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Tight Houses present some challenges (they are worth it though)

By
Real Estate Agent with Rossi & Riina Real Estate VT# 082-0007326

In the real estate and real estate support industry we see both extremes and everything in between.

From the 1820 Garrison Brick Colonial that has original windows and little if any insulation to the Leeds certified 5 star plus energy efficient new builds that are going up in all climates. 

Yes, it is just as important to have a well-insulated and tight house in a hot climate where we run air conditioning units as it is in the cold winters we have in the northeast or northern Midwest. 

Whether it is 30° below zero or 105° above zero it reduces the energy needed to make it 70° by having a well-insulated and tight house. 

Some of the methods used are rigid foam insulation and rigid foam insulation boards with foil face.  They have open cell and closed cell foams and they come in a variety of thicknesses and R values. Contractors will tape the seams and caulk the interface where it meets the wood framing.  This eliminates or at least reduces air flow and heat exchange.  I say exchange because you may be keeping heat in or out depending on climate.

Spray Foam InsulationSpray Foam InsulationSpray Foam Insulation

Spray Foam is probably the most efficient insulation as it is generally closed cell, dense, has a high R value per inch, fills cracks/voids and sticks to framing members like glue.  It is used in joist pockets between floors and basements.  I have seen it sprayed in the framing walls of a finished basement for insulation.  It is more costly that fiberglass or even rigid foam panels. 

Which ever you choose you should be sure to seal cracks and voids. Spray foam in the cans works well for these errant cracks.  You will find the exercise will also make your house and basement have very reduced insect and mouse infestation.

Combustion air supplied

 

OK, so now you have a tight house.  Any problem with that? We

ll you could have a problem with your furnace or wood burning appliance if you don't provide "make up air" (if there is not already a vent for 

combustion air)  All modern furnace installations around these parts provide "combustion air" the gas or propane burning appliances always have intake and exhaust vents. Oil furnaces vent into a proper chimney and the make up air needs to be retrofitted somehow. The same is true for wood burning stoves. 

Additionally the tight homes (and they are tested with a air pressure method to quantify same) usually have a vent that cycles daily to exchange household air. There are always enough small gaps that outside air can come in (window and door seals, dryer vents, stove vents, etc.) Tight is good; be sure to consult an expert and do it right. 

 

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   Dana Basiliere REALTOR®/AGENT ABR, SRES, CNS, CHMS, CNIS

   Opening Doors for Vermonters... with a Personal Touch!  ©

Show All Comments Sort:
Bob Crane
Woodland Management Service / Woodland Real Estate, KW Diversified - Stevens Point, WI
Forestland Experts! 715-204-9671

Seems that sometimes in our zeal to seal things up that we do over do it a bit, no room for the building and its inhabitants to breathe anymore, and the outgassing of some of these sealants can be much worse than the air that nature wants to provide.  I am glad to see that some of the modern builders do allow for a daily venting of household air.

Feb 22, 2014 03:02 PM
Dana Basiliere
Rossi & Riina Real Estate - Williston, VT
Making deals "Happen"

Bob,

My brother has a system that exchanges the air and prewarms the incoming air in the winter. His house was SUPER tight. 

Feb 22, 2014 10:15 PM
Paula Pitts
Keller Williams Realty Gulf Coast - Pensacola, FL
850-417-8301

Dana,

Yes! A very important feature of the home!

Good job  -- I really like this post!

Feb 23, 2014 12:20 AM
David Popoff
DMK Real Estate - Darien, CT
Realtor®,SRS, Green ~ Fairfield County, Ct

Best to hire professional trained green builders who understand how the whole house works as one system.

Feb 27, 2014 02:44 AM
Dana Basiliere
Rossi & Riina Real Estate - Williston, VT
Making deals "Happen"

Paula. Thanks, all our new builds are meeting at least 5 star rating.  

David,

It is, and we have quite a few here in VT. The whole air quality thing is important when you start sealing better. 

Feb 27, 2014 02:54 AM
Suzanne McLaughlin
Sabinske & Associates, Inc. (Albertville, St. Michael) - Saint Michael, MN
Sabinske & Associates, Realtor

We have a pretty tight house now with the exception of the fireplace.  And, we installed a fan that runs to bring the damp air outside!

Aug 01, 2014 02:34 AM
Dana Basiliere
Rossi & Riina Real Estate - Williston, VT
Making deals "Happen"

Fireplaces are an inherent air leak but that is almost a benefit as a tight house needs some breathing. The fan cycles are set up to air in the air circulation. It sounds like your house is a newer model. 

Aug 02, 2014 12:08 AM