Step 1: Project Initiation
1a. Owner identifies a need to modify building.Reasons:
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Who is involved?
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What could be improved?Gap: There are breaks in communication throughout the design and construction of existing building projects, and the most qualified stakeholders are not always involved at the appropriate times. Opportunities: A reorganization of the design and construction process would facilitate interaction between the appropriate stakeholders at the appropriate stages of the process. Owners are in a position to demand this type of reorganization. |
1b. Owner procures services of a design professional and sometimes a contractor.Mechanisms:
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Who is involved?
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What could be improved?Gap: There are breaks in communication throughout the design and construction of existing building projects, and the most qualified stakeholders are not always involved at the appropriate times. Opportunities: Architects should coordinate with engineers earlier in the design process to analyze the energy impact of specific design decisions. Engineers can best explain the impact of certain building systems and should be included more frequently in design meetings with owners. Contractors need more insight on the energy code decisions that are made to help them be more informed when interacting with inspectors and other enforcement officials. Their on-site activities expose them to existing conditions that could inform design decisions. Earlier interaction with enforcement officials and contractors can help to identify potential code issues in the design process. |
Step 2: Design Development
a. Designer prepares project design.Scope:
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Who is involved?
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What could be improved?Gap: The building energy code is not implemented as effectively as possible because it is not considered early enough in the design process Opportunities: Energy code analysis can be conducted earlier in the design process by architects and engineers. Utilizing tools like energy models, building information modeling (BIM), and COMcheck in the early design phases can help architects and engineers incorporate energy saving strategies and reduce costs when making adjustments throughout the process. These tools can also help owners to better understand the potential savings impact of energy-conscious design. Engaging enforcement officials during the design process can give the design team a greater understanding of the potential energy code requirements that may need to be considered. |
Is the project exempt from the energy code?
Energy code is not applicable.
Permitting requirements explained |
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Does the project require a building permit? |
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↓YES↓ |
↓NO↓ |
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↓YES↓ |
↓NO↓ |
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Is the project exempt from the energy code? |
Energy code is not applicable, but other requirements may apply. |
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↓NO↓ |
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Please continue to Step 3. |
Step 3: Permitting
Who is involved?
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What could be improved?Gap: The permit information available for existing buildings is inconsistent because different building departments use different systems to store documentation. This leads to inefficiencies and redundancy, particularly in existing building projects. Opportunities: A state mandate calling for a building permit system to be used across jurisdictions would help local building departments and allow industry professionals to better utilize the vast amount of available information. An improved documentation system would help local building departments to work more efficiently. It would also provide the design and construction communities with the information needed to apply the energy code more effectively in existing buildings. One example of a successful implementation of this kind of technology was in Gillette, WY. By instituting a comprehensive internet-based software solution for plan review, they were able to improve efficiency dramatically. |
The permitting process explained |
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Design professional or owner representative prepares permit application and plans to submit to municipality. |
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Municipal building department receives permit application, which includes COMcheck. |
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↑Design professional makes corrections↑ |
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Is the application and submittal package complete? |
→ → |
NO |
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↓YES↓ |
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Municipal building department (and/or designated third part agency) conducts plan review. |
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↓↓↓ |
↑Design professional makes corrections↑ |
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Is application and submittal package complete? |
→ → |
NO |
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↓YES↓ |
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Municipality approves plans, calculates inspection fees, and issues building permit. |
Step 4: Construction
Construction begins and design professional (or contractor) requests information |
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Who is involved?
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What could be improved?Gaps: Energy code issues are neglected because they are not directly aligned with stakeholder incentives. Opportunities:Outreach and educational material from advocacy groups can educate owners and commercial tenants on the implications of noncompliance with the energy code and encourage them to demand compliance from the building industry professionals that they work with. Owners are understandably focused on the financial factors in a modification project, factors that are often dictated by the demands of their tenants. In order to meet the demands of their clients, design professionals are also motivated to place a good deal of emphasis on the issues that have direct implications on the cost of a project. If energy efficiency is not a client’s primary concern when performing a modification, this can lead a lack of focus on energy code issues. Gaps in existing building energy code enforcement can perpetuate negligence of code requirements because of the perceived lack of consequences for noncompliance. |
Step 5: Inspections
Who is involved?
- Owner: Conducts surveys and keeps track of building performance
- Architect: Interacts with the owner to a lesser degree; conducts final punch listing and inspections
- Engineer: Usually not involved
- Contractor: Interacts with the owner and sometimes trains the owner’s staff to operate the building; does some final punch listings
- Code Official: Does energy and visual inspection; ensures compliance and issues certificate of occupancy accordingly (or temporary occupancy if building is not completely finished); interacts with contractors and site managers; does inspections until project meets all necessary code provisions
What could be improved?
Gap: Processes in a modification/renovation project are often very complex, but stakeholders typically approach energy code application in existing building modifications with the same process that they use for new construction projects.
Opportunities: Altering the language in the IECC would help to address existing buildings more thoroughly and better reflect the issues faced in the renovation process.
Two separate proposals were made to the 2015 IECC with the goal of:
- Clarifying the requirements for additions, alterations, renovations, and repairs, and;
- Creating a separate section for existing buildings that can be expanded in the future.
The inspection process explained |
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Inspection by code official or third party agency |
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↑Contractor corrects deficiencies;
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Construction begins; design professional (or contractor) requests inspection↑ |
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NO |
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Does work pass inspection? |
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YES(intermediate inspection) |
↓YES(final inspection)↓ |
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Code official issues certificate of occupancy; building enters service |