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Building Deconstruction Principles, Practice and Impact on Sustainability

City University of New York The City College of New York MS. Sustainability in the Urban Environment

Prepared by: Wojciech Bzdyra Eluis Etienne Bishoy Takla Lucy Toma

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Table of Contents

Table of Contents ................................................................................................ 2

List of Tables ........................................................................................................ 5

List of symbols ..................................................................................................... 6

I. Project Statement And Objectives ............................................................ 7

II. Deviations from Original Project Description ............................................ 8 A. Identify major problems in deconstruction as an alternative to demolition .................................................................................................................. 8 B. Determine labor requirements for specific deconstruction activities ....... 8 C. Layout process sequence, tools, required workers ..................................... 9 D. Determine reclaimed materials value ........................................................... 9

III. Introduction ............................................................................................ 10 A. Sustainable Concept of Deconstruction ........................................................ 10

1. Environmental Aspect of Deconstruction: .................................................. 11 2. Social Aspects of Deconstruction: ............................................................... 11 1. What is Deconstruction? ................................................................................ 13 2. What is Demolition? ........................................................................................ 14

IV. Literature Review .................................................................................... 15 A. Literature Review ............................................................................................. 15 B. Regulations affecting deconstruction ............................................................ 16

1-­ Public sector (Federal and Municipal governments) ................................ 17 Deconstruction permits .................................................................................. 17 Materials contamination ............................................................................... 17 Diversion and site recycling requirements, and closure of landfills to C&D

debris ........................................................................................................................ 18 Salvage requirements and incentives ......................................................... 18 LEED requirements .......................................................................................... 18

2-­ Building codes ................................................................................................. 20 C. Structural deconstruction characterization ................................................... 20

1-­ Used building materials generation in the United States .......................... 21 For residential building ................................................................................... 21 For non-­residential building ........................................................................... 22 Discussion ......................................................................................................... 22

2-­ Deconstruction: building stocks availability ................................................ 23 D. Barriers to deconstruction and market for reclaimed materials ................. 23

1-­ Issues affecting deconstruction activities ................................................... 24 Time constraints .............................................................................................. 24 Housing preservation ..................................................................................... 24 Material contamination ................................................................................. 24 Negative perception of salvage and reuse ............................................... 25 Code issues ...................................................................................................... 25

2-­ Market for salvaged building material ........................................................ 25 E. Sectors involved in Deconstruction ................................................................ 26

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1-­ Public sector involvements ............................................................................ 26 Funding at regional level ............................................................................... 27 Funding at a State level ................................................................................. 28

2-­ Associations involved in the promotion of deconstruction ...................... 28 F. Facilitation of deconstruction over demolition ............................................. 29 G. Preliminary phases of a deconstruction project ........................................... 31

Environmental Assessment ............................................................................ 31 Material inventory ........................................................................................... 32 Marketing of used materials ......................................................................... 32 Contracting process ...................................................................................... 32 Training of workers .......................................................................................... 33 Site Security ..................................................................................................... 33

H. Basics of Construction ..................................................................................... 33 Foundation ...................................................................................................... 33 Framing the Floor ............................................................................................ 33 Framing the Wall ............................................................................................. 34 Framing the Roof ............................................................................................ 34

I. Different Structural Materials ........................................................................... 34 1. Wood ................................................................................................................ 35 2. Steel Components and Reuse ...................................................................... 36 3. Concrete ......................................................................................................... 37

J. Adding value to reclaimed materials ............................................................ 39

V. Procedure ................................................................................................... 40 A. Learning about the Deconstruction Industry LT ........................ 40 B. Contacting Deconstruction Contractors ....................................................... 41

Built It Green!NYC ........................................................................................... 41 Urban Miners.................................................................................................... 42 ReBUILD Deconstruction ................................................................................ 42

VI. Deconstruction Field Study of Single Family, Wood Framed house in Burlington, Vermont. ......................................................................................... 43

A. Case Study Objectives ................................................................................... 43 B. Description of Project ...................................................................................... 43

1. Homeowner ..................................................................................................... 43 2. Deconstruction Contractor ........................................................................... 44 3. Alternative Options of House Removal ....................................................... 44 4. Deconstruction Versus Demolition cost comparison ................................. 45

C. Description of the Building .............................................................................. 46 1. Roof .................................................................................................................. 47 2. Interior .............................................................................................................. 47 3. Exterior .............................................................................................................. 47

D. Deconstruction Procedure .............................................................................. 48 1. Project preparation ........................................................................................ 48 Material inventory ........................................................................................... 48 Site planning .................................................................................................... 48 Challenging .............................................................. 49 Identifying the structural elements ............................................................... 49

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Disconnecting utilities .................................................................................... 50 Site Security ..................................................................................................... 50

2. Soft stripping .................................................................................................... 51 Light fixtures ..................................................................................................... 51 Kitchen cabinets ............................................................................................. 51 Interior windows and doors ........................................................................... 52 Plumbing fixtures ............................................................................................. 53 Hardwood flooring ......................................................................................... 54

3. Removing Interior Wall Finishes ..................................................................... 55 Gypsum Boards ............................................................................................... 56 Insulation .......................................................................................................... 56

4. Removing the Roof......................................................................................... 57 Inspection ........................................................................................................ 57 Sheathing ......................................................................................................... 59 Trusses ............................................................................................................... 60

5. Roof Plywood De-­nailing ............................................................................... 61 6. Removing Interior Walls .................................................................................. 61 7. Studs De-­nailing .............................................................................................. 62 8. Removing Exterior Doors and Windows ....................................................... 63

VII. Case Study Result................................................................................... 65 I. Reclaimed material from the project BT ....................................................... 65

Material .................................................................................................................... 67 Quantity ................................................................................................................... 67 Unit ............................................................................................................................ 67 Weight per Unit in lb. .............................................................................................. 67 Total Estimated Weight in lb. ................................................................................. 67

II. Factors affecting decision to deconstruct ..................................................... 69 III. Deconstruction Tools ....................................................................................... 70

IX. Case Study Result................................................................................... 72

X. Design For Deconstruction ........................................................................ 73 A. Importance of DFD .......................................................................................... 73 B. Principles of DFD .............................................................................................. 73 Simple and Standard mechanical Connection Details ....................................... 73 Modular Construction ............................................................................................. 74 Transparency between different building systems ............................................... 74 C. Designing for DFD ............................................................................................ 74

................................................................................. 75

XI. Appendices ............................................................................................ 76 A. Appendix A -­ Deconstruction Contract ......................................................... 76 B. Appendix B -­ Demolition Quotes ................................................................... 78

XII. .............................................................................................................................. 78 C. Appendix C -­ Demolition contract ............................................................... 79

XIII. ............................................................................................................................. 79 D. Appendix D Building Assessment Form....................................................... 80 E. Appendix E Tax deduction receipt from ReSource store at Burlington .... 84

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F. Appendix F -­ Architectural drawings ............................................................. 85 G. Appendix G ....................................................... 93 H. Appendix I -­ Interview with Project Manager ............................................... 95 I. Appendix H -­Interview with the Homeowner ................................................ 98 J. Appendix J Daily Activity Reports ............................................................. 102

X. References ............................................................................................... 105

List of Figures Figure 1 Burlington house before deconstruction .......................................... 46 Figure 2 Disconnecting utilities ......................................................................... 50 Figure 3 Removing light fixtures ......................................................................... 51 Figure 4 Kitchen cabinets and appliances to be transported to ReSource

store ................................................................................................................ 52 Figure 5 Removing an interior door .................................................................. 53 Figure 6 Bathroom fixtures before removal ..................................................... 54 Figure 7 Hard wood flooring removal .............................................................. 55 Figure 8 Blow-­in insulation removal ................................................................... 56 Figure 9 Attaching ringed bracket on roof for safety harnesses.................. 58 Figure 10 Roof gutter removal .......................................................................... 58 Figure 11 Roof plywood removal ...................................................................... 60 Figure 12 Plywood de-­nailing ............................................................................ 61 Figure 13 Removing interior walls ...................................................................... 62 Figure 14 Studs de-­nailing .................................................................................. 63 Figure 15 Exterior window removal ................................................................... 64 Figure 16 Exterior wall removal .......................................................................... 64 Figure 17 Building Life Cycle Stages ................................................................. 75

List of Tables Table 1. Deconstruction Project Description ................................................... 46 Table 2. Burlington House Description .............................................................. 47 Table 3. Quantity of Material,New Material Price and Resale Value ......... 65 Table 4. Salvaged Materials Weight ................................................................. 67 Table 5. Reclaimed Materials List and Resale Value .................................... 68 Table 6. List of Tools Used in Deconstruction of Single Family Wood Framed

House in Burlington Vermont ...................................................................... 70

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List of symbols Acronyms BMRA : Building Materials Reuse Association C&D : Construction and Demolition CDDD : Construction & Demolition Diversion Deposit Program CIB : International Council for Research and Innovation in Building

Construction CINCH : Components of Inventory Change CMRA : Construction Materials Recycling Association CTDEP : Connecticut Department of Environmental Protection DfD : Design for Disassembly EPA : Environmental Protection Agency ILSR : Institute for Local Self-­Reliance LEED : Leadership in Energy and Environmental Design NAHB : National Association of Home Builders OSHA : Occupational Safety and Health Administration OSWER : Office of Solid Waste and Emergency Response PCBs : Polychlorinated Biphenyls UBMRO : Used Building Material Retail Operation USDA/FS : United States Department of Agriculture / Forest Service USGBC : United States Green Building Council o.c. : On Center SF : Square Feet LF : Linear Feet

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I. Project Statement And Objectives Original Project Description Objective 1 : Comprehensively compare building demolition and building deconstruction, and develop a case for deconstruction over demolition for the sake of resource conservation and sustainability. Background: The deconstruction of a building is the process in which a building slated for removal is carefully taken apart, with the

suppliers of used building materials. Building deconstruction has been highly effective in some regions of the US, especially with respect to the internal components of buildings. However, the practice is rarely carried out with respect to structural and load-­carrying members of buildings, e.g., columns and beams, because of uncertainties about how long-­term use could affect the structural behavior of such members. Other factors inhibiting re-­use include supply-­and-­demand considerations, storage availability, difficulties in verifying behavioral properties, building codes, and natural human conservatism (used materials do not have the quality guarantees of new ones). Suggested Approaches: Identify, describe, and quantify deconstruction activities now occurring in urban environments. Estimate the quantities and types of used materials that could be generated in an urban system. Review building codes and regulations to identify potential limitations on reuse of structural building materials. Contact major construction companies and discuss their current practices in reusing structural components. Investigate levels of building demolition occurring in urban environments, and current reuse or recycling of demolition debris. For a particular building, work up a detailed projection of the costs of demolition versus costs of deconstruction. Develop scenarios that envision changes in building removal practice as resource conservation becomes more critical. Present an environmental impact analysis of demolition versus deconstruction, and discuss the market forces that would affect the choice.

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II. Deviations from Original Project Description

A. Identify major problems in deconstruction as an alternative to demolition

Salvage Value: Framing lumbers have wide application and are easily sold for more intensive and targeted marketing.

Cost Comparison: Standard demolition total cost is less than total cost for deconstruction.

Environmental benefits: Conserved landfill space, the energy saved by reused materials replacing new building materials and decreased air pollutions.

Engage EPA, OSHA, the Departments of Housing, Urban Development (HUD), Health and Human Services (HHS): The industry needs clarifications on regulations are going to be applied to manual deconstruction.

Labor activities: Manual deconstruction needs more labor on the job for disassembly the materials.

Job training potential: Manual disassembly is an excellent opportunity to identify and develop low-­skilled workers.

Time constraints: Deconstruction requires more time than demolition.

B. Determine labor requirements for specific deconstruction activities

Wages: The most employees in the United States be paid the federal minimum wage for all hours worked and overtime pay at time and one-­half the regular rate of pay for all hours worked in a workweek.

Positions classification plan: It identify the classes of labor employed by the firm and provide guidelines for determining the title and pay level of each position in the work.

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C. Layout process sequence, tools, required workers Insight: Good, careful experienced visual inspection is helpful

and provide a good deal of information regarding the building. Inspection forms: It is a good way to ensure that all the

information is there. Camera: Images and photographs are very important tool of the

building and the site. Hand/power tools: See page 70 for more details.

Dust masks: It should be worn whenever any cutting, drilling, or removal of the materials is done.

D. Determine reclaimed materials value

Salvaged and recycled content materials can benefit business and the environment. The reclaimed materials add value for the owner, society, and the environment. The salvaged building materials are cheaper and less expensive than new materials. The reclaimed material can add character, quality, and value to the owner. The results of the new reclaimed materials are stronger, more durable structural elements, allowing designers to be more open.

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III. Introduction

Historically, sustainability is not a new concept, but it has been applied for thousands of years. The populations at that time saw to it that the resources were used in such a way not to cause any destruction to the materials. In so doing it kept the resources sustainable in terms of designing physical objects, the built environment, and services to comply

2 Obviously, sustainability means human, natural, and economic processes to continue intact and safe indefinitely through time. Human beings are assembled of many parts in one body to make it function properly;; the same can be applied to buildings which are assemblies of many different complex resources with a great investment of materials, labor, and energy to serve a purpose. Adaptable buildings are, in fact, accepted as fundamental to a sustainably built environment, which is in constant transformation, an ongoing, and never ending design process. It is important to design a building in manner, which allows the adaptation and changes throughout its extending life thereby allowing further benefit from the invested resources.

A. Sustainable Concept of Deconstruction environmental impact, economic vitality, and social benefit through the design, construction, operation, maintenance, deconstruction, in addition to the creation of a usable structure. It means maximizing the efficiency of the building practices and at the same time allowing effective management of the resources without causing damage to the environment. Building sustainably means buildings like everything else, have a life cycle and at the end of their useful life, the deconstruction role comes;; harvesting what is considered waste and reclaiming that into useful life generates a stream of used materials that can be reprocessed for new construction or for the same building. The selection of materials for

should start at the design stage. Wood was turned into mulch, concrete and brick were crushed and used for the road base, and steel and metals were recycled at recycling center. Architects, owners and engineers should keep the whole life cycle of the building in mind and select construction materials based on their capacity to be reused or recycled after the building has served its purpose."3

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Sustainability and management working together in a way that benefits humankind are presented as the assets that work within the earth systems of the environment;; it is summed up -­ Reduce, Reuse, and Recycle.

significant damage impacts on the environment, social, and economic aspects.

1. Environmental Aspect of Deconstruction: The construction industry has a tremendous impact on our environment. The process of recovering materials from wastes including the process of dismantling buildings, and marketing them should be regarded and treated as assets. The amount of reuse of our resource systems has a massive effect on the natural environment, social, and economic aspects. The benefits of Environmental Deconstruction:

Reduces construction and demolition (C&D) solid waste, Reduces air pollution. Reduce carbon dioxide emissions. Reduce the amount of primary resources. Subsides the need for new landfills and incinerators. Preserves resources and saves energy by decreasing the extraction

and processing. Deconstruction provides low cost materials for reuse in construction

and renovation projects. In addition, it gives materials a new life

related to extraction and processing-­such as cyanide leaching from hard rock mining sites, much of which is done on Native American lands and has been linked to substantial ground 4

Deconstruction is often done on-­site, therefore energy and emissions are saved in transportation of recourses.

Sustainable building with proper management, sufficient sunlight, good indoor air quality, can reduce absenteeism and improve

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together with skilled professionals, and governments is growing throughout the USA.

2. Social Aspects of Deconstruction: The social aspect for sustainability development is how individuals, communities, and societies live with each other taking into account the physical boundaries of their places and mother earth as a whole.

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To enhance individual and community wellbeing one follows a path of economic development that safeguards the welfare of future generations.6 The world population continues to grow and consume

not only to environmental degradation, but potentially also to political instability and s 7 The materials are available for low-­income homeowners because

they can better afford to buy them. Substitute the creation and expansion of small businesses to handle

and salvage materials from deconstruction, and Benefit the environment by diverting valuable resources from

crowded landfills into profitable uses, which in turn would enable deconstruction to pay for it by generating revenues and reducing landfill and disposal costs. 8

It is a great marketing business and attracts government attention. The reuse of materials provides low cost building materials to a community.

3. Economical Aspects of Deconstruction: another;; carefully managed, it will generate money, materials, and labors. The core objectives of the strategy are:

Deconstruction creates well-­suited jobs, worker training, and job opportunities for unskilled, low skilled, and unemployed workers. They can receive on-­the-­job training and techniques, as well as learning teamwork, problem-­ 9

Innovation and creativity about on how to esthetically reuse building. Developing healthy relationships with recycling units, which give a good

price and effective recycling of materials. Selective use of tools makes the job easy and handy. Deconstruction generates less amount of waste and reduces the high

costs of local debris landfill problems and the presence of alternative markets for recovered materials.

Deconstruction becomes cost-­effective as you save considerable sums by using machinery and tools smartly and effectively & minimizing hire cost.

New market for the same old materials. Deconstruction groups, such as Habitat for Humanity and Extreme Home

Makeover-­ABC television, creates an excellent network;; restore it, which is tax deductible, and sale the of reused materials for people who are in need.

Points, value, and credits can be added to new structures that are built by the reused materials, and diverted waste from landfill.

Recycling on-­site is the most efficient and has advantages of saving

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transportation, storage, and some processing costs. This method is most applicable for inert materials such as concrete, steel, brick, asphalt paving, green waste, and soil.

Industrial materials are less expensive than virgin materials, Proper planning, documentation and effective usage of equipment will cut cost and gives more from reusable materials.

B. Deconstruction Versus. Demolition

1. What is Deconstruction? The art of Deconstruction/disassembly a soft demolition technique-­ is the process of dismantling apart carefully, the maximum amount of different materials;; material separation, transportation, storage and processing, with the intention of their best reuse or recycle components, sub-­components, and building materials wholly or partially in to new or existing structures, in a manner which is the most cost-­effective, and environmentally sound. The Deconstruction process eliminates the need for demolishment of building and building components and materials are being minimized or recycled for reuse in existing or new buildings, saves energy, oil, as well as space in our landfills. Deconstruction involves more intensive manual labor. It does not involve bulldozers, backhoes, or dump trucks and it can be very cost-­effective upfront not withstanding the job may take longer to complete. However, the money can be recouped through the sale or reuse of the salvaged materials. The natural resources are saved, employment opportunities are created local businesses growing. It is the most important factor that determines whether the materials are disposed in a landfill or sent to a recycling facility (Kluko 2006). Reducing waste seems a simple process but it needs time and strict consideration of how to remove the recycling materials for reuse. This all has a great effect in terms of environmental protection and major benefits. Planning ahead for deconstruction is the key to a successful waste reduction effort and therefore reduces the amount of waste disposal in landfills. In summary for building deconstruction:

It is necessary to take inventory and housekeeping procedures of useful and most important items. In most cases, with trained

he strength of the market and the ease with which materials can be separated and

10 Recovered materials have the choice of three places to go: Reuse,

Recycle or Disposal.

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There are many agencies that accept donations with certain materials, time limits, ages, and certain weight. There are so many companies that started doing this kind of job and others are old, such as Habitat for Humanity of Vail Valley, Eagle and Lake Counties, which has certain rules and regulations for donations.11 Also, others companies, such as Thrift shops, Simpson Gumpertz & Heger Inc, and Planet Reuse, which is located in Kansas City. 12

Sometimes, on-­site separation of source of C&D materials can reduce or even abolish tipping fees. Some materials such as brick, concrete, asphalt, and corrugated cardboard are accepted at zero cost by recycling facilities.

The recycled materials are used as an alternative to replace virgin materials and building products.

Reduce greenhouse gas emissions by managing the process more efficiently.

Saves money in the long run and saves the planet. Get extra tax benefits, and also get extra LEED points, as well as

helping the environment. Tax-­deductible value of the donated materials can be substantially

large enough to pay for the costs of deconstruction. With all that, we can say reuse for building is sustainable, healthier, and more efficient. More sustainable building means points and certification

rship in Energy and Environmental Design (LEED), green building rating system and the Green

2. What is Demolition? Demolishing an existing small building for renovation or for a new building project is an easy, quick process, rather simple process, and less cost, using heavy machinery to tear a structure apart;; most of building materials end up in a pile of mixed debris, and to the landfills. For large building nay require the use of a wrecking ball, a heavy weight on a cable that swung by a crane into the side building. Before demolishing the building, there are many steps that need to be taken in consideration,

demolishment, submitting necessary notifications, disconnecting utilities, and electricity is off, and development of site-­specific safety and work plans. This approach destroys most of the materials;; one must test and then remove any hazardous regulated materials before demolishing a building. Demolition creates more toxic trash (classified as hazardous waste), and increases our need for new materials inasmuch as demolition debris goes to landfills.

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IV. Literature Review A. Literature Review Deconstruction is a relatively new field of knowledge, which arises

recently together with the environmental awareness. Building materials reuse has always been practiced, but has been mostly oriented towards the salvage of interior furnishings, doors, and windows. This type of deconstruction, described as non-­structural or soft-­stripping, is already a major industry throughout the country13.

Structural deconstruction on the other hand is not common. Lack of consideration of builders in the past that buildings are to be demolished in the future makes those structures non-­suitable to be easily dismantled today. As a result, techniques for deconstruction are being developed today, and designers begin to conceive their structures for ease of future dismantlement.

Research has been conducted in many aspects of deconstruction and C&D waste management since the last decade. Resources on C&D management such as success stories, documents, fact sheets, case studies, and some international resources can be found under the EPA resources 14 . The International Council for Research and Innovation in Building Construction (CIB) Task Group 39 organized an international conference gathering researchers around the world who conducted studies on deconstruction and materials reuse (the 11th Rinker International Conference). Thirty six papers from thirteen countries including the United States were reviewed for that conference and they are all available online as a single document 15 . The Connecticut Department of Environmental Protection (CTDEP) has also compiled an extensive list of deconstruction-­related topics16. All the publications are about specifically the followings:

Design for Deconstruction C&D management Materials reuse: issues, markets (end-­markets) Comparative study between demolition and deconstruction in

terms of their benefits as well as their costs Deconstruction: issues, benefits (Environmental, economical, and

social) Deconstruction guidelines Deconstruction case studies (projects) Wood frame building deconstruction

The majority of them are report made on deconstruction case studies;; and only a few of them are academic researches. They describe deconstruction at a global perspective;; they discuss its limitations and benefits. Reports on deconstructions projects generally focus on soft-­

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tripping deconstruction since it is the type of deconstruction most commonly practiced. They also focus on materials reuse, and this is done mostly under the label C&D management. The use of used materials in

structural purposes. While some studies are about guide for deconstruction, they are only of a few and they do not describe extensively the methods. This present study will take into account some of the aspects that need improvements. Discussions will be oriented toward structural deconstruction and on structural reuse. The study will present a case study on home deconstruction and will discuss ways to improve the methods used to remove building components in the deconstruction process.

B. Regulations affecting deconstruction The deconstruction sector contains activities ranging from the

deconstruction of the house slated to be dismantled to the reuse or the recycling of the materials obtained from deconstructing the house. Regulations may exist to address the deconstruction process per se, or the track and the destination of the materials obtained from the deconstruction. Safety issues during the deconstruction phase and environmental issues, as well as safety issues for the materials flow may be subjected to regulations. The safety issues are mostly related to the exposition of workers in the deconstruction site or the exposition of people living in a house constructed using materials from previous houses. Regulations affecting the demolition of a house or the landfilling of C&D debris may also impact the deconstruction sector. This is for example the case of the policies asking that a certain percentage of the materials obtained from the demolition of a house be reused on a new construction. In other to achieve that goal, the deconstruction of the house must be prioritized over its demolition because it is easier to obtain materials suitable for reuse when deconstructing a house as oppose to demolish it. Measures that regulate landfilling in terms of, for example, putting a higher price on dumping C&D debris may also affect the deconstruction sector. The more it costs to landfill, the more the reuse or the recycling of building materials may be, and the more deconstruction will be needed to have a larger amount of valuable materials.

Some rules and regulations exist as incentives and barriers to deconstruction in many aspects. They are of different nature, from policies to incentives, and at different level, from a federal level to a local organization.

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1-­ Public sector (Federal and Municipal governments)

Deconstruction permits In the construction industry, a permit is required to construct a new

building. When it comes to deconstruct an existing building, a permit is also required. It is called a demolition permit. Only an approved contractor would be allowed to deconstruct a house after obtaining a demolition permit. This is currently the case in Chicago17. Because of the fact that the permitting process take usually long, contractors always feel the need to tear down the building as quickly as possible to catch up in the permitting process. This results generally in a trend to demolish the house rather than deconstruct it, because deconstruction takes much more time than demolition.

Materials contamination Asbestos containing materials

Asbestos is a mineral fiber incorporated in many building materials in old construction. It has been used for insulation and as fire-­retardant. Microscopic fibers from asbestos-­containing materials during demolition or deconstruction activities become airborne and can be inhaled into the lungs and may cause serious health problems according to the U.S. Environmental Protection Agency18. Lead based paint materials

Before the addition of lead in paint was banned in 197819, lead based paint was used as pigment for building materials. Lead is a heavy metal which, when inhaled or ingested, may cause health

20 . When components of buildings that were painted with lead based paint are used in new construction, if paint layer is not removed from the component, it will constitute a hazard, especially for children, in the new construction made using that component.

The reuse and the recycling of contaminated materials by those hazards are banned by Federal Law21. Most of the buildings available for deconstruction are houses built prior to 195022. However, the ban on producing lead-­based paint was until 1978. Therefore, materials salvaged from the deconstruction of those buildings are most likely contaminated and, consequently, their uses are not allowed in new construction unless the contaminants are carefully removed from those materials with minimal risk for worker due to their exposure to the

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hazards. Also, contaminants should be removed prior to deconstruction due to the long time exposure it creates for workers.

Diversion and site recycling requirements, and closure of landfills to C&D debris Some municipalities establish goals for waste reduction in their

landfills. These goals can be in terms of percentage of municipal waste including C&D debris that is to be diverted by a specific year. This is the case of the State of California;; through its Integrated Waste Management Act of 1989, it is required that each county and city divert 50% of its waste stream by 2000. Another way to also achieve waste reduction in landfill is its closure to certain type of materials. The State of Massachusetts, through its Solid Waste Master Plan set the goal of reducing C&D waste in its landfill of 88% by 2010. To achieve such a goal, certain C&D materials such as asphalt, brick and concrete, wood and metal are prohibited of disposal to the landfills 23. In Portland, Oregon, when the construction project cost at least $ 50000, the construction debris must be recycled on site24

C&D materials to enter landfills are incentives to their reuse and their recycling.

Salvage requirements and incentives According to the Atherton Ordinance No. 506 of the municipal

code of the town of Atherton, California25, it is required that every

salvage and recovery prior to demolition. It shall be the responsibility of the owner, the general contractor and all subcontractors to recover the maximum feasible amount of salvageable designated recyclable

In another setting, the City of San José's Construction & Demolition

Diversion Deposit Program (CDDD) is an incentive program to encourage the recovery of debris from construction and demolition projects 26 . By this program, a deposit is collected before the construction or the demolition project. Reimbursement of the fund collected will be made on formal proof that reuse or recycling of the materials have been made.

LEED requirements The US Green Building Council (USGBC) has established several

regulations regarding building materials. Some of the requirements have the potential to certainly reduce demolition of buildings while some others are intended to foster deconstruction and the reuse of

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building materials. Credits are allocated when achieving the requirements of LEED. Building reuse

The intent is to extend the life cycle of the building and reduce the need for new materials for new constructions. New materials often associate with manufacturing and transportation.

Green points can be achieved if 75% or more of the area of the existing walls of a building is maintained from a renovation operation. Point is also achieved if more than 50% (area) of the interior non-­structural elements of the building is maintained.

By encouraging the preservation of existing components of a building, demolish or deconstruct the building is no longer currently an option.

C&D debris management and building material reuse

In the purpose of reducing waste disposal, LEED gives credit to a construction or a demolition project if respectively 50% or more of its construction waste or demolition debris are diverting from disposal to landfills. It is also required that a waste management plan be created to sort the materials. Where reuse of materials is being promoted, hazardous materials is not to be reuse.

In order to enhance building materials reuse, LEED also allocates points for project that reuse 5% or more, based on cost, of the total value of materials on the project.

Recycle content materials

The intent is to encourage the use of buildings material with recycled content. To obtain points, materials with recycled content must constitute at least 10% of the total value of the materials in the project.

Other green building requirements

An analysis conducted by Weber et al (2009)27 shows some other requirements related to the green building system.

The city of Boulder, Colorado requires that building permits be given to applicant who has achieved a minimum of green points. Also, through its green building requirements, for a demolition project, the city requires that a deconstruction plan be made for that project and that if more than 50% of the exterior walls of the building is to be torn down, at least 65% by weight of the materials should be reused and/or recycled.

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the technique of building for disassembly so that at the term of the life of the building materials can be easily salvaged.

2-­ Building codes Using used building materials in new construction is a new trend rising in

this moment of environmental consciousness. Building codes are mostly established in earlier times where being environmentally friendly were not

incorporation of used building materials into new construction and renovation;; they tend to be static and inflexible, thus slow to change along with construction and d 28.

Building codes do not necessarily make the statement not to use any alternate materials included used building materials. But they generally ask for an approval of such alternative. The following article from the Los Angeles green building codes can show it.

-­ Alternate Material, Design and methods of Construction. The provisions of this code are not to prevent the use of any alternative material appliance, installation, device, arrangement, method, design or method of construction not specifically prescribe by the code, provided that any such alternative had been

However, the New York building code clearly prevents the use of

concrete aggregate and glass aggregate for backfill material as a bearing substrate. While the code asks for the establishment of its bearing capability, there are no code criteria for the test. As a result, concrete aggregate is not permitted as a backfill material.

Building codes also prevent the use of wood materials for structural purposes. At the framing process of the construction, building inspectors always conduct a test to verify that the wood be graded properly for its intended use. While there is a standard grading system for new wood materials, it is not the case for used lumber29.

Used lumber from old construction were extracted from old-­growth forest;; they are considered higher quality than new lumber30. Used lumber materials could have great bearing capability to be used as structural components in new constructions. However, building codes prevent their use for such applications.

C. Structural deconstruction characterization When a building is slated for demolition or is to be renovated,

contractors generally receive the right to salvage the materials from that operation. This allows them lowering their disposal costs and at the same time they gain a profit out of it. Used building materials can be salvaged through non-­structural deconstruction and structural deconstruction.

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According to a report produced by the NAHB Research Center in 200131 for the U.S. Department of Housing and Urban Development, non-­structural deconstruction, which is basically the recovery of the interior furnishings, the doors, and the windows of a building, was found to be a major activity in many cities across the United States. Structural deconstruction on the other hand was identified as an emerging market.

The types of materials mostly salvaged from structural deconstruction are bricks, wood products and some building components with architectural and/or historical values. Brick is more abundant due to its relative ease of recovery and storage, and also due to a greater market demand. Mechanical methods are usually employed to tear down a wall made of bricks and the bricks are manually salvaged from the debris. High value wood materials, such as Dade County Pine in Miami, were found to be a consistent market. For other regular woods products, the price for their salvage generally could not compete with the price of new wood material32.

1-­ Used building materials generation in the United States

An EPA report33 published in 2009 gives the 2003 estimates of building-­related construction and demolition materials. The amount of debris generated from natural disasters is not taken into account in the estimations. The data reflect the debris generated from demolition projects occurring normally in time.

The report shows the calculations for the estimation of demolition materials generated in the year of 2003 for residential buildings and non-­residential buildings respectively. Residential buildings are both single and multi-­family buildings. Non-­residential buildings are commercial and institutional (private or public) buildings.

For residential building The estimation of the demolition materials are made by multiplying

the number of residential demolitions per year by the average demolished area;; and the total is multiplied by the amount of waste (in weight) generated by unit area. The number of buildings demolished on a yearly basis is obtained from the HUD data dated 2007 in the

The houses demolished in 2003 were assumed to be built prior to

1975. The average areas of the buildings in 1975 for both single-­ and multi-­family housing units are respectively 1,600 ft2 and 1,000 ft2. These values were used for the calculations.

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The weight of the house should be estimated in order to determine the amount of waste per unit area. It depends on whether the building has concrete foundation or basement walls. According to the USGBC in the Statistical Abstract of the United States: 2004, 43% of single-­family houses have basements, 29% are on concrete slabs, and all other single-­family homes have crawl spaces. While the weight per unit area varies depending on if the house has these features or not, adjustments were made to estimate the residential demolition materials.

Using the data above, the estimation of used materials generated from residential housings demolition was 19 million tons for the year of 2003.

For non-­residential building The method used for the estimation for the non-­residential buildings

is similar to the method used above for the residential building. The number of buildings demolished is multiplied by the average building area to find the total area and the result is multiplied by the typical amount (in weight) of materials generated per unit area. The process used to acquire the data is different though. The number of non-­residential building demolished could be determined from the demolition permits. However, the Census Bureau stopped with the demotion permits data collection after 1995. Therefore the estimation was made first for the year of 1996 and extrapolated to the year of 2003 using the value of demolition work published in the Economic Census by the USCB. The estimation was found to be 65 million tons of materials for the year from demolition of non-­residential buildings.

Discussion Residential buildings are normally greater in number than non-­

residential buildings. However, it is found that the amount of demolition materials for the non-­residential buildings is largely higher than the amount for the residential buildings. This may certainly has to do with the size of the buildings that is normally bigger for non-­residential buildings. Although the number of residential buildings is normally bigger, the non-­residential floor space area is found to be more comparing to residential buildings. According to an overview of the U.S. building stock made by Richard C.D. in 2001 34 , while the total number of commercial buildings 1 in 1995 represented only 6% of the number of households buildings, commercial 1 The term commercial building used in the report is equivalent to the term non-­building and residential building.

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buildings floor area were equivalent to 32% of the total residential buildings floor area. Besides those reasons explaining the large gap between the values, the building stocks, for residential and non-­residential, available for demolition could also play a role.

2-­ Deconstruction: building stocks availability The theoretical expected service life of buildings is in the range 50-­100

e study of Richard35, 18% of the 101 million residential buildings that exist nowadays were built before the 1940, and 19% were built in the 1970s;; and also 50% of the 4.6 million of commercial building determined in 1995 were built before 1970, and 70% prior to 1980. The Northeast and the Midwest represent the regions with the oldest housing stocks. These data can give a general idea of the amount of old buildings that will exist in the following decades based on the theoretical life expectancy of buildings. However, buildings are not demolished in consideration of their life expectancy36, in other words they are not demolished at the end of the useful life of their structural systems.

land values, lack of suitability of the building for current needs, and lack of maintenance of various non-­demolished long time prior to their theoretical life expectancy.

D. Barriers to deconstruction and market for reclaimed materials

The success of the deconstruction sector relies upon the existence of a

market for salvaged materials. The availability of the used materials products in the market depends on several issues affecting the amount of used materials that it is possible to salvage through deconstruction, and also their uses in new constructions. The existence of a consistent market is an essential condition to the development of deconstruction practices.

A report by the NAHB center37 for the U.S. Housing Urban Development published in 2001 points out some major issues affecting deconstruction activities. The study was made on four cities in the U.S. that are representatives of the whole country according to the report. A description of the market for the salvaged building materials was made as well. Some of the majors issues, the ones that constitute some barriers to deconstruction, as well as the market for salvaged materials are described below.

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1-­ Issues affecting deconstruction activities Deconstruction, in particular structural deconstruction was found to be

negatively affected by the following issues: projects time constraints, housing preservation policies, material contamination, the perception of the use of salvaged materials, and by building codes.

Time constraints Because of the limited frame-­time dedicated to demolition projects,

and because deconstruction takes much more time than demolition, time constraints represents a serious issue for practicing deconstruction. The report identifies it as the main barrier to deconstruction activity reducing the amount of salvaged materials from buildings. For the recovery of some specific components, the amount of time required is considerable. Some contractor in Milwaukee stated that sometimes 16 to 24 hours of workdays is required to salvage some architectural antiques and some others materials.

As a result, deconstruction activities are most likely to be converged in areas where time constraints requirements do not apply. Those areas are for instance military base camps or any other areas where the buildings are publicly owned. Habitat for Humanity International was identified as a national housing non-­profit organization that is currently performing several large-­scale deconstruction demonstration projects focused on military properties.

Housing preservation The availability of old houses is an important factor on which

be in the following decades a lot of houses at their ends of useful life38. At this point, the building is to be either renovated or dismantled. Housing preservation policies were identified to have the effect of reducing the number of houses that would be available for deconstruction in the absence of such policies. Buildings preserved for a long time may have their structural components very deteriorated and as a result they constitute an unsafe environment for workers during deconstruction39. The affordable housing programs encountered in the U.S. generally based upon the renovation of old houses that are potential candidate for dismantlement 40 . This affect seriously the building stocks slated for deconstruction as well.

Material contamination Previously described in this document, materials contamination affects

negatively deconstruction. Encountered mostly in old buildings that are

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actual candidates for deconstruction, lead-­contaminated materials are banned for reuse by the Department of Housing and Urban Development.

in worker safety, increased project time for paint removal, and a 41 , thus discouraging the

practice of deconstruction.

Negative perception of salvage and reuse Many contractors surveyed in the NAHB study stated that customers do

not want used components in new constructions. Other negative perceptions of used building materials relate to their costs and the inconsistency in their supply. The activity is generally expensive due to the amount of labor required for their salvage, in addition to transportation cost, and also due to a lack of storage spots (deconstruction happens in built areas). In other to be profitable for contractors, a considerable amount of materials must be recovered from deconstruction projects.

Code issues Another barrier is that the use of salvaged building materials as

structural components in new constructions is not clarified in the building codes42. The codes do generally not dedicate a section describing their use in constructions. Building codes sometimes ask for the materials to meet certain requirements before being eligible to be used in constructions;; the lack of grading system, in the case of used lumber for instance, makes it a serious obstacle for the use of recovered lumber. The report mentioned that the USDA/FS -­ Forest Products Laboratory is actually developing a grade stamp certification for reclaimed lumber.

2-­ Market for salvaged building material The study made by the NAHB identified three ways recovered

materials can enter the reuse market. They are: 1) sales through a used building material retail operation, 2) on-­site sales, and 3) direct reuse.

The role that plays a used building material retail operation (UBMRO) in the reuse market, that is receiving and selling recovered building materials, is very important for the good sake of the deconstruction industry. A retail unit generally receives used materials from a deconstruction agent. Both the UBMRO and the deconstruction agent can be non-­profit or private for profit enterprise. Materials sold by non-­profit enterprise are generally cheaper. Non-­profit organizations often receive grant funding and they also have the capability to provide tax deductions to suppliers of building materials. As a result, they are being successful working in the deconstruction field. Non-­profit organizations surveyed in the NAHB study

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to choose str On-­site sale is also a way through which used building materials enter

the reuse market. This was identified as the most cost effective option. Deconstruction agents are allowed to salvage the valuable materials on-­site by demolition contractors;; therefore the latter find their disposal costs lowered due to a reduction of waste generated from the demolition project in question.

Direct reuse is another method by which used buildings are valued. Renovation and rehabilitation contractors were identified to be the major suppliers and customers. Direct reuse is a cost-­effective way to obtain a better result in achieving historical preservation projects. Direct reuse in new construction, as well as direct reuse of materials for structural purposes, is not common. Nevertheless, in the Milwaukee area structural wood is found to be used in new construction.

The establishment of a consistent market for used building materials is fundamental for the advancement in deconstruction of buildings. When a market is made available, a demand will be created, and suppliers of salvaged materials will be incentivized to practice deconstruction to satisfy the demand. Across the country, there are already many organizations that are involved in the sale of used building materials. Habitat for humanity was one example cited by the NAHB study with more than 45 Re-­use stores across the nation. Some other organizations that play some roles in the reuse market will be presented in the section

E. Sectors involved in Deconstruction The promotion of buildings deconstruction and the materials reuse

needs the combined effort of all the actors that play a role in the building industry. EPA provides information on how some involvements have been made. The public sector through some programs encourages some deconstruction activities across the country. Some independent organizations as well are working in the field and contribute positively to the promotion of deconstruction practices. This section will report on those contributions and discuss their effectiveness to the deconstruction industry.

1-­ Public sector involvements The public sector has been involved in deconstruction activities in

different ways and at different levels by providing funds to innovative projects and for research in deconstruction. According to the Environmental Protection Agency43, funding grant is provided for used materials management and for the market development for materials

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reuse;; the majority of those funding occur at state level. Funding at federal level is provided for research and the development of innovative projects, such as deconstruction projects, that address environmental problems.

Funding at regional level of Solid Waste and Emergency Response (OSWER)

collaborates with other EPA regional, state, and local offices, as well as external institutions, and provides funds to projects that demonstrate a positive impact on the environment. Because of the environmental benefits of deconstruction projects, funding are usually provided in this regard. As a matter of fact, in 2004, OSWER funded some projects related to materials reuse44.

nducted by the Community Housing Resource Center (CHRC). The concept DfD was applied before in the case of commercial construction to allow future changes in terms of space, and at the same time this makes easy the salvage of the building components at the end of its useful life. However, in the case of residential construction, this was going to be an innovative project that

study house, document research and results, and promote the in 45

A second project, guided towards urban revitalization using deconstruction, was to evaluate the cost-­dismantlement. The project was conducted by the Institute for Local Self-­Reliance (ILSR), using row houses slated for dismantlement. The aim was to develop a methodology to apply to the case of the City of Philadelphia for the recovery of valuable lumber from houses available for deconstruction. A specific method of dismantlement called

project in order to minimize the typical labor cost of deconstruction projects46. By this technique, whole section of the house is torn down and transported to another site for manual processing.

of project financed by OSWER, was a demonstrative and educational deconstruction project and was developed in the purpose of reusing the materials in new constructions. Conducted by the Powell Center for Construction and the Environment of the University of Florida, this innovative project showed the best sustainable way to manage the materials from a building at its end of life in incorporating them into new constructions, so as to integrate deconstruction and reconstruction projects as a single project47.

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organizations such as non-­profits, tribes, universities to create incentive for sustainable practices including building deconstruction and material reuse. Some deconstruction-­related projects funded are for examples:

-­ A not for profit school in Monterey, CA: the Chartwell School. Funds are provided by EPA region 9. The project will be to build a new school with respect to the design for disassembly principles48. -­ The St. Francis of Assisi Complex deconstruction by the New York Waste Match. Funds are provided by the EPA region 249.

Funding at a State level Funding occurs also at a state level by State agencies and through

market development programs. One example found in the EPA resources is the case of the State of California where up to $ 100 000 was provided in 2000 to local governments to promote deconstruction practices such as

econstruction technologies, development of deconstruction educational materials such as

50.

2-­ Associations involved in the promotion of deconstruction

Besides providing funding grant opportunities to deconstruction practitioners, conducting research is another way to support the sector. Involvements in research include the following organizations identified in the EPA resources51. Those organizations are some of the leaders in terms of research on Construction and Demolition debris, including materials reuse.

1) The National Association of Home Builders (NAHB) Research Center developing green building guidelines incorporating deconstruction practices. 2) The Powell Center for Construction and Environment of the University of Florida focusing on minimizing the environmental impact of building construction by selecting the optimum materials and methods to use. 3) The USDA Forest Products Laboratory conducting researches related to wood products, such as wood recovery from deconstruction, wood-­frame building deconstruction, and the properties of recovered lumber. Other organizations include 1) The Building Materials Reuse Association (BMRA) working on deconstruction techniques and providing information on reuse businesses.

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2) The Construction Materials Recycling Association (CMRA) creating websites for the promotion of deconstruction practices and making information available to interested stakeholders.

F. Facilitation of deconstruction over demolition Even before deciding whether to choose deconstruction over demolition, the decision to dismantle the building needs to be made. The dismantlement can be done for different reasons: (a) when a building is at the end of its useful life and is no longer suitable for normal use;; and (b) the building may be structurally in good condition but must be removed to relocate a population from an inappropriate zone for instance. This is the case of Sweden where buildings in good condition where deconstructed in industrial towns and smaller communities and reconstructed in cities and suburban areas where they are job opportunities in the service sector and in the high-­tech industry52. This way housing shortages in some places can be overcome using these empty

and reconstructed in the places where need is. In the section about the regulations affecting deconstruction, many issues were highlighted;; some of them constitute incentives to deconstruction while the others were factors that prevent deconstruction from happening. Another section further discusses in a larger sense the barriers to the deconstruction activities not only on a policy scope but also on other point of views such as market and technical issues. In this section is going to present the factors that can facilitate deconstruction, in other words the factors that create incentives for stakeholders to practice deconstruction as an alternative to traditional demolition. For example, the support of governments and municipalities is fundamental. The supports can be in the form of financial aid such as grants funding for pilot projects, new policies serving as incentives for the deconstruction activities, or facilitation of contracts for deconstruction projects. For the competitiveness and effectiveness of deconstruction, some other steps need to be taken. They include the development of new building codes and markets for salvaged materials, as well as the establishment of an institutional network to support this process53. Regulations Governments and municipalities have to become more supportive to deconstruction through the establishment of regulations that can potentially promote deconstruction. This support may be in terms of the development of new building codes that incorporate the use of used building materials in new construction. Also, policies, ordinances,

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deconstruction permitting, and tipping fees are many others to play with to enable deconstruction as an alternative to demolition;; actions must be taken to make deconstruction permitting be released in a relative short time;; this would reduce the overall amount of time that deconstruction projects usually take. Raising the tipping fees will discourage the dumping of waste into landfills in general, thus encouraging reuse and deconstruction. Institutional support Partnerships and support from organizations are important for the development of the deconstruction industry. The support from organizations can be to promote and to advocate the benefits and potential of deconstruction. Supports may be in forms of financial and technical assistance. Organizations can also contribute in the development of ordinances to regulate certain aspects for the good sake of deconstruction activities. For deconstruction to be an effective alternative to demolition organizational networks need to be created or existing ones improved and expanded. Market The development of end markets for used building materials is necessary for the success of deconstruction. Local governments and municipalities need to create new networks or strengthen existing ones to facilitate the expansion of the market activities 54 . Funding opportunities are also required to help small businesses develop. Overall, these activities will benefit the communities being vital and stable from an economic point of view. Technical factors The construction techniques used for the actual building to dismantle can constitute major obstacles to the activities of deconstructing this building. This is actually one of the major challenges in deconstruction. Design for Disassembly techniques being developed nowadays is a way to solve this problem. The construction techniques used for the structure can make deconstruction be difficult that it is becoming too expensive to implement. For cost effectiveness reason, deconstruction may not be a reasonable choice for that particular building. Other aspects that can make deconstruction being difficult are the followings: Accessibility to the building and its interior that can make circulation problematic, how the building is grouped with other buildings so materials salvaged can be moved easily and economically, and safety factor referring to uncommon safety concerns such as damaged stairs and holes on the floor and other components of the building55.

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Those technical issues must be overcome to render deconstruction feasible. This is a way to foster its choice over demolition. Besides developing design for deconstruction techniques, planners can use the same size of and type materials found in old construction to make easy the use of salvaged components in new construction.

G. Preliminary phases of a deconstruction project

Before a deconstruction project there are several steps to be taken to ensure success and the legitimate realization of the project. The choice to deconstruct the existing building instead of demolish it is in the purpose to salvage the valuable materials of the building. If not, it would no longer worth to do all the extra labor and consequently the extra cost that requires deconstruction, not to mention the sophistication it brings along in terms of specific tools required and workers safety issues due to their exposition to contamination and the risk of working in a deteriorated building that can collapse and cause injuries, or even death. The initial examination to determine if the building is worth deconstructed is then a very important aspect. Expertise is needed to estimate the resale values of the salvaged materials and their demand on the resale market. An estimation of the labor and time needed for the project, and also an environmental assessment to determine the hazardous aspects of the site, are important.

Chini and Bruening in 200356 presented several steps to be taken in

Permitting and Environmental Assessments, Building Inventory, Hazardous Materials Abatement, Contracting Process, Marketing the Salvaged

Environmental Assessment The determination of the existence of hazardous materials before

the implementation of a deconstruction project is a requirement57. For safety reasons, the site must be exempt of materials that represent a danger to workers and that can harm the environment. Experts on environmental assessment are needed to conduct inspections on the site and on the building structures as well. The major problems generally encountered according to a study by the NAHB research center58 asbestos, underground fuel storage tanks, and electrical transformers

commercial buildings. For residential buildings, the problems are generally just lead-­base paint and asbestos-­containing materials.

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Those types of contamination are regulated by the Environmental Protection Agency and the Occupational Safety and Health Administration (OSHA) rules. The contract for the deconstruction project notifies to remove paint on materials if it is found that LBP exceeds the acceptable levels in compliance with the regulations59

Material inventory An examination of the building components to determine how the

components are assembled, what materials they are made of, and the estimated amount of material to salvage is an important step in the preliminary phase of a deconstruction project. The inventory requires an invasive examination of the building that will allow the determination of hazards that were not able to be identified by a regular non-­invasive method. For each component, their degradation level, the way in which they are secured to the structural system of the building, or whether they are part of the structure, all that can affect the salvage of the materials in terms of their cost-­effectiveness;; the construction techniques used can affect the labor necessary for the salvage and the value of the materials salvaged.

Marketing of used materials The materials recovered from a deconstruction project need an

existing market or a place (on-­site or off-­site) where they can be stored until they are sold. According to a study by NAHB Research center60 many factors are to affect the net value of the recovered materials. Those factors include: the type of the materials, the actual retail price of the salvaged materials, the period of the year during which the project was implemented, the strength of the economy at a local level. Some other market approaches include: marketing to retailers, selling at regional used materials auctions, on-­site sale, and direct reuse in new constructions or rehabilitation projects.

Contracting process A demolition permit is required for a deconstruction project. The

approval of that permit is often related to the disconnection of the power lines as well as the gas and the sewer lines. Hazardous products from the building materials such as asbestos and lead based paint are to be also removed for health reasons.

In addition to the steps presented above, training of workers and the security of the deconstruction site must be of consideration in the planning phase of the project.

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Training of workers Because deconstruction is new, workers for deconstruction projects

do not generally have the required skills to properly dismantle the building and salvage the valuable components 61 . Training workers before starting the deconstruction activities is something that must be conducted for a better implementation of the project.

Site Security To avoid the theft of the materials assembled onsite after they will

be salvaged, the construction of a fence along the perimeter of the site is to be considered prior to the project.

H. Basics of Construction Deconstruction usually follows what is known as LOFO method, Last On First Off. Therefore knowing the basics of construction will help understanding the concept behind the deconstruction process. While deconstruction takes the opposite route of construction, it usually takes a faster pace because accuracy, exact dimension and right angles are not required.

Foundation The construction process of any building starts by preparing the site for the construction work. That includes sketching the site typography and the site plan, and then the actual construction starts by building the foundation. Concrete is the most common building material used for the foundation due to its unique characteristics , concrete is very flexible before it poured but it is very firm when it hardens. There are other types of foundations, not as common, such as the pressure-­treated foundation that is used in cold climate, Permanent Wood Foundation (PWF) that is used in steep sites, and Insulation Concrete Forms (ICF) that is used to increase the walls insulation value. It also can be used to build for the entire walls. Concrete is very good material to hold pressure but it usually need to be reinforced with steel bars (rebars) to increase its strength.

Framing the Floor The floor framing consists of the headers that form the parameter of the floor filled with joists parallel to each others. Many other details are used in other cases connecting joist to each other, connecting joists to the headers, if the floor has an openings, or for cantilevers joists. When the

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floor framing is in place, it is time to layout the subfloor which can be 1 inch tongue and groove (T&G) boards, shiplap boards, 4x8 plywood sheets, or 4x8 Oriented Strand Boards (OSB).

Framing the Wall The wall framing is a very critical element because it will support the ceiling, the roof, the exterior sidings, and the interior finishes. It also will hold the MEP services such as wires, pipes, insulations, and the like. The wall frame consists of one horizontal piece of lumber lying on the floor called soleplate, which is attached to the vertical studs. Studs are usually 16 inch on center capped with another horizontally on top (called the plate). Different studs will be used to support any openings in the wall (i.e. sill and headers);; other studs are used to brace the frame in order to provide extra strength and stiffness to the wall.

Framing the Roof The roof framing can be made out of dimensional lumber on site by assembling a set of joists and rafters to form the roof structure. Another option is to use pre-­manufactured trusses that assembled off site and place them on top of the walls;; in this case the trusses bottom cord will act like the ceilings joists. After the roof structure is complete, it is time to sheath the roof by either individual 1x boards, or 4x8 sheathing sheets. Sheathing sheets such as plywood or OSB are more common and cost effective the 1x boards. After that it is time to install the roof drainage systems and flashings to ensure water tightness of the roof. Then the roof finishing material such as terra-­cotta tiles, wood singles, or asphalt shingles will be installed. After the structure of the building is in place, the work flow is as follows:

Sheathing the walls and applying the sidings. Installing doors and windows. Installing mechanical, Electric, and plumbing services. Installing insulations and interior wall finishes. Installing floor finish and trim.

I. Different Structural Materials Global warming, natural disasters such as floods, earthquakes, and hurricanes as well as population increase, all make a great demand for materials and create enormous pressure on natural resources and escalating costs of oil. The debris of natural disasters is produced in huge quantities in short time and most of it contaminated and much harder to separate for disposal. The

35

construction industry is being encouraged to improve the ability for new processes that conserve primary resources, generating less waste, which often leads to reduction in greenhouse gas emissions and using less energy. This suggests that new design approaches to

our surroundings in everything we do. The use of waste materials from construction/ demolition has had a very good impact on reducing total carbon emissions in delivering materials. Several organizations were contacted through emails, phone, and site visits;; including demolition contractors salvage yards, designers, and fabricators. The building designed for deconstruction for the purposes of removing the construction materials that are nailed, glued, screwed, bolted, welded, or cemented together in the form of walls, roofs, floors/foundation, and ceilings assemblies are easy to process. Processing is required to disassemble, recondition, and reassemble products for reusing in a new construction. The success comes from the commitment and dedication of the owner in support of deconstruction and reuse with great understanding, trust and good communication with both to architect and contractor. The most commonly diverted Structural materials are: Wood, Steel, Masonry, and Concrete (Asphalt Concrete).

1. Wood Common wood, such as dimensional lumber, timber, other wood materials, is highly preferable material in design for deconstruction since it is flexible for reuse, resell, or recycling-­remanufacture salvaged wood-­ market. Salvaged wood is reused in new construction, or it can be incorporated into the same project for remodeling, after been regarded by specialist before reuse. Recycling timber comes from old buildings, bridges and wharfs. Also the one can find recycled wood from the search engines (Internet), such as the National Wood Recycling directory, Used Building Materials Association, and other companies related to the field. It is a very carful process and a specific approach to remove wood for reuse and turning waste timber into usable products with respect to their integrity and their value through remanufacture can be economical. Deconstruction emphasizes a hierarchy of wood use;; such as reuse a recovered large timbers in timber frame construction, recycle timber into old flooring, paneling, millwork, siding, or chipping down into wood chips and used it in many different ways. The reuse wood product will help conserve natural resources and will avoid harvesting the desirable existing species of wood

36

which has a big demand, such as oak, heart pine, pine, and its variant, and Douglas-­fire. Some wood-­framing suggestions according to Mark D. Webster62:

I. Use screws and bolts instead of nails. New connection techniques are required that lessen wood damage.

II. Use timber-­frame construction instead of dimension lumber. Avoid fragile members such as engineered wood I-­joists.

III. Keep services (plumbing, electrical, HVAC) separate from structure. IV. Label members with species and grades. V. Consider panelized construction, particularly at roofs, to permit final

deconstruction on the ground. VI. Avoid adhesives, such as when fastening floor sheathing to joists.

Wood can be sent to industrial recyclers to go back into the product stream-­ offers benefits to the owner. Builders and workers theory by reduce the need for virgin materials. Also reduced is the environmental impact associated with extracting and processing virgin material and spares the wood from landfills.

2. Steel Components and Reuse Steel is a great material in design for deconstruction due to its ease of recycling through thermal process and ability to span long distances with less mass of materials. North American steel is the most recycled resource, and is 100 percent recyclable.63 It means that steel can be recycled indefinitely without loss or property or performance, which is referred to as multicycled many times without any artificial stimulus. The great majority and strong candidate of steel components are for reuse, either by;; recovering them from old sites and sending them to a steelwork contractor for reusing them in full for new/ or renovated buildings. In addition, recovered steel intended for reuse may involve extensive testing;; cleaning, welding and fabrication, which lead to significant costs. Hierarchical individual layers of steel in building construction can be easily removed or replaced when different life spans of the components reached their full use (should be at least 30 to 100 years)64. Sustainable steel hierarchy of reduce-­reuse-­recycle to construction products nearing the end of their practical life, creates a new waste management hierarchy;;

Reuse of steel at the end of its useable lifespan means: 1. Remove the undamaged steel structure components from an old

building, 2. Additional time is required for careful dismantle and removal of

existing structural steel (industrial materials), such as steel beams

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and columns with have the greatest potential for reuse in long spans.

3. Sent to a steel fabricator for reuse on a new construction project/ or

and minimize waste, often leading to reductions in greenhouse gas 65,

4. Less reprocessing, which generates very little waste and increases the rates of steel recycled/ recovered thereby affecting

e 66

Steel not reused in construction building, is captured and recycled for further reuse in most sustainable buildings. Sustainable Benefits of Steel Construction

Steel is the most sustainable of the major structural materials. Steel is manufactured offsite in a safe environment and arrives on site, with low costs, quicker returns and less disruption to the local community.

Economic Sustainable Benefits of Steel

Steel has many economic sustainable benefits such as;; low waste, fast, flexibility, predictable and a safe construction material, resource efficiency, offsite manufacture, adaptability, easy to use, recyclable, long lasting appeal. Scrap steel has a value and steel from rolling mills also has a value, and correlates well with savings in greenhouse gas emissions.

Social Sustainable Benefits of Steel

Steel construction is fast, clean and relatively quiet, so disruption of the community is kept to a minimum. 67

3. Concrete Concrete is great utility in design for deconstruction for its durability as a structural material and its ability to act in both compression and tension with reinforced steel bars, for forming floor and ceiling elements;; these act as building envelope and it shapes our built environment. Concrete that is recycled cannot be reused for the same purpose, but it can apply for another construction such as gravel for roads base, sub base material,

burdens by substituting recycled (crushed) concrete for natural virgin 68 Recycled concrete has been mainly removed from

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foundations, pavement, and buildings, and crushed to produce Recycled Concrete Aggregate (RCA), of crushed concrete and crushed asphalt pavement. Using concrete crushed materials can lighten the load of landfills or incineration with energy recovery, space use, and reduce the CO2 emission associated with concrete production. In the Netherlands, more than 90 percent demand for secondary raw materials is strongly promoted by the authorities and by industry it is used in road construction. 69 Benefits of crushed concrete70:

1. Reduce the production of greenhouse gas emission and other pollutants by reducing the need to extract raw materials and ship new materials long distance.

2. Conserves landfill space, diminish the need for new landfills and their associated cost.

3. Saves energy and reduces the environmental impact of producing new materials through avoided extraction and manufacturing processes.

4. Creates employment opportunities and economic activities in recycling industries.

5. Saves money by reducing project disposal costs, transportation costs, and the cost of some new construction materials by recycling old materials onsite.

6. Economic, thermal mass, durability, fire resistance, acoustic performance, adaptability and recyclability

Process Issues

Increasingly, designers are looking for opportunities to use steel components from demolition of existing buildings in their new designs. Reuse of steel components requires designers and contractors to be more flexible in approach. Salvaged components may not be readily available off the shelf, and may be difficult to source. One of the principal problems with reuse is to co-­ordinate demand with supply, and this can affect the whole design and construction process -­ reclaimed materials do not show up at the right time, in the right amount or the right dimension.

With a traditional approach to design, the steel components are specified and sized to suite the spanning requirements of the architect's proposals. This is not a problem if new steel components are to be used, off the shelf. However, reused components do not generally come "off the shelf", rather they are identified on demolition sites by salvage contractors. Thus, when proceeding to construction the required size of salvaged steel may not be

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readily available. This may necessitate redesign to suite available salvaged components or choosing whichever oversized components are readily available.

To maximize the potential for reuse, the starting point for the new design may in the future be an inventory of the available materials from salvage.71

J. Adding value to reclaimed materials Salvaged and recycled content materials can benefit business and the environment. The reclaimed materials add value for the owner, society, and the environment. The salvaged building materials are cheaper and less expensive than new materials. The reclaimed material can add character, quality, and value to the owner. The results of the new reclaimed materials are stronger, more durable structural elements, allowing designers to be more open.

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V. Procedure

A. Learning about the Deconstruction Industry LT

The Building Materials Reuse Association (BMRA) is a national non-­profit educational organization, which developed the practice of building deconstruction, reuse, and recycling resources throughout North America. The BMRA is an organization that brought so many companies and organizations together to share their practices throughout speakers, workshops, demonstrations, training programs and tour projects in these four days. Architects, construction management, others are related to the fields of deconstruction, businesses engaged in deconstruction materials reuse, construction & demolition recycling and green building, and environmental sustainability are consistently seeking to advance research and education in the public of interest. The purpose of BMRA is to provide more interest in deconstruction, building materials reuse, and construction and demolition debris recycling research, as well as communicating other useful deconstruction information to the profession to include best practices, new program initiatives, etc. , and displayed in an educational poster session. Using network is bringing awareness to the public about deconstruction and building materials reuse and recovery through out reuse and recycling. Each company had played a big role in reuse and recycling of building materials and their focuses were on increasing the reuse and recycling materials that made available through deconstruction of buildings. The event took place on May 15-­19, 2011, New Haven, CT. The local sponsors of the event, including the city of New Heaven, Yale

the Connecticut Materials Reuse Network. The focus of the conference was on reduce the volume of solid waste and the benefits of reusing, recycling the materials and the positive effect on our environment, helps preserve virgin resources, and reduce the co teaching helps how to become greener in all aspects. According to Mark Maggi, Economist, who defined Green Jobs as objective and measurable. Green Jobs are either:

Jobs in businesses that produce goods or provide services that benefit the environment or conserve natural resources.

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production processes more environmentally friendly or use fewer natural resources. Mr. Maggi, gave some examples of Industries with Green content:

Organic corn production (anything organic) Logging (wood chips for biomass) Electric power production from wind, solar, biomass,

hydroelectric sources, etc.

Nuclear power production Sewage treatment using LEEDs Manuf. Of Energy Star appliances, computers, etc. Aluminum smelting reintroducing recycled cans.

Government Support of Building Materials Reuse & Deconstruction-­Panel CT Materials Reuse Network (MRN) and Other Tools. Sherill Baldwin, Committee,

B. Contacting Deconstruction Contractors

Built It Green!NYC www.bignyc.org Justin Green Program Director

-­profit organization that offers deconstruction services. Organization operates two retail stores offering reclaimed and surplus materials. The organization mission is to divert building materials from landfills and offer affordable materials for community. Built It Green sells variety of materials such as doors, flooring, sinks, toilets, lighting fixtures, kitchen cabinets, metal studs etc. Astoria warehouse is an 18 000 square foot store open for public where materials can be purchased at half-­price or below new prices. Organization offer free of charge, professional deconstruction services of quality kitchen cabinets which benefits environment by diverting materials form landfills and kitchen owners by providing free removal services and tax-­deductible donation72.

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Urban Miners73 WWW. urbanminers.com 30 Manila Avenue Hamden, CT. 06514 (203) 287-­0852 Joe DeRisi founder of Urban miners urbanminers@urbanminers.com

you can save the building by taking all of its components and integrating

once said to one of the local news paper74. In his previous statement Joe summarizes Urban miners mission. Urban miners is business specializing in deconstruction, salvage and used goods located in CT. Urban Mines is one of the deconstruction companies that we contacted to learn more about the Deconstruction industry and to have an overview of their activities and techniques

ReBUILD Deconstruction www. rebuildvt.org Tom Shea Building Material and Deconstruction Director ReBUILD was created in 2001 to address environmental and functional aspects of building materials salvage and supply.75 ReBUILD offers deconstruction services marketing reused materials, creating jobs and implementing environmental friendly practices. 76 ReBUILD services divert 60 to 80% of building materials from landfill which in 2010 corresponds to 56 000 of linear feet of lumber, 90 kitchen cabinets, 5 000 bricks and 156 doors 77 plus other materials. Offered deconstruction services vary from soft stripping to full house deconstruction. Free pickup of qualifying materials and fee-­based deliveries are offered.

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VI. Deconstruction Field Study of Single Family, Wood Framed house in Burlington, Vermont.

A. Case Study Objectives -­‐ Layout process sequence, tools and labor requirements for specific

deconstruction activities -­‐ Determine major problems in deconstruction as an alternative to

demolition -­‐ Determine reclaimed materials value

B. Description of Project The project is a single-­family house owned by Humane Society of Chittenden County and located at Kindness Court in South Burlington, VT. Burlington house was in deteriorating condition due to water intrusion through the basement floor and the slab in the garage, in the same time The property owner was in the process of redeveloping and repaving the site. The owner had three options to remove this house either by demolition, controlled burn, or deconstruction. Deconstruction was the option they chose because of its environmental and socials impacts in addition to its economic incentive.

1. Homeowner Humane Society of Chittenden County www.chittendenhumane.org Tom Ayers President & CEO Humane Society of Chittenden County (HSCC) is hundred and ten years old non-­profit organization that works to assure safety and humane care of companion animals. HSCC operates shelter facility which takes in anywhere between seven/eight hundred animals per year. HSCC also offer a range of humane education programs for young kids. HSCC does not receive any local, state or federal funding and is fully financed by local businesses, foundations and individuals.78

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2. Deconstruction Contractor

ReBUILD Deconstruction www. rebuildvt.org Tom Shea Building Material and Deconstruction Director ReBUILD was created in 2001 to address environmental and functional aspects of building materials salvage and supply.79 ReBUILD offers deconstruction services marketing reused materials, creating jobs and implementing environmental friendly practices. 80 ReBUILD services divert 60 to 80% of building materials from landfill which in 2010 corresponds to 56 000 of linear feet of lumber, 90 kitchen cabinets, 5 000 bricks and 156 doors 81 plus other materials. Offered deconstruction services vary from soft stripping to full house deconstruction. Free pickup of qualifying materials and fee-­based deliveries are offered.

3. Alternative Options of House Removal

Controlled Burn Burning the structure by local Fire Department as a training exercise was one of the house removal alternatives. Controlled burn does not comply with environmental regulations because of the air pollution, moreover the structure is neighboring major watershed that would have been compromised by burn. In consequence of those facts controlled burn alternative was rejected. Demolition Demolition of the structure could be done in one or two days by using heavy machinery to knock down the building, scoop it out and haul it to landfill. During demolition process no materials would be recycled or reclaimed. Demolition cost would be 30-­35% higher than deconstruction cost. Lack of material recovery and higher cost of demolition process determined final decision to choose deconstruction.

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4. Deconstruction Versus Demolition cost comparison

Deconstruction: $11,520 Deconstruction cost + $4,000 Hauling and disposal of construction and demolition waste + $300 Hauling and disposal of clean wood = $15,820 net cost ($8.9 / SF) Demolition: $17,500 Demolish and properly dispose of residence on property ($9.9 / SF)

As shown in the deconstruction contract (Appendix A) the total cost to deconstruct the house is $15,820 while the demolition quotes estimated the total cost to be $17,500 (Appendix C). This ude the saving from reselling the salvaged material. By comparing the total cost of the deconstruction and demolition of this property we can find why the owner preferred deconstruction. From the economic aspect, deconstruction was cheaper by $1,680 in addition to about $3,000 from selling the reused material. Although this $3000 is not going back to the owner, at least society as whole will be using this capital instead of dumping it into the landfill. From the environmental aspect, deconstruction saved tons of material and most of it can be reused. Although it might be hard to reuse the structural element as a structural component because of regulation, it can be used for other useful purposes and save the environmental tons of raw materials. For instance the grade stamps on the lumber that was reclaimed from Burlington house are most likely invalidated but it can be used for non-­structural element like furniture or doors. From the social point of view, deconstruction creates more jobs than demolition and usually takes longer. In Burlington house the project took three weeks with 4 workers while the demolition would propyl done in one to two days with two workers.

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Table 1. Deconstruction Project Description

Location Kindness Court in South Burlington, VT Owner Humane Society of Chittenden County Structure type

Wood framed, one story, single-­family house

Contractor ReBUILD -­ A Program of ReSOURCE Crew member

3 crew members and one project manager

Duration 3 weeks including the processing of the materials Size and shape

1,760 SF one story house rectangular footprint: X

Figure 1 Burlington house before deconstruction

C. Description of the Building The Burlington house was recently remodactual date. The house covered nearly 1,760 SF and it consists of one floor and basement situated on roughly 10,000 SF sloping lot. The first floor included 3 bedrooms, living room, bathroom and kitchen. And the basement included a parking garage.

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The house was built of wood framed structure (balloons system) with trusses roof, sitting on the CMU foundation wall and the deconstruction process include only the first floor.

1. Roof The roof was built of wooden trusses covered by plywood sheathing

perimeter and an aluminum gutter was attached to it.

2. Interior The wall was built of 2X4 wooden The floor was maple flooring covering a 2X6 subfloor.

3. Exterior The exterior walls were built of 2X4 wood studs and sided with T1-­11 siding (plywood with vertical grooves). The insulation was blow-­in insulation in the entire house and some extra fiberglass insulation in the bathroom.

Table 2. Burlington House Description

Structural component

Roof 35 trusses @ 16 o.c., with ply boards sheathing

Exterior walls Wood framed 2X6 @ 16 o.c., with XXX siding

Interior walls Wood framed 2X4s Floors Wood framed 2X8s @16 o.c. Foundation

Finishing Wall Gypsum board Floor Hard wood flooring, ceramic tiles Roof Asphalt singles

Misc. Aluminum gutter, metal flashings

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D. Deconstruction Procedure

1. Project preparation

Material inventory The first step in answering the question deconstruction the right

is to visit the project site and evaluate the quality of A detailed material inventory is required before the starting of any deconstruction project, because that will determine the number of workers required and the level of care required for salvaging each component. For example if the roof rafters are rotten and in very bad condition they will need less attention salvaging them since they have no resale value. The material inventory will determine whether or not deconstruction is the right decision. Material inventory form (Appendix D) used by some contractors in order to collect the basic information needed to prepare building evaluation82.

Site planning It is very beneficial to plan and sketch the site before starting the deconstruction work;; this will save a lot of time during the project. This will include choosing a location for each one of the following: Equipment storage where you store the equipment during the

project time and overnight. Roll-­off container with enough headroom for the truck that will pick

it up at the end of the project or when it is full. Material processing and de-­nailing station where the reclaimed

materials are being processed and made ready for resale. Material storage where the material is stored temporarily until it will

be moved to resale store. Path way for workers Forklift truck pathways Parking for the crew and visitors

The connection between each of the previous items is critical, for instance the processing material station should be as close as possible to the material storage to minimize handling time.

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Rebuild team, ReSource deconstruction crew, planned the project site very well to maintain their efficiency, Appendix F shows the project site plan. As mentioned in the project description, the house was located on a hilly lot. And although the four sides of the house were accessible, only two sides (western and southern) have a flat usable platform in front of them. These circumstances of the side made the team place the roll-­off container on the asphalt driveway and the lift fork was used to dump disposable material into the container. If the eastern side of the house was flat it would be the optimal place for the roll-­off container, as it would allow the team to throw the roof material right into the container;; besides it would provide an easier access for the removal truck. The processing material and de-­nailing station was carefully chosen at the garage doorway for it is close enough to the house via the eastern door and close to the storage area besides it has an asphalt ground.

After planning the site there is another important step need to be taken into consideration during this preparation period and that is to maintain building integrity. Maintaining building integrity basically keeps the building from falling down during the deconstruction process. Included in this are:

Basically the building should be taken apart in the right order, in most cases removing a building from top to down (roof to foundation) will be stable and would not cause any harm because you would remove the load then removal the load bearing structure, unfortunately this is not always the case. If the building has large over hang or cantilever beams it might be destabilized by removing the subtilizing counterweight83, therefore an experienced crewmember or structural engineering needs to be consulted in similar cases.

Identifying the structural elements Before starting the deconstruction work it is important to study the building structure and more importantly to identify the load bearing wallsload that it is bearing is removed first. Sometimes you might need to remove an interior wall to gain more working space. You need to make sure that it is not a load-­bearing wall and removing it will not affect the stability of the building. Moreover, All workers need to be

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aware of the critical structural supports and their impact on the building stability.

Now after the site preparation is completed and a game plan and site sketches are on hand, the actual work can start and the first step is to disconnect the utilities

Disconnecting utilities All the utilities should be disconnected before any deconstruction work can start, the utilities include gas, electricity, telephone, cable and water, and this step is most likely required for obtaining the demolition permits 84 . A temporary construction pole can be used to supply electricity to the sites.

Figure 2 Disconnecting utilities

Site Security Identify the work that is going on at the site by placing a sign describing the project and include the demolition permits. Use a fence around dangerous areas

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2. Soft stripping

Soft stripping is the law hanging fruit of deconstruction;; because all working time is spent in yielding valuable materials that have a resale value. In order to define soft stripping we can imagine the dry wall or the gypsum board as imaginary line separate the soft stripping and the full deconstruction processes, in other words anything that can be removed from a building without breaking through the dry walls are considered part of the soft stripping process. The soft stripping includes the removal of the following:

Light fixtures Include light fixtures, ceiling fans, light switches, and outlet covers. Before removing any fixture make sure that the electricity is disconnecteroof and cut the electrical wires and store it in a safe place. Try to attach all its accessories to it on site as this will increase its resale value.

Figure 3 Removing light fixtures

Kitchen cabinets Kitchen cabinetry is one of the valuable items in a house and it usually takes only a few hours to be removed. Start by identifying the nails that attach it to the wall. Try to remove the nails using a flatbar and hammer, once the nails are removed try to pry the cabinet carefully and slowly until it is totally85 detached.

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Keep the original screws and accessories to add value to the cabinet;; furthermore a picture of the cabinet before disassembly can help the buyer to imagine what it will eventually look like. In a coming section we will discuss how to add value to the reclaimed material but it worth mentioning that offering a customization service to the clients can be really helpful. If the customer has a different kitchen layout, you can offer some adjustment to the cabinet to make it fit;; this only requires some carpentry skills. ReSource VT has a carpentry workshop that offers a similar service to add more value to the material they reclaimed from their various deconstruction projects.

Figure 4 Kitchen cabinets and appliances to be transported to ReSource store

Interior windows and doors Interior windows and doors are considered part of the soft stripping process, while the exterior windows and doors, in a full deconstruction project, will be left to a later time for safety purposes.

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The removal of a window or door is very similar and it starts by prying the trim up from the adjacent wall, cutting the nails around the frame using a metal-­cutting blade, then pushing the window with the frame to one side to free it from the wall.

Figure 5 Removing an interior door

Plumbing fixtures Plumbing fixtures can be among the most valuable items if it was taken out correctly with all its accessories for higher resale value. The water supply should be disconnected if it is just a soft stripping project, if it is a full deconstruction project, the water supply probably was disconnected during the site preparation phase. In our case study the fiberglass shower was nailed to the wall studs therefore it was removed at a later point during the project.

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Figure 6 Bathroom fixtures before removal

Hardwood flooring The finished flooring in Burlington house was tongue and groove in good condition;; the crew used flatbars and prybars to remove the flooring in the reverse direction of installation. The first step is to determine the tongue groove direction so that you can start from the tongue side, which can be found by sacrificing one piece of wood at the end of each direction. Once you know the right direction of prying, start to gently pry row by row, you always want to pry up and out at

the tongue. Burlington house yield 575 linear feet of hard wood flooring.

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Figure 7 Hard wood flooring removal

The soft stripping process is very cost effective and it can be one of the factors that favor deconstruction why it is recommended to survey the project before staring the work and evaluate the value of the materials and identifying, which items will be reused and which will be recycled. It is helpful also to think about the resale value of the material and determine if it worth he time and effort to salvage it. Lastly it is recommended to keep all the accessories in plastic bags attached to the item that it came from for easier sorting and higher resale value.

3. Removing Interior Wall Finishes At this point about 50% of project time is wasted in un-­reused or very low value materials86, such as gypsum boards, blown-­in insulation and broken studs. Recycling dry walls and blown-­in insulation is very rare because of health issues. Therefore the final destination for those two materials will properly be a landfill.

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Gypsum Boards Removing a dry wall is not hard but it is a time-­consuming process. One of the crewmembers will divide the gypsum board into manageable pieces and then pull it out of the frame, and then a shovel can be used to pry off the remaining pieces on the perimeter. Once one side of the interior wall is removed, the other side can be removed by pushing it from the backside.

Insulation In Burlington house there were two types of insulation, blow-­in cellulous and fiberglass. The cellulous was in all the exterior walls while the fiberglass was used around in the bathroom around the shower. The blown-­in insulation is made from shredding recyclable used paper and it is loose-­ fill type of insulation that forms a fluffy material matching the shape of spaces in which it is installed. The insulation was not glued together to form one solid tangible piece Therefore it is not easy to remove it. The crew used dustpans and garage pages to remove and collect all the dispersed cellulose. A facemask is recommended during this process to protect the worker from the small particular matters.

Figure 8 Blow-­in insulation removal

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Electric, plumbing and duct works

Now that the dry wall and the insulation have been removed and the structure components are exposed, it is time to remove the accessible electric, plumbing and duct works. Removing these items while the frame is in place is easier and will free the studs for smother removal. The electric wiring and the ducts can be removed using basic tools like screw drivers and snips. The plumbing pipes need to be cut first into manageable pieces using electric saw in order to get it out of the studs, it seldom can be reused hence spend extra time trying to unscrew old pipes. Also be aware that some water might be trapped in the pipes and it might need a careful approach to drain it first.

4. Removing the Roof

Inspection The first step before letting anybody go onto the roof is to inspect to assure that it will hold the loads that will be applied to it. Second step is to attach a ringed bracket on the rafter or ply wood so that the crew can attach themselves to it while working on the roof. In order to ensure safety harnesses each crewmember will wear safety harness that is tethered to the ringed bracket by safety rope. A shock absorber can be fastened between the harness and the safety rope to control deceleration in case of emergency for a complete fall arrest system. The ReBuild team got on the roof using a ladder from the southern side of the building, which is as a very convenient way for one story house. For two stories houses you can access the roof from the second floor balcony, or from the roof of one story porch if any, or form the attic. The way and place that will be used to access the roof should have been indicated during the site preparation phase.

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Figure 9 Attaching ringed bracket on roof for safety harnesses

Gutter Before removing the gutter one crewmember removed the downspouts and the elbows, then one crewmember went on the roof and started to unscrew and pry the gutter hangers, in the same time two crew members held the gutter and when it was totally unattached from the roof they slid it down and stack it at the pile.

Figure 10 Roof gutter removal

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Shingles

Burlington house had a relatively new asphalt single roof that can only be recycled, so all the shingles ended up in the roll-­off container to be sent to recycle planet later. The ReBuild team used roofing shovel to pry the shingles leaving behind the plywood exposed for the next step.

Sheathing The sheathing material can be OSB, or plywood boards87, or 1X4 sheathing boards. 1X4 boards are easier to remove because there is a space between the boards that makes it easy to be pried using a wrecking bar. On the other hand OSB and ply wood sheathing is replaced side to side without any space in between and is attached to the trusses by many nails therefore it is harder to pry. Burlington house had plywood sheathing;; ReBuild team used three hurricane bars (board-­lifters) at the same time from different angles to pry one board at a time. One crewmember pried the plywood from one corner while another held it in place using another hurricane bar. They moved slowly and carefully until the plywood was totally detached. The reclaimed plywood was collected by the left-­fork crane and moved to the de-­nailing station. In some projects the plywood might not worth saving, and in this case removing of the shingles and the plywood can be done together at one step, in other words the plywood will be removed while the shingles are still attached to it. Fortunately this was not the case in Burlington house and the house yielded about 50 plywood boards.

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Figure 11 Roof plywood removal

Trusses The roof in Burlington house was constructed using trusses. The ReBuild team made the decision to remove the trusses as a whole and to send it to the store and sell it as trusses;; therefore the removal of the trusses was relatively easier than the removal of roof rafters. The crew started by kicking each truss from the bottom to free it from its toenails at each side, and then swung it to the room below and carefully handed it down to another two crewmembers that took it outside the house via the rear door to the stocking area. The trusses above the living room and the kitchen were removed first because there were no interior walls to block the trusses from sliding down. But on the other side of the house there were many interior walls that needed to be removed first before removing the rest of the trusses. Before removing those interior walls the project manager made sure they were not load bearing walls to assure safety and building stability. Once all the trusses were taken down, they were stacked up on the site then loaded on flat bed truck and hauled away. The project yielded 30 trusses, which were available at ReSource store for resale for a portion of the price of new trusses.

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5. Roof Plywood De-­nailing Removing nails from plywood is tedious but quick and easy process. All plywood removed from roof was processed on-­site to minimize hauling process. Two saw horses were used as a working platform for plywood de-­nailing. Nail removing method was to hit all nails from the tip end with hammer, then flip plywood on the other side and pull nails out using hammer or small prybar. After all plywood was processed and stacked up, removed nails were swiped off using heavy-­duty broom.

Figure 12 Plywood de-­nailing

6. Removing Interior Walls Walls were removed in opposite order that a carpenter build them up. First small horizontal pieces of lumber were removed by using hammer. Secondly vertical 2x4 studs were removed one by one using sledgehammer to beat off top first from ceiling plate, then bottom from floor plate. It was quick and easy to take 2x4 studs down. Once wall studs

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were removed built-­up headers over doors and heavier built-­up beams and posts were taken down and pried apart to reclaim lumber. Nailed together pieces from headers and beams were took apart using pair of large pry bars and crowbars. The easiest way to separate elements was to insert/pound in crowbar between elements and turns it right or left. Large beams were separated by two crewmembers working together. Last step was removal of ceiling plates using crowbar or sledgehammer and floor plates using crowbar and hammer.

Figure 13 Removing interior walls

7. Studs De-­nailing All 2x lumber salvaged from walls were processed on-­site to minimize hauling process. Lumber de-­nailing took place onside the structure to decrease the distance one has to carry lumber with nails in it. Two sawhorses were used as a working platform for 2x lumber de-­nailing. First method of nail removal was to hit nail from the tip end with hammer

aw, small prybar or nippers to pull it out. Sometime to gain access to nail head required nail straightening before hitting it with hammer. In other cases the

to pull the nail out. After all lumber was processed and stacked up, removed nails were swiped off using heavy-­duty broom.

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Figure 14 Studs de-­nailing

8. Removing Exterior Doors and Windows First step in taking out windows was to remove exterior trim, which was done by using small prybar and hammer. Secondly the window was pushed out (bottom first) from the inside and two people on the outside hold it and pull it out. The easiness of the windows removal was due to lack of nails or screws holding the windows in place. Doors were removed similarly as windows. First exterior trim was removed, then all screw holding door in place were unscrewed using cordless drill then any nails holding doors were cut around the doorframe using reciprocating saw. Before pushing out the door it was very important to close and latch the door to prevent it from damaging the shape and taking it out as a unit of door with frame. Next and last step was to push out (bottom first) the door from inside and carry it away.

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Figure 15 Exterior window removal

9. Removing Exterior Walls

Exterior walls of the house were wood framed, sheathed by T1-­11 plywood. T1-­11 was the only materials nailed to the outside of the exterior wood studs, which enabled to work from both sides of the wall. Plywood was pushed out from inside and pried from the outside. After T1-­11 plywood was removed, exterior wall studs were dismantled in the same way as interior walls.

Figure 16 Exterior wall removal

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VII. Case Study Result I. Reclaimed material from the project BT

Upon the completion of the project the salvage material were recorded in the following two tables. The actual salvage materials are different from the initial material inventory that was done during the preparation of the project, due to some loss of material during the deconstruction and poor value of the material. Burlington house yielded lots of materials that either reused or recycled, diverting a lot of valuable materials from being sent to a landfill. The information in the flowing tables was collected during the project by the writer and from the ReBuild final report (Appendix XXX) The salvaged material was available for resale at ReStore, ReBuild retail outlet, for fraction of the retail price. ReStore also offer to the customer a tax deduction receipt due to its non-­profit state

Table 3. Quantity of Material,New Material Price and Resale Value

Element Component Material Quantity

Unit Condition

Reus

e

Recy

cle

Disp

osal

Retail Unit value2

Estimated Unit Value3

Resale Value

Roof Shingles Asphalt Singles

NA reused NA NA

Sheathing Ply Wood NA4

Each Good $25.77 $10 NA

Trusses 2x Wood 30 Each Good NA $30 NA

2 http://www.homedepot.com/ 3 Personal communication, ReSourse store in Burlington, 2011-­ most prices are estimate and based on the condition of the salvaged item 4 Total salvaged plywood is available in the following table

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Exterior Siding T1-­11 wood NA SF Fair -­ painted $25.77 $10 NA Framing 2x4 NA LF Good $0.372 $0.20 NA

Interior Ceiling Gypsum board

Each reused

NA NA

Framing 2x4 NA LF Fair $0.372 0.2 NA Wall Gypsum

board NA SF

recycle NA NA

Trim Wood 400 LF Good $0.37 $0.25 $100

Floor Framing 2x6 Joist NA LF Fair 0.55 $0.3 NA Flooring Vinyl Tile SF

reused $1.69 NA NA

Flooring 1x4 hard wood

575 SF Good $4.39 $1.75 $1006.25

Doors and Windows

Steel Exterior Doors

3 2 Each Good $188 $50

Masonite Interior doors

Wood 9 Each Good $15-­20 $135-­189

Automatic Garage Door

Steel 1 Each Good NA NA NA

Windows Vinyl 10 Each Fair $64.69 NA NA MEP Toilet 1 Each Good $148 $20 $20

Bathroom sink 1 Each Good $150 $10 $10 Bathtub 1 Each Good

$199-­$599

$45 $45

Kitchen sink 1 Each Good $150 $15 $15 Duct Work 2 Pile Fair NA $50 $100

Foundation

Wall CMU NA NA Not included in the scope of work

NA NA

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Others Upper cabinet deep

NA LF Good NA $15005 NA

Lower cabinet deep

NA LF Good NA NA NA

Floor vents Steel 12 Each Good $10.16 NA NA

Light Fixture Various 8 Each Good Various $20 $80

The structure lumber was not sorted by where it was salvaged from;; therefore the following table represents the total lumber that was salvaged from the project

Table 4. Salvaged Materials Weight

Material Quantity Unit Weight per Unit in lb.lxxxviii

Total Estimated Weight in lb.

Lumber 2x4 207 Linear feet 1.4 289.8 Lumber 2x6 3 Linear feet 2 6 Lumber 2x8 61 Linear feet 2.6 158.6 Plywood 49.5 Sheet 2.3 113.85 T1-­11 siding 27.5 Sheet 2.3 63.25

5 The price is for both cabinets.

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Table 5. Reclaimed Materials List and Resale Value

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II. Factors affecting decision to deconstruct The decision to deconstruct Burlington house was mainly driven by the economic incentives, by comparing Appendix B and C we find that the deconstruction cost was less than the demolition cost. But after collecting the data and developing the final material inventory we came to a conclusion that the decision was not only beneficial economically but also environmentally and socially

The social benefit: the project consumed 532 man working hours during 15 days according to ReBuild final report (Appendix XXX) while the demolition would have been done in a day or two with few labor hours.

Environmental benefit: the material inventory reveal saving of a great amount of materials from being dumped into a landfill

Cost-­benefit analysis: Deconstruction saved $3929.59 (according to Resource final report) in addition to the value of the reclaimed material that was for sale at ReStore outlet, besides the saving of the tipping fees which is about $96/ton89.

Health Hazards: The inspection tests state that Burlington house has no asbestos nor lead based paint.

Storage of the Material: the site was big to have enough workspace for the roll-­off containers, de-­nailing station and storage space for the salvaged materials.

Time constrains: The new project was in the process of developing the site plan therefore an extra 15 days was not a dramatic delay.

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III. Deconstruction Tools

Table 6. List of Tools Used in Deconstruction of Single Family Wood Framed House in Burlington Vermont

Deconstruction Tool were organized in three categories (Table 6.): Multiform Tools Powered Tools Safety Tools

Multiform Tools Powered Tools Safety Tools Ax Board Lifter-­ Hurricane Bar Box Cutter

Crowbars Dustpan Extension Cord Framing Hammer Heavy-­duty Broom Ladder Nippers Pick Ax Pipe Wrench Plastic Bucket Pliers Pry Bar (Big, Small) Saw blades (Metal, Wood) Sawhorses Screwdriver (Phillips, Slot Head) Shovel Sledgehammer Tape (Duct Tape) Tape Measure Tarps Tool Belt Wrecking Bar Wrenches

Circular saw Cordless Drill Generator Long-­reach Forklift Reciprocating Saw Work Lamp

Dust Respirator Ear Plugs Fire Extinguisher Hardhat Heavy-­duty Gloves Long Pants

Lanyard Roof Anchor Rope Shock Absorber Vest Style Harness Safety Glasses Steel Sole Work Boots Tape (Caution Tape) Tyvek Suit Warning Signs (Danger Hard Hat Area)

71

Multiform Tools category contains variety of instruments with multipurpose implementation. Powered Tools are any tools, which require electrical or oil energy to work. Powered tool operator has to have higher operational skills in comparison to multiform tools usage. Safety Tools main role is to maximize safety on job site and prevent injuries and other emergencies. Deconstruction Tools used in full house deconstruction were regular construction tools (Table 5.) except Board Lifters-­Hurricane Bars that were custom made for deconstruction purposes. Hurricane Bars were individually designed to elevate floors and plywood.

72

IX. Case Study Result Process sequence depends on the type of building structure and its accessibility. Wood framed single-­family house was deconstructed from top to down. High-­end materials were recovered through soft stripping indentified as non-­structural deconstruction. Low-­end materials such as dimensional lumber or plywood were recovered though structural deconstruction. Non-­structural deconstruction is well-­developed and common practice due to the fact that high value materials are yielded at low labor and time expense. Structural or non-­structural deconstruction required number of tools to be used that were organized in three categories: multiform tools, powered tools, and safety tools, in order to perform deconstruction activities. Deconstruction tool requirement is not a barrier since all tool needed, except hurricane bars were typical construction tools. Specific deconstruction activities vary greatly in terms of labor requirements since different elements require incomparable dismantling techniques and various tools. Labor requirements for the same elements differ among projects by reason of diverse construction methods, materials connections and element or structure accessibility. Deconstruction as an alternative to demolition did not exhibit any major problems. Deconstruction activities consume about 14 times more time than demolition but time constraints were not decisive in this project. Deconstruction process diverted materials from landfill that lowered project cost by minimizing dumping fees for C&D waste (Appendix G). Reclaimed materials value (Table 5.) would cover about 66% of actual project total cost in the case that homeowner would be private entity eligible to use tax deductible donation receipt.

73

X. Design For Deconstruction A. Importance of DFD Design for Deconstruction (DfD) is about closing the loop,

transformation from a linear system, which starts with resource extraction and ends at landfill to a closed system where materials are reused or recycled. Closing the loop would have environmental benefits such as lower virgin materials extraction, lower energy consumption, and lower

design buildings to maximize the percentage of reclaimed materials from a structure in time and cost effective manner. Reusing materials eliminates energy inputs required for extraction, refining, transportation and fabrication thus cutting down CO2 emissions, the major greenhouse gas that cause climate change. Reusing building materials benefit environment by preserving embodied energy and landfill space. According to an EPA report90, 25 to 30% of US yearly produced waste is due to buildings renovation or demolition. Since no building last forever and each building will eventually come to an end of life, it is time learn to design and construct our buildings for easier disassembly and

be used in deconstructing buildings nor the future value of the salvage materials, this coming section is addressed to inspire designers and architects to, at least, design with the intention of disassembly, adaptation, and eventually deconstruction.

B. Principles of DFD

Simple and Standard mechanical Connection Details

Connecting materials to each other is one of the hardest things in construction due to the differences in the material properties (i.e. expansion and conduction factors). Using standard connection details can decrease the construction and deconstruction time because the workers will be more familiar with the connection. Using a mechanical connection instead of chemical connection will facilitate the ease during deconstruction in addition to keeping the salvaged material clean with a higher potential resale value. It also decreases the toxicity reusability therefore Mechanical fasteners are preferred over chemical adhesive.

74

Modular Construction The use of modular and standard dimension can extend the lifetime of the component, when a deconstructing a building that was built modularly, most of its component can be easily reused. This can be applied to small components like doors, windows, and the like or it can be applied on a bigger scale to such things as cladding system, prefabricated walls, and pre-­cast panels.

Transparency between different building systems The complexity of mechanical, electric, and plumbing (MEP) systems comes from their interaction with the structure system. If MEP systems were separated from the structure framing not only will it be easier to disassemble, but also will make it possible to be reused in different projects.

C. Designing for DFD The life cycle analysis (LCA) of any given building includes:

extraction of raw materials, construction, operating, maintenance, and disposal or removal of the buildings. Designers mainly focus on the middle

a lot of current technology and improvement serving those three phases. But seldom do builders consider the first or the last phases (i.e. extraction of raw material and disposal). DFD mainly focus on the disposal phase of the LCA of building materials and potential salvaging of used materials, in order to close the loop of building materials. The optimal goal of DFD is to include Deconstruction blueprint besides the regular construction blueprint for new buildings.

75

Figure 17 Building Life Cycle Stages91

List92 General Design simple and regular shapes for the buildings

Use regular construction modules Use common sizes of doors and windows

Keep a copy of the as-­built drawings in the building Provide a blue print for deconstruction to identify structural elements and load barring walls Fewer material types Eliminate toxic materials Eliminate composite materials Identify material types Use material with higher reusable value Use durable materials Lessen the number of member sizes Use mechanical connections instead of adhesives

Safety during deconstruction Provide safety-­lifting points Provide safety tie-­offs Provide areas for deconstruction workers

Others Separate MEP systems from the structure components Encourage usage of salvage material

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XI. Appendices

A. Appendix A -­ Deconstruction Contract

77

78

B. Appendix B -­ Demolition Quotes

XII.

79

C. Appendix C -­ Demolition contract

XIII.

80

D. Appendix D Building Assessment Form

B -­ 2

Table B1. Building Assessment Form (blank)

Building (Material) Inventory Form

Building Identification:

Roof System

woodframing

roof type (gable, hip, mansard, etc.): pitch:

roofing material: # of layers:

rafter: size: length:

ridge beam: size: length:

spacing of framing members:

sheathing type (T&G, butt joint): size:

ceiling joists: size: length:

Exterior Wall System

masonry width (single or double wythe, cavity, etc.):

location of rebar:

steel lintels:

woodframing

stud: size: height:

plate - top: bottom:

length:

spacing of framing members:

sheathing type: size: length:

Floor System

woodframing

joist: size: length:

spacing of framing members:

center carrying beam for joists: size: length:

sheathing/subfloor type:

81

B -­ 3

Interior Walls -­ Wood Framing

load-bearing stud: size: height:

plate - top: bottom:

length:

spacing of framing members:

total linear feet of wall:

partitionwalls

stud: size: height:

plate - top: bottom:

length:

spacing of framing members:

total linear feet of wall:

Foundation -­ Masonry

type (block, poured): width: height:

location of rebar:

slab: thickness: rebar:

chimney type (solid, lined): size:

sump pump:

Fascia/Eave

fascia:

rake:

gutters:

82

B -­ 4

Connections Between Building Elements (anchor bolts, strapping, holdowns, etc.)

floor/wall:

wall/roof:

window/wall:

Finish Materials

plaster/lath: ceiling height:

finish flooring (type): fastening:

unpainted wood (type): linear feet:

cabinets (type):

stair treads (type): number: width:

shelving (type):

plumbing fixtures (type):

appliances (type):

Heating System

system (type):

boiler/furnace:

hot water heater:

radiators:

Other

doors (type): size:

windows (type): size:

metals - piping for plumbing, domestic hotwater, etc.:

83

B -­ 5

Miscellaneous

extent of rot:

lumber grading stamp:

overall building dimensions:

date of construction (approx.):

complicating site conditions - steep grade,trees near the building:

84

E. Appendix E Tax deduction receipt from ReSource store at Burlington

85

F. Appendix F -­ Architectural drawings

A1051

3

A105

2

A106

1

A106

14

Scale

Date

Drawn bywww.autodesk.com/revit 1/4" = 1'-0"

11/5

/2011 1

2:1

6:0

5 P

M

A101

Basement Floor PlanBurlington House

MS Sustainability

Deconstruction CaseStudyNov. 2011

Author

1/4" = 1'-0"1

Basment

No. Description Date

1

1012

1112 1

5' - 8 1/2" 3' - 2" 11' - 3" 3' - 6 1/2" 5' - 5" 3' - 2" 4' - 2" 3' - 0" 2' - 2 1/2" 4' - 0" 2' - 9 1/2"

131212

12

12

4' -

11 1

/2"

1' -

9"

3' -

2"

12' -

10 1

/2"

3' -

2"

3' -

11 1

/2"

3' - 9" 3' - 2" 11' - 9" 3' - 2" 11' - 4" 11' - 0" 4' - 7"

3

A105

2

A106

12

15' -

5 1

/2"

4' -

6"

1

A106

1

3 4 5

6 7

Scale

Date

Drawn bywww.autodesk.com/revit 1/4" = 1'-0"

11/5

/2011 1

2:1

6:0

6 P

M

A102

First Floor PlanBurlington House

MS Sustainability

Deconstruction CaseStudyNov. 2011

Author

1/4" = 1'-0"1

First Floor

No. Description Date

DN

1

3

A105

2

A106

1

A106

Scale

Date

Drawn bywww.autodesk.com/revit 1/4" = 1'-0"

11/5

/2011 1

2:1

6:0

6 P

M

A103

Roof PlanBurlington House

MS Sustainability

Deconstruction CaseStudyNov. 2011

Author

1/4" = 1'-0"1

Site

No. Description Date

Basment1' - 2 1/8"

First Floor8' - 5 5/8"

Roof17' - 11 5/8"

Chimney24' - 11 5/8"

Reare Entrance5' - 3 1/8"

Basment1' - 2 1/8"

First Floor8' - 5 5/8"

Roof17' - 11 5/8"

Chimney24' - 11 5/8"

Reare Entrance5' - 3 1/8"

Scale

Date

Drawn bywww.autodesk.com/revit 1/8" = 1'-0"

11/5

/2011 1

2:1

6:0

6 P

M

A104

North and South ElevationsBurlington House

MS Sustainability

Deconstruction CaseStudyNov. 2011

Author

1/8" = 1'-0"1

North

1/8" = 1'-0"2

South

No. Description Date

Basment1' - 2 1/8"

First Floor8' - 5 5/8"

Roof17' - 11 5/8"

Chimney24' - 11 5/8"

Reare Entrance5' - 3 1/8"

Basment1' - 2 1/8"

First Floor8' - 5 5/8"

Roof17' - 11 5/8"

Chimney24' - 11 5/8"

Reare Entrance5' - 3 1/8"

Basment1' - 2 1/8"

First Floor8' - 5 5/8"

Roof17' - 11 5/8"

Chimney24' - 11 5/8"

Reare Entrance5' - 3 1/8"

Scale

Date

Drawn bywww.autodesk.com/revit 1/8" = 1'-0"

11/5

/2011 1

2:1

6:0

7 P

M

A105

E. and W. Elevations and SectionBurlington House

MS Sustainability

Deconstruction CaseStudyNov. 2011

Author

1/8" = 1'-0"1

East 1/8" = 1'-0"2

West

No. Description Date

1/8" = 1'-0"3

Section 14

section 1 3d

Basment1' - 2 1/8"

First Floor8' - 5 5/8"

Roof17' - 11 5/8"

Chimney24' - 11 5/8"

Reare Entrance5' - 3 1/8"

Basment1' - 2 1/8"

First Floor8' - 5 5/8"

Roof17' - 11 5/8"

Chimney24' - 11 5/8"

Reare Entrance5' - 3 1/8"

Scale

Date

Drawn bywww.autodesk.com/revit 1/8" = 1'-0"

11/5

/2011 1

2:1

6:0

7 P

M

A106

SectionBurlington House

MS Sustainability

Deconstruction CaseStudyNov. 2011

Author

1/8" = 1'-0"2

Section 2

No. Description Date

1/8" = 1'-0"1

Section 3

Scale

Date

Drawn bywww.autodesk.com/revit

11/5

/2011 1

2:1

6:0

7 P

M

A107

3DsBurlington House

MS Sustainability

Deconstruction CaseStudyNov. 2011

Bishoy Takla

13D 1

No. Description Date

23D 2

3Interior 1

4Interior 2

93

G. Appendix G ReSourc

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94

Donor: Humane Society of Chittenden CountyDate of Donation: August 2011

Item Type Count Length Unit Total

Masonite Interior Doors Pre-­‐hung 9 each 9Steel Exterior Doors (36") Pre-­‐hung 2 each 2Automatic Garage Door with hardware Insulated 1 each 1Vinyl Replacement Windows

43.75"x38.25" 6 each 650.5"x47" 1 each 144"x26" 2 each 2

131.75"x54" 1 each 1Kitchen Cabinets Upper Maple 8 each 8Kitchen Cabinets Lower Maple 8 each 8Counter Top Faux Granite 1 8 Feet 8Kitchen Sink with faucet Stainless Steel 1 each 1Refrigerator Black 1 each 1Range Electric 1 each 1Dishwasher Black 1 each 1Microwave Built in 1 each 1Bathroom Vanity, sink, faucet, granite top Standard 1 each 1Tub with 3 piece shower Standard 1 each 1Toilet Standard 1 each 1Door Bell 1 each 1Closet Maid Shelving Wire 1 7 feet 7Floor Vents Steel 12 each 12Water Heater Electric 1 each 1Hot Air Furnace Oil 1 each 1Oil Tank 250 Gallon 1 each 1Chain Link Fence 4 foot, galv. 115 Feet 115Fence Posts Galvanized 15 each 15Electrical Outlets/with covers Single Pole 13 each 13Light Switches Single Pole 8 each 8Ceiling Light Fixtures Standard 8 each 8Fire Place Grate and Screen Standard 1 each 1Fire Place Mantel Painted White 1 each 1Roof Trusses 2x4 (5/12 pitch) 30 32 feet each 30Sets of stairs Maple Treads 2 4 feet 8Hardwood Flooring Maple 2'-­‐8' sq. ft. 650Standard Lumber 2x4 32 7 linear feet 224

2x4 150 8 linear feet 12002x4 25 18 linear feet 4502x6 3 8 linear feet 242x8 61 18 linear feet 10981x4 10 8 linear feet 801x6 9 15 linear feet 135

Plywood OSB 44 Full Sheets 44OSB 11 Half Sheets 11T1-­‐11 23 Full Sheets 23T1-­‐11 9 Half Sheets 9

Brick Concrete 605 each 605Cinder Blocks Concrete 325 each 200I-­‐ Beam (4"x12") Steel 2 24 feet 48

95

H. Appendix I -­ Interview with Project Manager

Sherman Plumley Deconstruction Supervisor ReBUILD Deconstruction

Wojciech Bzdyra, Bishoy Takla: How did you get involved into Deconstruction? Sherman Plumley: I started from going to Youth Build, and at this point I have general life plan to become blacksmith and my secondary

deconstruction. Before I applied for deconstruction job I worked in ductwork and ventilation company where I got my metal machining and fabrication skills which segue into my deconstruction tool fabrication. After

found deconstruction job. From that point I worked from ground up getting my bearings;; back then the person that lead this organization (ReSource) guided us to the techniques that we are using today and I was a big implementation of techniques that we are using today. Through observations I found my niches where I can really assist the crew best. After about two years since I started working in deconstruction, YouthBuild came under our organization and we started youth training. After that I became crew leader, manager that oversee the site and guide the crew. More or less I was progressing our techniques, tools and knowledge up to this point;; almost nine years now. Since the beginning the crew became much better in function, practicality and safety. Last threhave any recordable accident and before that we had three to four

have someone in charge who has done everything;; in the past our organization was hiring managers that were doing renovations, carpentry

deconstruction I want to help community, help U.S., help environment, help the world if it catches on into deconstruction. My whole premise is if someone else find better way to do it let them do it and if I loose my job

thing to do. With that in mind I helped teach classes and teach crewmembers so anyone in the crew know deconstruction by the time

96

they are on the site. They know the premise;; they know how to divert

knowledge out there that demolition is wrong. You should use excavators on dirt not on buildings. If you make legislation that restrict people and make them reuse as much of building as possible, outfits like this (ReStore) will be glooming everywhere because you woulreally has to start from the top down. Bzdyra, Takla: What are the biggest challenges for Deconstruction Industry? Plumley: The biggest challenges would be society mindset, the way that everything have to be done tomorrow, everything have to be done cheapest way possible. If people actually have mindset of community,

deadline and money that factor into it. Legislation is also big challenge because it doesndeconstruction besides the Act 250 and LEED Platinum Status but you can find a loop holes in that which demolition have found and its using it very critically;; because foundations, steel are much more heavier than rest of the house structure, therefore you recycle foundation, you recycle steel and you have your weight, you can throw out the rest out and you still within perimeter. Bzdyra, Takla: What would be your alternative to calculate/estimate percentage of recycled materials? Plumley: First alternative can be volume estimation, second how much tonnage of non-­foundation waste;; because foundation should be excluded from the entire perimeter being separate entity. Concrete is an inert material, which can be buried without significant environmental impact. Bzdyra, Takla: How would you evaluate this particular project in terms of complexity? Plumley: half inch of cement for fire rating and wire mesh on the inside grooves, so it was very hard to remove, very rigid;; then the blow in (insulation) very hard to deal with;; other than that it was very straightforward building. It was really good project for us, wood structure in good condition, not much rot, and not many hazardous materials that have to be abated. Proximity of the project from ReStore cuts down reclaimed materials transportation cost and time.

97

Bzdyra, Takla: How would you define unfeasible project for deconstruction? Plumley: Unfeasible job for deconstruction would be the house that deteriorated, roof caved in and sit there for years, weather affected structure to the point where most of the valuable materials are not reusable anymore. Other unfeasible project would be industrial structure;; because we

Bzdyra, Takla: What are the most ideal structures for deconstruction? Plumley: The most ideal structures for deconstruction would be garages, barns and not registered antique structures that are in good shape;; in general newer, standard, wood framed structures. Big factor is having easy access on the perimeter of the house, we can work otherwise but it slows down our efficiency. Bzdyra, Takla: How would you define soft-­ stripping? Plumley: Basically, anything removed before sheet rock is soft stripping, anything that is screwed or bolted down to walls and floors. Soft stripping can include exterior doors and windows;; it definitely includes interior doors and windows. Bzdyra, Takla: What is the next step after soft stripping and before structural deconstruction? Plumley: The next step is waste, all the sheetrock, insulation, wiring, plumbing and carpeting. Bzdyra, Takla: What were the most valuable items that were reclaimed from this project? Plumley: The most valuable were kitchen cabinets. Usually the key elements are kitchen cabinets, bathroom amenities then windows, doors, breaker panels etc. Bzdyra, Takla: Thank You

98

I. Appendix H -­Interview with the Homeowner Tom Ayers President & CEO Humane Society of Chittenden County Wojciech Bzdyra, Bishoy Takla: Before we start talking about the deconstruction project, can you tell me what is the profile and main focus of your organization-­ The Humane Society of Chittenden County? Tom Ayersthe safety and humane care of companion animals which we define as dogs, cats and small domesticated animals such as rabbits, ferrets, guinea pigs, hamsters and so on. We operate shelter facility which adopts anywhere between seven/eight hundred animals a year and through

various capacities for over hundred and ten years. We also offer a range of humane education programs for young kids in ages seven to twelve and humane treatment of animals teaches them appreciation of the natural world. I feel very strongly that this kinds of programs leads to young kids who grows up as an adults who not only appreciate the animal kingdom but also appreciate one another and care about one another more respectfully and more responsibly. Bzdyra, Takla Ayers: that time period it has been rental;; it was often used for many years as an adjunct facility for the shelter before the existing facility was build. Bzdyra, Takla: Do you have blueprints of the house or do you know the name of an architect who designed it? Ayers: No Bzdyra, Takla: Why did you decide to remove the house?

99

Ayers: House was in deteriorating condition particularly to water intrusion through the basement floor and the slab in the garage, significant bubbling of the slab and a lot of water intrusion. We started looking in to the cost of major repair of the foundation and infrastructure and it was prohibitive and honestly, we are not landlords its not our mission be landlords, abe able to build replacement residential structure. Another reason for timing of this project is that we are about repaving the entrance road going up to the main shelter facility and in relation a fair amount of grading and drainage work, it need to be done by excavator and it makes sense to take the whole house down because this area will be affected as well. Bzdyra, Takla: What is the plan for this site? Ayers: We can build but it has to be shelter related building and that may happen in the future;; there is some discussion on the part of our boarding directors for building education center for humane education. Bzdyra, Takla: Did you examine other removal options? Ayers: We thought about three options. Demolition, Controlled Burn, having our local Fire Department burn down the structure as a training exercise, and the third option was Deconstruction, because we are aware about ReSource and ReModelling. The second option (Controlled Burn) would have acquired us to jump over a months of environmental regulations because of the air pollution and there is a major watershed right behind the property that would have been compromised by burn. We got very broad estimate for demolition and compared that to deconstruction estimate from ReSource, and I would estimate we actually saving 30-­35% by going to deconstruction route in terms of our cost. Bzdyra, Takla: What was the quote from demolition contractor? Ayers: The quote we received was $20 000 to $22 000 from the same contractor that is doing the paving project for us. So we compared deconstruction and demolition quotes and not only deconstruction quote was lower but also dovetail with our common mission with Rebuild to behave in a very environmentally conscious manner. The total quote from

that up to 80-­85% of the structure materials will be resourced, reused, recycled.

100

Bzdyra, Takla: After speaking with Tom Shea from ReBUILD we know that their part of work (deconstruction) will stop at the ground level. What is the plan for the rest of the structure, basement? Ayers: We are in the discussion with the paving contractor to utilize some of the blocks, pulnot hundred percent certain if that would happen and if so, how much of

choose to use for the fill for the paving project or substrate from the structure, will be topple in to the basement and they will bring top soil and grade the whole thing and then just seeding it over for the time being and it will be additional exercise space for the dogs. Bzdyra, Takla: Did you know about Deconstruction Industry before planning this project? Ayers: Other than vague awareness that there is relatively new offer from

Bzdyra, Takla: What do you think could be beneficial for Deconstruction Industry to elevate social awareness about their activities? Ayers: I think getting more publicity for projects like this;; and when I approached Tom Shea (ReBUILD Vermont) talking about the project I was thinking of it in terms that we can both be winners in this;; so we together approached local media and there was feature story done by one of the local TV news station and its available on-­line (http://www.wptz.com/r/28661443/detail.html#.Ti8tWH_aiVw). I really think that free media in oppose to paid media are really important, the more stories you can get out there, the more public attention you can get without paying for advertising is great opportunity for that. Those kinds of things is where you can show two organizations working together and what is also very important to demonstrate the cost effectiveness of it, for people who are really weighing that. Often I think there is perception in the public that if you doing things in an environmentally conscious fashion it will cost you more than if you just do business as usual, and this is great demonstration of the fact that actually you can save the environment and you can save money. Because of all of it, I would encourage organizations such as ReSource to get the message out of there about their services. Bzdyra, Takla: Can you summarize what made you choose deconstruction?

101

Ayers: First, it was economic thing to do, and secondly it was the right thing to do for community and environment. Bzdyra, Takla: What would be your message/advise for homeowners that are planning to remove house structure? Ayers: I would say that any commercial/residential homeowner or any landlord should be going into deconstruction route even though it takes time, but it pays off both intrinsically and extrinsically for the home owner. Bzdyra, Takla: Thank You

102

J. Appendix J Daily Activity Reports

Full House Deconstruction Project Performed by Daily Activity report Date: 07 / 25 /2011 Location: On-­site # of Workers on site: 4 Heavy machinery: No X Yes , if yes please list: Flat bed truck, Telehandler

Job Description Material / Location

Tools Needed

Estimated Time

# of staff

Reclaimed Material

Completed

Picture Before and After

1-­ roof gutter removal screwdriver 15 min 1 roof gutter X X X

2-­ roof shingle removal, aluminum sheeting removal

special shovels Safety equipment

3 hr 3 aluminum sheets, no market for asphalt shingles,

X X X

3-­ roof plywood removal

crowbar, hurricanebar, telehandler

4 hr 3 plywood with nails X X X

103

Full House Deconstruction Project Performed by Daily Activity report Date: 07 / 26 /2011 Location: On-­site # of Workers on site: 4 Heavy machinery: No X Yes , if yes please list: Flat bed truck, Telehandler

Job Description Material / Location

Tools Needed Estimated Time

# of staff

Reclaimed Material

Completed

Picture Before and After

1-­ plywood denailing

heavy-­duty broom, hammer, nippers, sawhorses,

2 hr 3 plywood X X X

2-­ interior walls removal

crowbar, hammer, large prybar, small prybar, sledgehammer

2 hr 3 2x4, 2x6 wood studs with nails

X X X

3-­ taking down truses

crowbar 1 ½ hr 4 roof truses X X X

4-­ studs denailing

heavy-­duty broom,

nippers, sawhorses, small prybar

3 hr 4 2x4,2x6 wood studs X X X

104

Full House Deconstruction Project Performed by Daily Activity report Date: 07 / 28 /2011 Location: On-­site # of Workers on site: 4 Heavy machinery: No X Yes , if yes please list: Flat bed truck, Telehandler

Job Description Material / Location

Tools Needed

Estimated Time

# of staff

Reclaimed Material

Completed

Picture Before and After

1-­ taking down remaining truses

screwdriver

2 hr 4 roof truses X X X

2-­ roof gable removal

special shovels Safety equipment

30 min 3 2x lumber

X X X

3-­ exterior windows removal

hammer, small prybar

45 min 4 windows X X X

4-­ exterior doors removal

cordless drill, hammer, reciprocating saw, small prybar

30 min 4 Doors

X X X

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