Environmental Quality/Sustainability/Energy Conservation

Sustainability is an essential part of good design and a major consideration in making buildings healthier
and more energy efficient. It is important to understand how to apply sustainable design principles and
practices to supportive housing so building occupants have access to healthy living spaces that conserve
energy and responsibly use resources. The concept of sustainable building is not new, but the growing
interest in designing responsibly has made it easier to find products that result in more sustainable
environments.

There are several important aspects of sustainability that can be incorporated into residential housing
(Foster, Stelmack, & Hindman, 2007). They include:

 Low-Impact Building Materials

 Indoor Environmental Air Quality
 Conservation of Energy and Water
 Waste Reduction and Management
 Operations and Management

Low Impact Building Materials. When considering low-impact building materials, there are a number of
ways to be more sustainable. Reducing or eliminating the use of nonrenewable natural resources is a
good way to cut down on the damage to the natural environment. Reusing existing structures, reducing
construction waste, and using recycled materials or those from sustainable sources are ways to have
less of an impact on the natural environment. Renewable materials such as wood, plant fibers, wool,
and other materials that can be replaced within a few decades are considered renewable. Another
important consideration is the life cycle cost of products, which reveals the real cost of a product over
its entire life rather than just the initial purchase price. Sometimes products that are initially more
expensive are much less expensive when the entire life cycle is examined. Materials that consider the
unique qualities of the local climate can also enhance the building. Florida has a hot, humid climate
which must be taken into consideration when building as mold and mildew are ongoing issues. Keep in
mind materials that are harvested or extracted closer to the building site have lower embodied energy
due to the reduced transportation costs (Foster, Stelmack, & Hindman, 2007).

Indoor Environmental Quality. The U. S. Green Building Council (2009) suggests looking at two kinds of
issues related to indoor environmental quality:

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  Indoor Air Quality
 Thermal Comfort, Lighting, and Acoustics

According to the Environmental Protection Agency, Americans spend 90% of their time indoors.
Unfortunately, indoor air quality often has concentrations of pollutants that are significantly higher than
outdoor levels (Bonda & Sosnowchik, 2007). It is recommended that building owners, designers, and
facility operators strive to build and renovate buildings that minimize the risk of building-related health
problems. According to the Minnesota Indoor Air Quality Consortium, poor indoor air quality can cause
or contribute to the development of chronic respiratory diseases as well as cause headaches, dry eyes,
nasal congestion, nausea, and fatigue. There are a number of contaminants, including materials and
finished in the interior of buildings, that can impact poor indoor air quality. Off-gassing from a number
of interior components including furniture, carpet, cabinets, and paints and many other finishes release
toxic gasses into the air. Other common indoor air pollutants include asbestos, biological contaminants,
chemicals, combustion, formaldehyde, lead, ozone, particulates, pesticides, radon, tobacco smoke, and
volatile organic compounds (VOCs). Good ventilation can be very effective in controlling the
concentration of indoor pollutants but an even better solution is to avoid finishes and furnishings that
can cause poor indoor air quality (USGBC, 2010). There are many low-emitting materials that are now
readily available, often for no additional cost.

Good indoor air quality can enhance the experience of occupants by cutting down on allergy problems
and asthma, as well as other health issues impacted by poor indoor air. Children are especially
vulnerable when exposed to poor indoor air as their smaller bodies are still developing. There are
several strategies that Bonda and Sosnowchik (2007) have suggested improve indoor air including:

 Source control- Materials that emit low levels of VOCs. Greenguard provides third party
verification of VOCs levels.
 Ventilation- Ideally, the goal is to avoid indoor pollutants. However, if they exist, then there
should be enough outdoor air to dilute the concentration of indoor pollutants; HVAC should be
kept clean to keep out pollutants such as mold, bacteria, and viruses; the HVAC system should
be operated at slightly positive pressure relative to the outdoors to inhibit moisture intrusion
and condensation. Flushing out a building before occupants move in is another good way to
reduce VOCs and other airborne particulate that might be in the building.

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  Filtration- HVAC systems that use HEPA filters capture smaller particles in the air. Some HVAC
systems also include ultraviolet light to kill viruses and bacteria

Better quality indoor air can help a building maintain or increase in value because future occupants are
likely to avoid “sick” buildings that might need expensive alterations before they can be inhabited.

Preventing problems from the beginning of a project is often less expensive than fixing problems later.
Also, liability for building owners is decreased when buildings are healthy. Studies at the Berkeley
Center for the Built Environment found that occupants of “green buildings” reported higher satisfaction
with indoor air than those in other buildings (Abbaszadeh, Zagreus, Lehrer, & Huizenga, 2006).

Thermal comfort, lighting, and acoustics are also important considerations when designing buildings
with good environmental quality (USGBC, 2010). Access to daylight and views, comfortable
temperature, good lighting, and good acoustical conditions all impact user satisfaction. When residents
have personal control over these aspects of their environment, satisfaction is enhanced.

Conservation of Energy and Water. Energy efficiency is a major factor in a sustainably designed building.
In residential design, high-efficiency appliances and lighting are areas that can make a big impact in
energy savings. The ENERGY STAR program labels energy efficient appliances, which can save residents
energy and money on utility bills. When specifying lighting in a residence, avoiding incandescent bulbs
in favor of compact fluorescents or LEDs will save energy and money for the resident paying the utility
bills. To save water, specify low-flow or flow reducers on faucets and showers. Toilets with a dual flush
system or those that conserve water are better. Another way to concern energy is with good
weatherization practices including adding weather-stripping, caulking, thresholds, or window and door
replacement.

Waste Reduction and Management. Green building includes conserving resources, reusing materials,
construction and demolition debris recovery, and specifying materials with recycled content (Foster,
Stelmack, & Hindman, 2007)

Operations and Maintenance. By specifying materials and systems that are cost-effective both in their
initial cost and in the long-term maintenance is a good solution. Selections that use less water, energy,
toxic chemicals, and those that are easy to clean and maintain will contributes to a building that is well-
designed.

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Note: The Florida Housing Finance Corporation already requires a number of sustainable and energy
efficient features. Those already required (such as energy efficient appliances and ceiling fans) are not

included below since they are already covered by existing guidelines.

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Use the USGBC’s LEED Guidelines for Building √
The United States Green Building Council has developed guidelines for
sustainable building through the Leadership in Energy and Environmental Design
(LEED) program. The LEED program addresses issues related to building in the
following areas:

 Sustainable Sites
 Water Efficiency
 Energy and Atmosphere
 Materials and Resources
 Indoor Environmental Quality
 Innovation and Design
If feasible, use LEED Guidelines for building or major renovations of supportive
housing. LEED Guidelines can be used even if the project does not go through
the LEED Certification process. If not, use the individual recommendations
that follow.

Energy Efficient Residences √√√

The cost of utilities is of great concern to residents of the low-income housing
developments that we visited. In fact, utilities costs can be a hurdle to a resident
remaining in a development. Existing FHFC requirements call for the use of
Energy Star appliances.

We recommend that this is coupled with the enforced mandate of ceiling fans in
living rooms and bedrooms (which can permit comfort with a thermostat setting
higher or lower, depending on the season). Solar hot water heaters also
represent a long-term cost savings to residents and should be mandated for
extensive renovation projects.

Locate Supportive Housing Near Public Transportation √√√

Access to public transportation can be viewed from the standpoint of

practicality and the need for residents to get where they need to go. However,
it can also be viewed through the lens of sustainability. The USGBC says, “Sites
without access to public transportation start at a disadvantage….”

To accommodate the needs of the residents for transportation and in

consideration of sustainability, locate supportive housing near public
Access to public transportation routes.
transportation is both
convenient and good for the
environment.

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Low-Impact Building Materials
This countertop contains
recycled content.
Specify Low-Emitting Materials
Paint can be purchased that
has zero or low volatile
organic compounds (VOCs).
√√√
Low-impact building materials are those that consume the least amount of
natural resources possible. Using existing structures and materials, reducing
construction waste, using materials with recycled content, and using materials
from sustainable sources all lessen the impact of building on limited natural
resources (Foster, Stelmack, and Hindman, 2007). Conventional building
practices consume large amounts of wood, metal, and other materials that can
lead to depletion of resources. Using materials with recycled content can keep
materials out of the waste stream, but the overall quality of the product,
including its propensity to off-gas should be considered. Considering the life
cycle cost of products is also important so that the real cost of a product over its
entire life can be considered. Sometimes products that are initially more
expensive are much less expensive when the entire life cycle is examined.
Materials made with local content can also be desirable because they have a
lower embodied energy due to lower transportation costs.
When building or renovating supportive housing, every attempt should be
made to reuse products such as doors, cabinets, etc. When new products are
selected, looking for those with recycled content will keep materials out of the
waste stream. The life cycle cost of materials should also be considered so
that the products with the lowest overall life cycle cost can be chosen. When
possible, use materials that can be obtained locally, thus eliminating the
shipping from distant locations.
√√√
Materials and finishes (treatments for walls, ceilings, and floors) that are low-
emitting with zero or low levels of volatile organic compounds (VOCs) can help
keep air quality high. VOCs include the amount of carbon compounds that
participate in atmospheric photochemical reactions and vaporize at normal
room temperatures. Formaldehyde is one of the most common VOCs and
products made with formaldehyde typically off-gas for years. Paints, finishes,
solvents, and adhesives can contain unhealthy VOCs. In residences, low VOC
materials should be specified for cabinets, as typical particle board is high in
formaldehyde.
In supportive housing, every effort should be made to use low-emitting
materials. Zero or low VOC paint, adhesives, and solvents should be selected.
Traditional particle board often contains formaldehyde, but can be replaced
with a medium density formaldehyde-free board.
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Efficient Use of Water √√√
Example of a low-flow
toilet.
Fresh Air and Good Ventilation √√√
Operable windows give
residents control over
ventilation.
Access to Daylight
Access to daylight and views
in an important
consideration
The use of water can be reduced by selecting low-flow toilets, sinks, and shower
fixtures. Low-flow toilets can reduce the gallons per flush. Dual flush toilets
provide a choice of a larger or smaller flush, depending on the situation. Use of
these fixtures can save money as well as valuable water resources.
Provide low-flow fixtures in bathrooms and kitchens to conserve water.
It is important that ventilation rates be maintained that contribute to good
indoor air quality. Indoor air can become more polluted than outdoor air and
the need for fresh air from the outdoors is an important component in creating
a healthy environment. HVAC systems that are well-designed to incorporate
fresh air are important. In addition, the ability to open windows to ventilate
interior spaces can contribute to good indoor air quality. This also gives
residents a sense of personal control over their environment. Preventing
smoking in interior spaces and allocating outdoor smoking areas away from
entrances and HVAC intake areas will help keep indoor air healthy.
In supportive housing, use HVAC systems that mix appropriate amounts of
fresh air, use operable windows whenever possible to allow residents to allow
fresh air into the interior space and have control over their environment.
Place smoking areas outside and away from entrances, operable windows, and
HVAC intake areas.
√√√
Access to ample daylight and views enhances overall well-being for residents. In
addition, abundant daylight cuts down on the need for artificial light and saves
energy.
In supportive housing, use ample windows to allow light to penetrate the
space.
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Occupant Control of Temperature & Lighting √√√
Thermal comfort and quality of lighting have a significant impact on occupant
comfort (USGBC, 2009). Occupants are more satisfied with their environment if
they have control over these aspects of the design. Elderly typically need more
light to see well, so the more control over light levels they can have, the better
off they will be.
Access to daylight and views
in an important
Provide residents access to temperature controls in their residence. The
consideration ability to adjust the thermostat and the ability to open windows provides a
measure of control for residents and contributes to overall well-being. In
addition, providing both ambient and task lighting will allow residents to have
more control over the quantity of light in their residence. Kitchens should
definitely have both ambient and task lighting (ambient lighting is overall
general illumination while task light is focused on a particular task). Many
residents of supportive housing do not have light fixtures and benefit from
lighting that is installed in the residence.

Use Energy Efficient Light Fixtures √√√

Incandescent light bulbs have been the standard for many years, but they are
inefficient and expensive to use. Incandescent bulbs last only 750 to 2000 hours
while fluorescent bulbs can last for 20,000 hours. Incandescent bulbs are also
warm and much of their energy wasted as heat (Foser, Stelmack, & Hindman,
2007).

Specify low-flow fixtures and sinks in supportive housing units.

Example of Compact
Fluorescent Lighting

Retard Mold and Mildew √√

Mold and Mildew can be especially problematic in the Southeast due to high
humidity levels. This in turn can affect indoor air quality for residents. The
presence of mold can pose a health risk for people. By controlling moisture and
providing HVAC that prevents mold and mildew growth, these problems can be
averted.

Avoid areas where water may accumulate causing mold and mildew. Include
ultra violet systems in HVAC systems to retard mold growth.
Example of Ultra Violet light
in an HVAC system.

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Provide Weatherization √√√
Heated or cooled air can be lost if there are leaks around windows and doors, or
if glazing is only a single pane of glass. Weatherization can help keep
conditioned air inside and help save money. Energy efficient windows and
doors can help conserve energy as well.

Use Energy rated doors and windows that will provide better insulating
properties. Use weather-stripping or caulk around openings for windows and
Example of an Energy
Efficient Window. doors and other areas of the building that might lose conditioned air.

Window Treatments for Control of Natural Light √√

To help control the amount of natural light that enters the space, residences
should be provided with window treatments. In addition to controlling the
amount of light that enters the interior, they also provide privacy and allow
control over the interior environment. In addition, by controlling the amount of
light that comes into the space, solar gain is also controlled, which can result in
savings for cooling.
Example of a window
treatment.
Provide window treatments in residences that are easy to clean and maintain.

Durable Flooring Treatments √√√

Flooring treatments are especially vulnerable to wear and tear, as well as
soiling. To save money over the life of the building, and to reduce the use of
materials, flooring that will hold up well over time should be selected. Carpet is
not a wise choice as it is easily soiled and will need to be replaced more often
than hard surface floorings. Although residents might enjoy the soft feel of
carpet, area rugs could be added by residents if they choose (although area rugs
Example of terrazzo
would not be recommended for elderly as they can be a tripping hazard).
flooring.
Long-lasting, sustainable flooring options include bamboo, wood, rubber,
concrete, ceramic tile, and terrazzo. Although less sustainable, some vinyl
products include recycled content and can also be durable. Floors considered
less sustainable in their materials and process, but long-lasting include laminate
flooring. Laminates can be designed to resemble wood, which add a feeling of
warmth to a space.

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Provide durable flooring that will hold up to wear and tear, as well as soiling.
Note: A variety of this recommendation appears in the Function section as
well.

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