SEATTLE ENERGY CODE ENFORCEMENT PROCEDURES: PLAN REVIEW AND INSPECTION

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SEATTLE ENERGY CODEENFORCEMENT PROCEDURESPLAN
REVIEW AND INSPECTION

• John Hogan, A.I.A., P.E.
• Seattle Department of Planning and Development
• 700 Fifth Avenue, Suite 2000, P.O. Box 34019
• Seattle, Washington 98124-4019
• Creating a Green Building Roadmap for Houston
• City of Houston and Clinton Climate Initiative
• Houston TX, 10 May 2007

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OUTLINE

• Mandatory enforcement importance, why how to
  start
• Seattle Energy Code history mandatory
  residential and nonresidential, regular updates,
  applies to alterations
• Review of design drawings before issuing permit
  to build reasons, items to check, staffing,
  how to handle problems
• Inspection of each phase of the construction
  reasons, items to check, staffing, how to handle
  problems

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MANDATORY ENFORCEMENT VALUE

• Mandatory enforcement is the only way to
  guarantee energy savings.
• Designers and construction companies are more
  likely to comply with the code if they know that
  everyone else must.
• Manufacturers will provide energy-efficient
  products if they know that there is a sure market
  due to code enforcement.

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MANDATORY ENFORCEMENT HOW

• Pick a date to begin mandatory enforcement.
• Publicize the date in advance so that designers
  and contractors have plenty of notice.
• Stick to the date. Enforce the requirements for
  everyone. No exceptions. No excuses.

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SEATTLE ENERGY CODE HISTORY

• 1974 - first residential insulation
  requirements- mandatory for all residential
  buildings
• 1980 - first comprehensive Energy Code-
  mandatory for all nonresidential buildings (e.g.
  office, retail)
• Updated in 1984, 1986, 1989, 1991, 1994, 1997,
  2001, 2003 - to incorporate changes in
  technology and to clarify the code

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SEATTLE ENERGY CODE SCOPE

• Applies to all buildings- all building types
  (so that energy-efficiency is in all designs)-
  all key energy enduses (building envelope, space
  heating, space cooling, ventilation, water
  heating, lighting)- existing buildings
  (whatever is altered must comply)

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SEATTLE CITY CONTEXT

• Location northwest United States, 48 North
  latitude
• Population 500,000 (city)
• Area 56 square miles
• Electricity peak electrical load is 1800 MW

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SEATTLE 2005 CONSTRUCTION ACTIVITY

• Plan review (number of applications and value)
  - multifamily (new) 284 applications
  235,000,000 - single-family (new) 882
  applications 250,000,000 - commercial
  (new) 104 applications 834,000,000-
  residential (alterations) 3057 applications
  154,000,000- commercial (alterations) 2854
  applications 568,000,000
• Inspections - approximately 80,000 (building,
  mechanical, electrical)

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SEATTLE ENERGY CODE FUNDING

• Initial implementation energy fee 20 of
  building fee- Separate fee was established to
  pay for Energy Code staff to review the design
  and to inspect the construction
• Current situation building permit fee 0.5 of
  value- Energy fee is now incorporated into
  building permit fee- Electric utility pays for
  additional staff as Seattles code saves 20
  more energy than the national standard

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SUCCESSFUL IMPLEMENTATION

• Review of the design need to review drawings
  plans for compliance with the Energy Code
  before construction begins
• Inspection of the construction need to verify
  that each phase of the construction is consistent
  with the approved plans

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REASONS TO REVIEW THE PLANS

• Building Department reviews the drawings for all
  projects for compliance with the Energy Code
  before issuing a permit for construction to
  begin. This is important because (1)
  designers will often start with a design from a
  previous project (need to update them to the
  current code)

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REASONS TO REVIEW THE PLANS

• (2) designers do not always know the code so they
  make mistakes (there are many codes, it is
  difficult to know all of them)
• (3) it is easier to make a change to a drawing
  than to make a change after something has been
  installed
• (4) if the correct information is in the
  construction documents, then designer and
  contractor have more legal responsibility

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SEATTLE ENERGY STAFF

• Review of the energy design - preliminary
  screening of application by 12 people- building
  envelope and mechanical systems for multifamily
  residential commercial reviewed by 5 persons
  who are specialists and only do
  Energy/Mechanical plan review - lighting by 4
  persons along with other electrical review

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SEATTLE KEY PLAN REVIEW ITEMS

• Building envelope overall fenestration (window
  skylight) U-factor, SHGC, and area
  insulation on roof, wall, floor
• Mechanical equipment schedule with size
  efficiency, variable speed drive, energy
  recovery, motor efficiency
• Lighting number of fixtures, wattage of lamps
  and ballasts separate circuits for daylight
  zones, automatic controls

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PLAN REVIEW COMPLIANCE PROCESS

• Send written correction list for important Energy
  Code requirements - for missing information not
  shown on drawings and - all incorrect
  information on drawings
• Do not issue permit to begin construction until
  drawings have been revised for compliance with
  the Energy Code.

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REASONS TO INSPECT CONSTRUCTION

• Building Department inspects all construction for
  compliance with the Energy Code before issuing a
  permit for the building to be occupied. This is
  important because (1) contractors make
  mistakes (they may use methods that they have
  used in the past, rather than following the
  drawings)

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REASONS TO INSPECT CONSTRUCTION

• (2) frequently there are change orders (there may
  be substitutions, but they need to be of
  comparable energy efficiency)
• (3) each phase of construction is approved before
  materials are covered, while changes can be
  made

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SEATTLE ENERGY STAFF

• Inspection of the construction (staff checks
  energy features at same time as other code
  requirements) - building envelope by 9
  structural inspectors - mechanical by 4
  mechanical inspectors- lighting by 9 electrical
  inspectors- service water heating by 6 plumbing
  inspectors - boilers by 5 boiler inspectors

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SEATTLE CONSTRUCTION INSPECTION

• Building envelope fenestration labels for
  U-factor SHGC insulation R-value on roof,
  wall, floor proper installation
• Mechanical equipment efficiency, variable speed
  drive, duct pipe insulation, controls,
  commissioning
• Lighting wattage of lamps and ballasts
  occupancy sensors, automatic controls to
  respond to daylighting off-hours

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CONSTRUCTION INSPECTION PROCESS

• Inspect each phase of the construction write
  correction- envelope (foundation, insulation,
  windows, and final) - mechanical initial
  (before cover) and final- lighting initial
  (before cover) and final
• Do not allow occupancy of the building until
  construction has been revised for compliance with
  the Energy Code.

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TIPS TO AVOID PROBLEMS

• Arrange pre-construction meeting with
  contractorand discuss important Energy Code
  requirements.
• Inspect important features early in construction
  (example check the first windows that appear on
  the site) so that problems can be corrected
  before they go too far.

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RESPONDING TO PROBLEMS

• Require removal and replacement of non-complying
  items- this can be difficult, but is very
  important- word will travel quickly, there will
  be fewer problems in future
• Respond to complaints about non-compliance so
  everyone knows that you are serious will treat
  all fairly. - do not let bad contractors get
  away with substandard work

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CONCLUSIONS

• Mandatory enforcement yields energy savings.
• Review of the drawings is important to set
  expectations and will make inspection easier and
  save time.
• Inspection of the construction will ensure that
  correct features are installed.
• Be firm and fair to all parties.