Open House International

Visscher, Henk

2014 Open House International

doi: 10.1108/OHI-02-2014-B0001

The existing housing stock has a major energy saving potential and is mostly considered to be the sector in which energy efficiency most cost effectively can be achieved. About 30% of all energy use is consumed in the housing stock. The European union formulates saving targets, policies and regulations that have to be implemented by the member states and a considerable share of the EU budget for research and innovation is dedicated to this challenge. In recent years many policies, investment programmes, technical innovations and process innovations have been developed and been put into practice. However, it appears to be very difficult to realise massive renovation programmes in the existing housing stock and really make a step forward towards the energy efficiency goals. This special issue presents an overview of actual insights of the perspectives of energy efficiency in the housing stock based on several research projects and analyses and discussions about how the current policies will work out and which are the barriers that still have to be taken. We focus on the policies, the processes and the people.

Engberg, Lars A.

2014 Open House International

doi: 10.1108/OHI-02-2014-B0002

The City of Copenhagen aims to become the first carbon neutral capital in the world by 2025. Ten per cent of the total CO2-reduction target is to be achieved through energy retrofitting of existing buildings in the city. This article reports from an action research study in the urban renewal section in Copenhagen City Council where planners struggle to promote more and better energy retrofitting projects in the urban renewal scheme. The study finds that planners in fact approach green retrofitting as a ‘wicked problem’ that requires new solution strategies targeting the complexity of developing new retrofitting standards and solutions in the existing urban renewal framework. The analysis shows how planners’ strategic responses are challenged by competing worldviews concerning the role of urban renewal and the problems and potentials of green retrofitting in practice.

Großmann, Katrin; Buchholz, Johan; Buchmann, Carsten; Hedtke, Christoph; Höhnke, Carolin; Schwarz, Nina

2014 Open House International

doi: 10.1108/OHI-02-2014-B0003

In debates related to energy poverty, the link to questions of residential segregation remains somewhat peripheral. Because, usually, only energy-poor households are at the focus and residential mobility is not addressed, the interdependencies between households’ energy costs and the residential segregation of cities remain out of sight. Concern that energy efficiency measures could foster socio-spatial segregation in cities has recently emerged in Germany. If only households with higher incomes can afford housing with high energy efficiency standards, whereas low income households tend to choose non-refurbished but, in sum, more affordable housing stock, an increasing concentration of poor households in poor housing conditions would result. German energy efficiency and CO2 reduction policies are relatively insensitive to such questions.Using survey data from a small shrinking city in Germany, we explore how energy costs are interrelated with residential location decisions and, thus, with segregation processes and patterns. Shrinking cities represent an interesting case because, here, a decreasing demand for housing stimulates residential mobility and paves the way for dynamic reconfigurations of socio-spatial patterns.We found that energy-related aspects of homes play a role in location decisions. Low income households seek to minimize housing costs in general, paying specific attention to heating systems, thermal insulation and costs. Resulting segregation effects depend very much on where affordable and, at the same time, energy-efficient housing stock is spatially concentrated in cities. These findings should be taken into consideration for future policies on energy in existing dwellings.

Reid, Louise

2014 Open House International

doi: 10.1108/OHI-02-2014-B0004

The UK government has recently implemented the Green Deal, a new pay-as-you-save policy which seeks to fundamentally reform the existing housing stock to make it more energy efficient. Regarded by its proponents as a ‘revolutionary programme to bring our buildings up to date’ (HM Government 2010: 2), generate cash savings for householders, and simultaneously yield environmental benefits by reducing energy consumption, it promises much. However, there have been many critiques of the Green Deal from industry, environmental pressure groups and housing professionals. Moreover there has been very limited take up of Green Deal loans by householders, and those measures which have been installed offer perhaps only minimal improvements in overall energy efficiency. This paper therefore considers the potential generative and productive outcomes of the Green Deal by looking across three related issues: households with low incomes and in fuel poverty; the potential impacts on elements of the housing system; and, the extent of environmental benefits. The paper concludes by suggesting that the instead of being a revolutionary way to improve the energy efficiency of the UK’s domestic building stock, the Green Deal may potentially perpetuate existing social injustice and environmental degradation. The effort should, instead, focus on understanding how energy demand is created in the first place (e.g. desire for larger homes, energy-hungry appliances, heating in every room) through householders’ expectations and changing domestic practices.

Meijer, Frits; Visscher, Henk

2014 Open House International

doi: 10.1108/OHI-02-2014-B0005

The European Commission and EU member states have prioritised the renovation of the existing housing stock as a means of achieving their energy-efficiency targets. As buildings account for 40% of Europe’s energy consumption and much of this is used in the residential sector a major breakthrough could be realized here. Despite the fact that energy saving targets have been prioritized in EU and national policy programme’s, progress is slow. The actual rate and extent of renovations are by fare not enough to achieve the targets. Although the necessity of energy savings is acknowledged by institutional investors in housing, housing associations, individual homeowners and occupants, it appears to be difficult to get sufficient support for energy efficiency renovations. The current economic situation is an additional barrier preventing large scale investments in energy renovating the housing stock.This article connects the realisation of energy efficiency goals with the creation of jobs in the EU. The shift from new-build to renovation will have considerable effects on employment in especially the construction industry and the qualifications required by the workforce. Studies show that for every €1 million investment in the existing building stock in the form of energy renovation work, 12 to 17 new jobs could be created. Potentially this could lead to may new jobs. However, there are many uncertainties in these calculations. Are these direct or indirect jobs, what sectors would benefit, are these jobs created within the EU and what would be the net effect on the labour market? Nonetheless these uncertainties, the positive employment effects will prevail. A new and ambitious investment programme in the housing sector could not only improve the energy performance of the sector but create 100.000’s of valuable jobs at a time when these are seriously needed.

Nieboer, Nico; Straub, Ad; Visscher, Henk

2014 Open House International

doi: 10.1108/OHI-02-2014-B0006

In recent years, energy efficiency is a topic of growing importance not only on the political agenda of many Western countries, but also in the management of individual housing providers in these countries. Although there are many publications on how these organisations take up the topic of energy efficiency in their policies and activities, not so much has been written about the progress in policy in the national housing sectors as a whole. This paper presents the results of an investigation about the policy developments in the non-profit housing sector in the Netherlands, in which the present situation is compared with that of four years ago. Where did the Dutch non-profit housing providers stand in their policy development concerning energy efficiency, and where do they stand now? Have they become more ambitious or less ambitious? The paper also deals with the main stimuli and barriers that the non-profit housing providers have perceived. The findings show a progress in policy in the period under investigation, but this progress seems too small to attain national and international targets for 2020.

Rahola, Tadeo Baldiri Salcedo; Straub, Ad; Lázaro, Angela Ruiz; Galiègue, Yves

2014 Open House International

doi: 10.1108/OHI-02-2014-B0007

The renovation of existing building stock is seen as one the most practical ways to achieve the high energy savings targets for the built environment defined by European authorities. In France, the Grenelle environmental legislation addresses the need to renovate the building stock and specifically stresses the key role of social housing organisations. In recent years, French procurement rules have been modified in order to allow social housing organisations to make use of integrated contracts such as Design-Build-Maintain. These contracts have a greater potential to deliver energy savings in renovation projects than do traditional project delivery methods, like Design-bid-Build. This is because they facilitate collaboration between the various actors and boost their commitment to the achievement of project goals. In order to evaluate the estimated potential of such contracts to achieve energy savings, two renovation projects (carried out by two French social housing organisations) were analysed from their inception until the end of construction work. The analysis is based on written tender documents, technical evaluation reports, observations of the negotiation phase (in one of the cases) and interviews with the main actors involved. Findings show that Design-Build-Maintain contracts do indeed offer substantial energy savings. Both projects achieved higher energy targets than those initially required. Furthermore, the energy results are guaranteed by the contractor, through a system of bonuses and penalties. Other results demonstrate that, compared to previous Design-bid-Build renovation projects, these projects were completed in less time (from project inception to completion of the work) and at virtually the same cost. There has also been a substantial improvement in cooperation between the actors involved.

Alvarado, Rodrigo Garcia; Soto, Jaime; Muñoz, Cristian; Bobadilla, Ariel; Herrera, Rodrigo; Bustamante, Waldo

2014 Open House International

doi: 10.1108/OHI-02-2014-B0008

The current depletion of fossil fuels and environmental degradation are requiring greater energy efficiency in buildings, particularly in the residential sector. However, environmental improvement actions for dwellings are usually based on general considerations, without identifying the most appropriate measurements to be taken in each case, or reviewing their application with stakeholders. This article puts forward a strategy to propose effective and feasible modifications in the design or refurbishment of single-family homes to reduce energy use while maintaining indoor comfort. The improvements proposed are based on dynamic energy simulations of individual models adapted to local realities that can be carried out by regular professionals. The process includes the review of studies and information on the geographic area, and compilation of the constructive features and occupancy data of each house to create a proper energy behaviour model. Possible improvements to the building are then simulated separately in each model and the results recorded. Subsequently, a budgetary analysis of these alternatives according to construction costs and financial projections is carried out in order to identify retrofit packages and consult the opinions of residents and builders. The application of this strategy is demonstrated in the study of several houses in Concepción, Chile, where different sets of measures have been identified to achieve high reductions in energy demand while having low cost and being highly appreciated by the participants. This provides a methodology for developing and validating effective solutions for the environmental improvement of existing dwellings and new housing projects.

Siggelsten, Simon; Nordquist, Birgitta; Olander, Stefan

2014 Open House International

doi: 10.1108/OHI-02-2014-B0009

Individual metering and charging (IMC) allows energy costs to be apportioned among tenants in multi-apartment buildings based on their own energy use. This can result in reduced energy use due to an increased saving behaviour by tenants, which has caught the attention of the European Parliament. In the EU-directive 2012/27/EU there is a requirement for IMC to be installed by December 31, 2016 in multi-apartment buildings.Two techniques are mentioned in the directive for IMC: individual consumption meters and individual heat cost allocators. Either of these two techniques can be used as a method to measure the supplied energy to an apartment. Another method, not mentioned in the EU-directive, is temperature metering which means that the heating cost is instead based on measurements of the actual temperatures through sensors in certain locations in the apartment. However, some shortcomings have been identified with the aforementioned methods.The purpose of this study is to investigate how internal heat production, solar radiation, an apartment’s location within the building and local defects in the building envelope affect the accuracy of IMC. The Energy demands of three apartments in different locations within the building have been simulated in the computer program VIP-Energy. The results of energy calculations prove that the accuracy of IMC is highly questionable in some of the investigated cases. The implication of the study is that it is difficult to measure the actual heat used for an individual apartment, which obstructs accurate and fair apportioning of heating costs among individual tenants.

Visscher, Henk; Majcen, Dasa; Itard, Laure

2014 Open House International

doi: 10.1108/OHI-02-2014-B0010

The energy saving potential of the building stock is large and considered to be the most cost efficient to contribute to the CO2 reduction ambitions. Severe governmental policies steering on reducing the energy use seem essential to stimulate and enforce the improvement of the energy performance of buildings with a focus on reducing the heating and cooling energy demand. In Europe the Energy Performance of Buildings Directive is a driving force for member states to develop and strengthen energy performance regulations for new buildings and energy certificates for the building stock. The goals are to build net zero energy new buildings in 2020 and to reach a neutral energy situation in the whole stock by 2050. More and more research projects deliver insight that the expected impact of stricter regulations for newly built houses is limited and the actual effects of energy savings through housing renovations stay behind the expectations. Theoretical energy use calculated on base of the design standard for new houses and assessment standards for Energy Performance Certificates of existing dwellings differ largely from the measured actual energy use. The paper uses the findings of some Post Occupancy Evaluation research projects. Is the energy saving potential of the housing stock smaller than expected and should we therefore change the policies?