Title 24 Energy Compliance for New Residences and Multi-Family Buildings
What You Need to Know
Hotel/motel buildings, and multi-family residential buildings taller than three stories comply with Title 24 in a manner similar to non-residential/commercial buildings (refer to the "Commercial" section of the EasyTitle24.com web site).
In some jurisdictions -- especially where mild climates make energy compliance relatively easy -- the energy efficiency standards may not be strictly enforced. This means that some jurisdictions may have a simplified, over-the-counter documentation system, they may not ask for Title 24 documentation, or they may not plancheck Title 24 documentation. This state of affairs has given rise to Title 24 fraud.
While fraudulent Title 24 compliance may, in some cases, reduce upfront construction costs, it increases utility bills, and creates potential liabilities in the areas of construction and real estate law. When you consider, too, that good Title 24 practice really amounts to little more than financial common sense, the reasons to use one of the less scrupulous energy consultants become non-sensical. "Good Title 24 practice" is the key phrase here, and that is exactly what Easytitle24.com strives to provide. With EasyTitle24.com's website, you can save on documentation costs by lending us a hand, or you can give us the entire task.
EasyTitle24.com's reports are designed to lawfully document Title 24 energy compliance for even the most strict jurisdictions. We do so in the most cost-effective manner possible, while leaving builders and owners with maximum-flexibility. The Title 24 compliance approach we use, and recomend for new homes is exclusively the performance method. This method is the most flexible and comprehensive, while being no more difficult, and often easier, than other approaches. An additional benefit of this approach is that heating and air conditioning load calculations are automatically produced, as required by code.
Title 24 Energy Compliance involves:
Insulation: Standard batt insulation is very cost-effective up to R-38. Beyond that, increased R-Values yield diminished returns. The batt R-value you can install will depend on the depth of the cavity in which it is installed, and on the choice of products available. Never compress insulation, as doing so reduces its R-value. Some jurisdictions require +/- 1 inch of air space above batts in vaulted ceilings.
Glazing: Fenestration (including frames, glazing, coatings, orientation, and overhangs) is, by far, the most important factor influencing energy consumption in residential buildings. Metal conducts heat much more rapidly than vinyl or wood, so avoid aluminum windows wherever possible, or at least choose a thermally broken frame. Hard-coat low-e is a very cost-effective coating in the cooler climates, while soft-coat low-e [0.04 emissivity] is cost-effective everywhere else. The new 2005 Standards heavily penalize Southwest to Northwest glazing area greater than 5% of the habitable floor area. Beyond this, EasyTitle24.com does not recommend making Title 24 the tail that wags the design dog.
Mechanical Systems: Electric resistance space and/or water heating are very heavily penalized under the Title 24 regulations. Heatpumps, and point-of-use electric instantaneous water heaters are possible alternatives for the all-electric home. In very remote areas, wood or pellet burning stoves might be allowed as the primary source of heat. For all others, mechanical systems should not be problematic. Cost-effective energy credits can be obtained from increased duct insulation. Expert duct sealing is a great energy saver practically speaking; however—in order to get credit for this in Title 24—the ductwork will have to be tested by a third party (HERS rater). This credit is so great that it is quite cost-effective, even with the cost of verification added in. If HERS is chosen, then several simple credits can be piggy-backed on.
Mandatory Measures: If relevant, these apply to all residential construction, including additions and mere alterations. These measures are listed on a form called the "MF-1R", and most builders and manufacturers should be well aware of them. For homeowners, the most significant of these are the new energy-saving lighting requirements that apply to all indoor and outdoor lighting.
Energy Efficient Design: Compliance with Title 24 merely means that your design meets the minimum standard in California. Much higher levels of energy efficiency can generally be achieved. Probably, a good first step is to look at your utility company's website, or call their rebate programs office.
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