Energy Efficient Renovation Recommendations??


Hi. I’m in the midst of planning renovations to a modest 2300sq/ft cinderblock mixed use building and would like to make it as efficient as possible within a reasonable budget. So far I’ve met with a Passive House Consultant and was loosely quoted 200-300k to get a high performing building (basically to gut the place, reframe to get rid of thermal bridging, etc.) This seems way too excessive for the building and even my energy use goals. I would love a passive house, but I’m pretty sure they are ways to get about 80% of the way there, for about a third of the cost. The scope of the work will include:

-8 new triple pane windows
-6 hefty insulated doors
-double framing some walls to increase the insulation amount
-trying to get rid of all glaring air infiltration
-blowing dense-pack cellulose
-sheet-rocking with acoustic glue
-Pouring new concrete floor
-re-doing 2 modest bathrooms
-1 new decent kitchen
-build a double walled, decoupled sound room (for audio mixing).
-new tankless hot water heater
-a mini-split system w/ 3 indoor units
-an HRV or ERV
-new roof (with a green roof)
-some small combo of PV or solar hotwater

The level of finishes will basically be raw/industrial, with nothing too fancy (besides a nice-ish kitchen/appliances). The layout won’t be radically modified. I guessing I could get this done for about 100-150k. Is this crazy talk? Also does anyone have recommendations for contractors/low-ego architects that are nit-picky enough to do a good job? Most architects I’ve dealt with don’t seem to understand that perfect is the enemy of really damn good! Thanks in advance.

Categories: Renovation
By Wilhelm | 04/19/2011 12:16 PM | Comment

Change in tax rate for commercial to mixed use building conversion.


Hi,

I’ve been looking at the possibility of converting an all commercial building into mixed use and was wondering if the taxes would change with the use? Both buildings I’m looking at are in R-5 zones with a commercial overlay. Also, how annoying will it be to convert them? It seems pretty straightforward, but I do understand it takes time, becoming code complaint, and legal/filing fees.

Thanks in advance!

Categories: Taxes
By Wilhelm | 03/20/2011 11:28 AM | Comment

Graffiti removal in winter?


I just returned from leaving for the holidays to find the awesome gift of a 15′ tag on my building. I was gone all of one day… WTF! The building is stucco and I know how to take care of it in the warmer months, but I’m a little lost on what to do now. Can it be pressure or steam washed in the cold? Does anyone have any recommendations on what to do or who to hire? Thanks in advance!

Categories: Quality of Life
By Wilhelm | 12/26/2010 11:16 AM | Comment