid history they would disclosed just to you.

The proposed application is then reviewed by SHPO, FPO, and THPO who notifies property owners and local officials in the intent of nomination for solicited public comment. It could be that an owner might reject a nomination, or a majority of private property owners, or for that matter, even a district with multiple owners, which then the historic property cannot be listed in the National Registry. If rejected, there is still a chance an application could be revived and presented directly to the National Park Service (NPS).

If it turns out that the property is indeed eligible, and verified as a valid listing, then the Advisory Council on Historic Preservation will offer its own review in further determining whether the property meets such strict standards.

The SHPO would then appoint a Review Board to validate a nomination that would then have it forwarded directly to the NPS. If there are no specific objections to the listings, the Federal Register publishes the application to a public comment forum. There will then be a series of elections, additional research, confirmations, responses to historical validity and even a genealogy report stating occupants that lived and flourished on that land to be applied.

If your application becomes denied, then there is a good chance that your quest for historical registry comes to an end. However, if your application is accepted, or that you speculate purchase of one of a previously determined historical registered place, then you will fall under a special requirement for additions and renovations. As the acceptance becomes listed in the Federal Register, a bronze plaque is created, and attached to your property. The bronze plaque will state address, year built, architect (if any or known) and historical importance. It is a myth, however, that you would be forced to build your confirmed historically registered 1820s Victorian to 1820s standards to display a bronze plaque.

If the building is all original, with little changes to either the exterior or interior, you could qualify for certain grants in restoration. To receive any restoration grants from the Federal government, your house would be required to fully follow set guidelines outlined by your local jurisdiction or dictated by the SHPO. If you are willing to forego any grants from the federal government, you would be allowed to make any modification allowed by planning and ultimately the building department. The health, welfare and a cost efficient manner of improvements always takes precedence to any building. Your local building department most likely would have a long list of examples, photographs and detailing examples to offer suggestions to such a building so long as construction meets current UBC, State and Local code requirements. Do expect, however to follow guidelines regarding altering or maintaining an exterior façade that might appear period correct. With so many entities that makeup the various decisions on what constitutes a place or building Historical Registry, keep in mind that it will be state and local designations that will be identified as a bronze plaque in front of your house, not a Federal designations.

Checklist for property owner's submitting to the National Register Process.

1. The property is recognized by the National Register as important to its community, State or the Nation
2. The National Register accepts nominations by anyone, but is encourages property owners to do so.
3. Federal license and permits or funding will be only become reserved to properties meeting strict preservation guidelines. Otherwise, property owners are free to alter their National Register-listed property. Guidelines will be provided through State and Local organizations.
4. It is completely up to the property owner to open their properties to the public, decide whether or not to restore or maintain them.
5. All nomination processes by the National Register are advertised to the general public for participation. Citizens of the general neighborhoods will be provided a means to provide public comment and those comments will be published in the Federal Register . A majority vote will occur to either object or accept a nomination as so a property may become listed.
6. The Advisory Council on Historic Preservation will comment on listed properties to Federal agencies. The comments may include how Historic Preservation may affect a particular property.
7. As Federal history preservation funding becomes available

Owners of listed properties may be entitled to Federal investment tax credits for rehabilitation.

As both Federal Agency Historic Preservation and Tribal Historic Preservation move forward in history, it relies on agencies and Indian tribes to identify history. These organizations are rather young in age, however more and more properties are showing up as potential locations for Federal funding and the public gets to know more about who they are.

If you should choose to make your historical preservationist home, for example a large stately Victorian of a particular style, and wanted to have it opened to the public, it will require designers to research the requirements needed to do so. This could include identifying large ticket items such as providing off site staging areas, parking, Handy Cap accessibility, paths and walks, picnic areas, heating / ventilation, life safety w/ fire sprinkler systems, and restrooms, all which maintains the style of the original building. Everything, not limited too building colors, landscaping, materials, detailing, finishes and furnishings would need to reflect period styling. As finishing touches to sell tickets to "Sunday Tea Time", the use of Docents might be needed to oversee the property and walk visitors throughout a house.

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