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January 07, 2006
Durable Construction and Energy Efficient
Sustainability as it applies o construction, maintenance, and energy conservation or efficiency, is important to the hospitality industry. So much money is budgeted to energy costs and maintenance that if durable construction practices were implemented lots of money would be saved.
The EcoNomically (environmental and economic) Sound benefits of durable construction are clear, if you look for just a moment. A Green Buildings article on durable construction as it applies to green building, goes into detail on building durability. A durable building is one that endures for centuries. Durable construction provides a longer time to amortize the environmental and economic costs incurred while building a structure than "disposable" buildings (that we see so much today). Is your hotel, restaurant, or other hospitality building durable or disposable? Will it be comfortable or uncomfortable for your guests?
Peter Yost, a building science expert with 3D Building Solutions, LLC, observes, "if you double the life of a building, you halve the environmental impacts [of its construction]." If that is true, wouldn't it the same observation apply to materials used in those buildings? Durable materials don't need to be replaced or repaired as frequently, so the energy, environmental impacts and raw materials used in construction can be spread out over a longer time.
Durability and low maintenance often coincide. Often, a durable material is also a low-maintenance material. Exterior siding that doesn't need frequent painting is considered more durable than a siding that needs attention every five years. Flooring that mainly needs cleaning to stay good is more durable than one that requires frequent attention. When maintenance becomes part of the material's life-cycle, it becomes an environmental and economic burden.
Durability and energy efficiency are the cornerstones of sustainability. Building a structure that will last for centuries means a lower impact on natural resources. If that same building is designed to energy efficient, natural resources again are conserved. If natural resources aren't depleted, you have a sustainable scenario; resources will last longer and be useful for more people. Durability contributes to the bottom line of any hospitality business with energy savings alone.
The elements of durability include moisture, heat, sunlight, insects, material failure, building function and style. Eighty percent of buildings' problems relate to interior moisture; manage the moisture and you manage one of the biggest factors in destroying a building. Proper sealing around fixtures, venting of moist air, and preventing moisture from seeping in contribute to managing moisture.
Thermal stress can reduce durability by causing materials to expand and contract; some materials are more prone to damage with heat gain and loss, often observed by expansion and contraction. Roofs see lots of solar gain and loss, and often suffer damage and material degradation from the intensity of the heat. Aluminum and vinyl windows expand and contract more than the glass they hold, so become leaky sooner than other types of windows.
Ultraviolet (UV) light degrades many materials, including most plastics, wood, fabric, and paint. There are materials that can be applied to block the UV spectrum of sunlight, but some of those materials are toxic and create their own set of problems. Selecting "UV resistant" materials will improve a building's durability.
Insects account for a large amount of damage to buildings. Termites, of which there are several dozen species, powderpost beetles, and carpenter ants can be controlled with various insect-resistant materials, numerous design practices, and specialized barrier products. There are even non-toxic pest controls that can be used to exterminate insects.
Material failure should be planned for. Some building materials just wear out, and generally those short-lived materials are known before they are incorporated into the building's structure and can be planned around. Either spend more money to get the longer-lasting materials or use the short-term materials in places they can easily be replaced. Putting a long-lived material over a short-term material doesn't make sense for a durable building.
Building function and style also play a large role in building durability. Long narrow hallways and short-segmented walls, like in geodesic domes, are examples of poor functionality. If it's hard to place furniture or use a space, the building's not going to last long because it will be demolished to make way for a high-functioning building.
Style plays its role too; aesthetically pleasing buildings are more likely to be maintained than ugly, unloved buildings. Buildings with a timeless quality and those that are readily adapted or modified to suit changing needs are the buildings that will last longer. Style plays an important role in building durability.
Durable construction and energy efficient design create comfortable, long-lasting buildings your guests will enjoy for years to come. That's an ECOnomically Sound approach to business.
Posted by Kit Cassingham
