Robert Therrien Architects

04/01/2024

AN OUTLINE OF NEW BUILDING CODE CHANGES:
The 2024 IBC® applies to all buildings except detached one- and two-family dwellings and townhouses up to three stories. The 2024 IBC® contains many important changes such as:

Duties and powers of the building official: an overall reformat of Section 104 regulating duties of the building official, the approach for reviewing for code compliance has been significantly updated to reflect the current manner that alternate materials, designs and methods are evaluated.
For the first time ever, the 2024 IBC includes provisions for tornado loadings.
Updated wind, earthquake, and snow loads.
The updated design rain loads are now based on the summation of the static head, the hydraulic head, and the ponding head.
Updates to Risk Categories including Photovoltaic (PV) panel systems and facilities providing power generation.
Updated and expanded provisions for Temporary Structures.
New provisions regarding the wind resistance of aggregate-surfaced roofs.
Roof Coverings: Updated provisions for underlayment.
New special inspection provisions for metal building systems.
New provisions for structural concrete reinforced with glass-fiber reinforcement.
Concrete: To improve ease of use, Chapter 19 on Concrete has been Updated and reformatted.
Masonry: TMS 402 and TMS 602 references have been updated to the latest 2022 editions.
An increase in the allowable height of a Group R-2 occupancy building with a NFPA 13R sprinkler system.
Occupiable space requirements now apply if a roof is usable for anything more than maintenance or repair and occupants must have access to multiple egress options from a story based on the occupant load and the story requirements.
Adult changing tables are now regulated where they are provided and are also required in large assembly and mercantile, college lecture hall/classroom buildings and highway rest stops.
Fire-resistance-rated Wall Continuity: Updates on how supporting construction for exterior walls is to be fire-resistance-rated, especially in the case of a parapet.
Openings in Shaft Enclosures: Additional exceptions are provided for shaft enclosures, including new allowances for openings and penetrations.
Carbon Monoxide Detection: Carbon monoxide (CO) detection is now required in all occupancies where a CO-producing device is present. Detection and notification can be addressed in several ways.
V***r retarders: Several updates have been made to the v***r retarder provisions for consistency with the IRC and IECC. The changes also provide additional options and better guidance for allowable types and locations of permitted v***r retarders.
Vertical and lateral Flame propagation compliance methods: Clarification has been provided as to when testing in accordance with NFPA 285, related to vertical and lateral flame propagation, is required. Previously this information was scattered in a variety of locations within Chapters 14 and 26.
New Appendix P sets forth the scoping limitations and technical criteria for sleeping lofts that are provided within Group R dwelling units and sleeping units.

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02/25/2024

MORE ON ROOF SOLAR:
1. MAINTENANCE. Solar collectors need to be inspected regularly for optimum performance. The NREL (National Renewable Energy) has found that rainwater alone in not nearly enough to allow solar to perform at its peak ability. The impact of dust, dirt, pollen, tree sap and any other windblown particles stick to the solar panels and prevent light from entering and can decrease performance by as much as 15%. Annual production could be as much as 10%. So not only is a concern to have to get on the roof to clean them, but it is also difficult to clean them because the cover a large inaccessible area of the roof making it difficult to do an adequate cleaning. You should also know that the lenses can be damaged it using too high pressure washing or any abrasive or harsh chemicals. If you want to do your own cleaning, use dish soap and water, or one part vinegar and 8 parts water. If you hire someone to clean them, be sure they are using the appropriate equipment and cleaning products.

BEFORE YOU BUY OR LEASE A SOLAR SYSTEM, You should ask these questions:
1. How long have you been in business? May are fly by nights. IF less than 3 years, don’t go further.
2. What are your company’s certifications? Don’t rely on online reviews. The National American Board of Certified Energy Practitioners (NABCEP) sets standards for knowledge, experience and professionalism in the renewable energy sector. At least one person in that company be NABCEP certified to ensure that they have the appropriate knowledge and skills. Different State have different standards for installation that can affect the payback period of the system regarding the utility rates and power back costs and fees. Be sure this is included in and cost savings you are being told.
3. What solar incentives are available in your area? In addition to the 30% federal tax credit offered by the Inflation Reduction Act, you may be eligible for additional credits or incentives based on other factors. Those incentives can add up, and that's before any local or utility-specific incentives come into play. A knowledgeable solar installer will be able to tell you about federal, state and local incentives that can help you save money. "You can get between 30% and 60% of the cost of your solar back in tax credits, depending on how you use these various federal incentives," Gold-Markel said. For example, if you're purchasing solar for your business it may be possible to accelerate the depreciation of that asset, allowing for a larger tax deduction in the initial years of your system. You could also be eligible for additional credits if your installer uses American-made materials.
4. What type of solar components do you use? Ask about the equipment an installer plans to use and why they've made that choice. A company that only uses one size of panel may not be the best fit if your home has a complex or architecturally elaborate roof. Beware of salespersons who imply that there's only one type of solar system or battery storage; there are many brands of solar equipment and system designs to choose from.
5. Do I need a new roof before installing solar? If is not recommended to install solar on roofs that are more than 10 years old.
6. Is YOUR company going to perform the installation? Many companies only market and sell or lease the solar system and subcontract the installation.
7. Inquire about extended warranties or operation and maintenance packages. What do they cover and what do they cost? And remember ANY warrantee, life time, transferable, or extended is only as good as the company providing it (will the company be around if you need to use it). Is it for labor and materials, depreciated, limited, have a deductible, what happens if the parts are not available?
8. Are there any fees associated with financing and who is providing the financing? You need to focus on the total cost to install or the cost per panel. The cost should be in cost per watt. Systems can have the same overall costs, but the wattage generated can differ.
9. How much energy consumption is the system going to offset and what are the lifetime saving based on? Factors like weather, shade, roof size and household energy use will all affect how much power your panels will generate, this information should be provided and clearly laid out in any cost proposal. You should discuss not only the estimate on how much you will save over the life of your system, you need to know the systems life expectancy and how any estimate was derived. Installers calculate lifetime savings using a metric called a utility escalator. This percentage describes the projected inflation rate of the cost of power and is based on historical trends (and is different from the escalators in a power purchase agreement). Solar United Neighbors recommends checking that the utility escalator used in competing proposals from different installers is the same to help you compare accurately.
10. Is the power generation estimate guaranteed? A reasonable overall power output should be in the area of 10%.
11. What’s the story on selling solar energy credits back to the grid? Net metering policies in some states allow you to sell power generated by your solar system back to the public grid -- a significant solar incentive that can significantly reduce the payback period on your system. You don't typically sell that power to your energy utility directly. In some programs homeowners often sell solar renewable energy certificates, or SRECs, through a third party known as a broker or aggregator. Your installer may be able to connect you with a broker. If you'd prefer to choose your own broker. Also many companies do not include any sell back credits; many obtain federal subsidies on the collectors, over design the system to produce more power than you actually need and THEY sell surplus power to the utilities, although you’re getting power for free, they are profiting from selling the surplus.

02/10/2024

MORE ON SOLAR ROOF SYSTEMS:
The new code will REQUIRE solar zone areas on all roofs. It also will require an independent certified HERS consultant to review the design of the building relative to solar positioning and a MINIMUM of 300 sq. ft. of unobstructed roof area. Think about this. Now everyone will have to hire another consultant before they can even design an addition or new building. As an architect and you as contractors and home owner will have not only this expense, it means that and new construction, location of any building or addition will be LIMITED TO its sun exposure. All roofs will need to be pitched for the optimum angle of the sun and the size requirement will impact where kitchen, baths, laundries can be located. So it no longer will be about designing for other priorities such as life style or functional interior layouts. MY POINT is again NOT against solar, Against having them on roofs. IF they are not required to be on the roof, but on some other structure, no one would have to address these other building limitations.

02/10/2024

Roof Solar, I've gotten several response from people disagreeing with my comments and I appreciate the feedback. This is to be an open discussion. My post was done purposely to make contractors aware of concerns. Regarding my post, the information on the new building is accurate and I'm finding additional areas of confusion which I intend to update everyone later after I learn more. The comments and my concern for p***c safety about the solar systems on roofs are based upon information I am getting from the field from existing home owners, real estate people and other internet information. I am not opposed to solar as an energy source, only on having them on roofs. May post was primarily about advising against having them installed on roofs, which the new code is focused on....My point being, they should be encouraging solar use, but there are BETTER ALTERNATIVES!

02/08/2024

THINKING OF SOLAR PANELS, HERE’S WHAT TO KNOW:
Solar energy is something we all are interested in, and the new building code is going to require “solar – area” design in all new roof construction in all new construction over 1000 sq. ft.
As an Architect I do not recommend people install solar collectors on their roofs because:
1. Rodents and leaves get under the panels which can lead to damaging asphalt and other roofing materials.
2. To be efficient, they require any snow build up to be removed and frequent cleaning. This is a concern relative to having people be exposed to the risks associated with getting on ladders and on roofs to maintain the systems. This is a public safety concern which the new code does not address.
3. In considering solar collection systems on a roof, you need to know that they obstruct firefighter from being able to vent a roof in a building fire thereby compelling them to fire a fire from within the building. This is a public safety concern which the new code does not address.
4. The Life expectancy of the solar panels varies with the type of solar panel and manufacturer.
5. There are two type of collector systems; direct or series. The Series (older type and least expensive) are where all the collectors are installed in series to deliver the energy. I one fails, the entire system is inoperable. In the newer and more expensive systems each collector is independent of the others and provides its own direct energy independent from the other collectors.
6. Be aware that the older the solar system is the more difficult it is to replace broken components and find parts, the technology is changing rapidly, many older manufacturers are no longer in business.
7. Many solar installers provide a life time warranty and many are transferable. It is already a reality the many solar installers and no longer in business (mostly because for fewer government subsidies) so any warranty protection is in accessible.
8. Recent information from the real estate industry is stating they are seeing that potential buyers are concerned and reluctant about purchasing buildings with older systems and difficulty with transfer of warranties, all raising concerns reflecting building appraisals and fair market values.
To all readers, I have two recommendations for you:
1. Limit solar collector system to non-roof areas to locations that do not expose anyone to risks of public safety such as ground arrays, over a pagoda or as a patio cover, shed or safer location.
9. With the new code (effective July 1, 2024) requiring “solar- zone” in all roofs, I suggest that when applying for a building permit that you advise the building department that you are opposed to these requirements based upon the public safety issues I have presented, and simply ask “shouldn’t public safety been a priority before mandating they be required on roofs”. Depending upon the local Building Office, he may waiver that requirement; worth a shot.

12/07/2023

This year we assisted in restoring the historic bandstand in Townsend on the town's common. It's often used for concerts and events in the summer time. Read more about it here. Merry Christmas everyone!

TOWNSEND — Just in time for the holidays, the Cemetery and Parks Department recently finished restoring the town’s old bandstand back to its former glory – a project to which many in the comm…

05/10/2023

Our latest project is a new Temple, almost ready for permit

05/10/2023

AFFORDABLE HOUSING:
It is a real challenge, and architects are pressured to design and meet this basic necessity. I have been interested in this building demand for many decades and have developed my own thoughts and approaches as well as reviewed other projects that present themselves as "Affordable".
I believe that almost 95% of the affordable projects I have seen are only affordable as a result of numerous subsidies and not as result of construction technologies, creation of new building systems, more efficient construction methods or how materials are purchased, which really should be the CORE area for analysis and study; the actual labor and materials and related cost to produce housing.
Subsidized housing is solely project focused; it does not provide a uniform program to reduce cost and is only achievable from obtaining funding participation. This is not a solution; it is only single project “Financial Participation”. This is NOT Affordable housing; it is really “Subsidized” house with a buzz word title. This topic should be addressed as a science and part of an architectural curriculum.
So as not to overwhelm the reader and attract interested people, I will continue to post more specific topics of why housing costs rise and identify how a truly uniform approach can be taken in terms of the real brick and mortar of the topic.

05/10/2023

LIFE AS AN ARCHITECT:
Architecture is about a living environment, not just buildings, it include all our sences, emotional,visual, social and phychological things that impact our wellbeing, all are or should be considered a "Design". The PRACTICE of Architecture is a APPLIED art, in which design represent only 10 persent of an Architect's professional services. Although the design is extreamly important to a building's function, its occupants it does not address public safety, value engineering, building systems, building costs which are all ANOTHER EXTENSION OF DESIGN where and how that apply to a particular project. The appropiate engineering, methods of construction, materials use, appropiate building systems often require "creative" approaches to achieve the optimum results.

05/04/2023

Affordable Housing: It's best addressed by addressing construction costs, building technologies and NOT by legislation and more building codes. Legislation does NOTHING to reduce housing costs; it only burdens other sources to subsidize the costs. The new codes are prepared by special interest groups and ADD to the cost of construction. To make any advances in Affordable housing requires a overview of ALL the factors that impact housing costs and addressing EACH ONE with a focus on REDUCING COSTS.

10/07/2022

We're excited about some very NEW and Great design concepts we're using Call Wellness design and Net Zero Design. Wellness design is all about physical, emotional and mental health in design planning. Net zero design is all about using technologies in the design process to reduce the energy consumption to zero, it involves materials, mechanical and a multitude of energy producing systems or reducing energy consumption.