![]() The goal is an airtight and heavily insulated envelope. The green building industry, however, continues to push for more robust building envelopes to reduce heat loss and energy use thicker and better insulated walls, roofs, windows, and doors, and selections and systems to reduce air infiltration. To do otherwise in a competitive environment would be to price their products out of the market, and their business out of existence. Most homebuyers do indeed judge homes by their covers, which become a more significant determinant of market price than the robustness and energy efficacy of the building envelope.ĭevelopers and builders live with this reality, which creates an incentive to build spec houses with a minimal-cost envelope, choosing instead to upgrade on finishes that help sell the home at a higher price and profit. ![]() As evidence of the primacy of these factors, an expertise and healthy industry has emerged as a specific service to spruce up homes for resale, with all modifications done for outward presentation and improved sales price. In addition to location, neighborhood, and local school district, which often factor significantly into home values, the strongest drivers of market prices are things seen on the surface such as curb appeal, space, number of bedrooms and bathrooms, kitchen cabinets and countertops, and flooring surfaces, among others. Conversely, the materials inside the walls, and the integrated systems of the building envelope, are mostly out of view, out of mind, and left largely out of conversations and decisions about offers and sales. ![]() The home shopping and buying process is the epitome of judging a book by its cover what gets noticed and factored into market prices are the things seen on the surface, both outside and inside the home. Most of the key features of a building envelope are hidden from view after construction is complete, and most homebuyers do not value many upgrades at their installed cost, or for their ability to potentially reduce energy bills. The real economic (market) value of a home is only as much as a potential buyer is willing to pay for it, and since most homes are purchased on credit (with a mortgage), this requires appraisals that drive loan amounts and terms, and sales prices. To first ground this issue in current social and economic realities, there are an interesting set of incentives in the building, buying, appraisal, and financing processes that strongly impact building envelope decisions. When is enough enough? What systems and approaches offer the best financial return on investment? How do the various elements of the building envelope interact? What are the most responsible environmental choices? While the sheer number of options and combinations is nearly infinite, our analysis of many specific and integrated systems led to a few broad principles that can more simply and understandably guide choices. The number of different materials and systems available in the building envelope, and the combinations of elements, is enormous this makes choices difficult, especially determining where to stop upgrading and how to package elements and systems together. Homeowners naturally want their significant investment to perform well on many metrics, including longevity, durability, comfort, effective control and retention of energy use within the home, and overall value. The building envelope provides both structural integrity and protection against outside elements it is a key component of sustainable housing, and it involves the bulk of work and cost in new construction. As the metaphorical term implies, the building envelope refers to the outer shell of the building it comprises the roof, walls (including windows and doors), and foundation (including ground floor), and it serves two primary functions.
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