European Residential Building Audits Database

European Residential Building Audits Database ERBAD Handbook 31/01/2004

K. Droutsa, C.A. Balaras GRoup Energy Conservation (GREC)

Institute for Environmental Research & Sustainable Development (IERSD)

National Observatory of Athens (NOA)

Report N° 02-095

G1RD-CT-2000-00371

EUROPEAN RESIDENTIAL BUILDING AUDITS DATABASE

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UROPEAN

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ERBAD Handbook

ESIDENTIAL

UDITS

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UILDING

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ERBAD Handbook

This material was prepared in the framework of the European project INVESTIMMO "A decision-making tool for long-term efficient investment strategies in housing maintenance and refurbishment" G1RD-CT2000-00371 THE EUROPEAN COMMISSION Competitive and Sustainable Growth Programme GROWTH 2000

For more information on the final products of INVESTIMMO, please contact a national representative listed in the INVESTIMMO Partnership.

European Commission D.G. XII, GROWTH 2000

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INVESTIMMO A decision-making tool for long-term efficient investment strategies in housing maintenance and refurbishment


ERBAD Handbook

CONTENTS Page iii iv

Authors and other credits European Building Audits Participants INVESTIMMO General Overview

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INVESTIMMO Partnership

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Disclaimer

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1. INTRODUCTION

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1.1 General

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1.2 ERBAD Database

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1.3 Multimedia CD-ROM

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2. REFERENCES


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AUTHOR K. DROUTSA, M.Sc. Physicist email: [email protected] Group Energy Conservation (GREC) Institute for Environmental Research & Sustainable Development (IERSD) National Observatory of Athens (NOA) I. Metaxa & V. Pavlou GR-152 36 Palaia Penteli, Hellas www.meteo.noa.gr

EDITOR C.A. BALARAS, Ph.D. Mechanical engineer email: [email protected] Group Energy Conservation (GREC) Institute for Environmental Research & Sustainable Development (IERSD) National Observatory of Athens (NOA) I. Metaxa & V. Pavlou GR-152 36 Palaia Penteli, Hellas www.meteo.noa.gr


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EUROPEAN BUILDING AUDITS PARTICIPANTS The INVESTIMMO partners involved in the phase of European Residential Building Audits and who were responsible for the national data processing were: BYFORNYELSE s.m.b.a. (SBS)

DENMARK

Contact: E. Terkelsen Address: Fredens Torv 10-12, DK-8000, Aarhus C, Denmark Tel: +45 86 12 23 77 Fax: +45 86 19 69 78 E-mail: [email protected]

LOGEMENT FRANCAIS (LF)

FRANCE

Contact: F. Bécué Address: 51, rue Louis Blanc F-92917 Paris La Defense Cedex, France Tel: +33 1 46 91 26 23 Fax: +33 1 46 91 27 30 E-mail: [email protected]

FRAUNHOFER-INSTITUTE OF BUILDING PHYSICS (FhG/IBP)

GERMANY

Contact: C Wetzel Address: Fraunhoferstr. 10, D-83626 Valley, Germany Tel: +49 80 24 643 17 Fax: +49 80 24 643 66 E-mail: [email protected]

NATIONAL OBSERVATORY OF ATHENS (NOA)

HELLAS

Contact: C. A. Balaras Address: I. Metaxa and V. Pavlou GR-152 36, P. Penteli, Hellas Tel: +30 210 8109952 Fax: +30 210 8103236 E-mail: [email protected]

ENVIRONMENT PARK (ENVIPARK)

ITALY

Contact: A. Moro Address: 60, Via Livorno, I-10144 Torino, Italy Tel: +39 11 22 57111 Fax: +39 11 22 57221 E-mail: [email protected]

UNIVERSITY OF ZIELONA GORA (UZ)

POLAND

Contact: Grzegorz MISZTAL Address: University of Zielona Góra ul. Szafrana 2 65-246 Zielona Góra, Poland Tel: +48 68 3282416 Fax: +48 68 3247292 E-mail: [email protected]

ESTIA sàrl

SWITZERLAND


Contact: M. Bauer Address: PSE, Parc Scientifique de l'EPFL, CH-1015 Lausanne, Switzerland Tel: +41 21 693 83 03 Fax: +41 21 693 86 29 E-mail: [email protected]

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ERBAD Handbook

INVESTIMMO INVESTIMMO "A decision-making tool for long-term efficient investment strategies in housing maintenance and refurbishment" was performed in the framework of the Competitive and Sustainable Growth Programme - GROWTH 2000 and was partly financed by the European Commission (D.G. XII) (G1RD-CT2000-00371). The technical director on behalf of the E.C was Dr. G. Katalagarianakis (Tel: +32 2 296 29 22, E-mail: [email protected]) and the project was coordinated by Dr. D. Caccavelli (CSTB, France).

GENERAL OVERVIEW In order to adapt his real estate to the market, the property manager is steadily due to make decisions concerning improvement or retrofitting works to be undertaken, and concerning assignment, acquisition or building renting decisions. In a great number of cases, this development of property holdings is only considered from a strict financial angle. However, new property management practices are emerging and are being tested in different countries. They are based on two main principles: •

an integrated approach based on the simultaneous consideration of technical, economic, environmental, social and cultural criteria.

•

a long-term approach, considering the time span of the building, and taking into account its successive functions, its maintenance, its renovation phases, or even the end-of-life conditions.

The multidisciplinarity of the approach (criteria integrated approach), an extended time-scale as well as the diversity of the players involved make these new property management practices more complex to elaborate and implement. The INVESTIMMO European project, funded in part by the European Commission in the framework of the Competitive and Sustainable Growth Programme - GROWTH 2000, constitutes an operational answer given to these new practices.


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INVESTIMMO PARTNERSHIP PARTNERSHIP Danish Building & Urban Research (DBUR)

DENMARK

Contact: K. Hansen Address: P.O. Box 119- 15, Dr. Neergaards Vejj DK-2970 Hoersholm, Denmark Tel: +45 45 86 55 33 Fax: +45 45 86 75 35 E-mail: [email protected]

Byfornyelse s.m.b.a. (SBS) Contact: E. Terkelsen Address: Fredens Torv 10-12, DK-8000, Aarhus C, Denmark Tel: +45 86 12 23 77 Fax: +45 86 19 69 78 E-mail: [email protected]

Centre Scientifique et Technique du Bâtiment (CSTB)

FRANCE

Contact: D. Caccavelli Address: 290 route des Lucioles - BP 209 - F 06904 Sophia Antipolis Cedex, France Tel: + 33 4 93 95 67 01 Fax: + 33 4 93 95 64 31 E-mail: [email protected]

Logement Français (LF) Contact: F. Bécué Address: 51, rue Louis Blanc F-92917 PARIS La Defense Cedex, France Tel: +33 1 46 91 26 23 Fax: +33 1 46 91 27 30 E-mail: [email protected]

Fraunhofer-Institute of Building Physics (FhG/IBP)

GERMANY

Contact: C. Wetzel Address: Fraunhoferstr. 10, D-83626 Valley, Germany Tel: +49 80 24 643 17 Fax: +49 80 24 643 66 E-mail: [email protected]

Verband bayerischer Wohnungsunternehmen (VdW) Contact: B. Hiebeler Address: Stollbergstr. 7, D-80539 Munich, Germany E-mail: [email protected]

National Observatory of Athens (NOA)

HELLAS

ITALY

Contact: C.A. Balaras Address: I. Metaxa and V. Pavlou GR-152 36, P. Penteli, Hellas Tel: +30 210 8109152 Fax: +30 210 8103236 E-mail: [email protected] Department of Architectural Design & Building Construction, University of Genova (DIPARC) Contact: G. Franko Address: 37, Stradone di S. Agostino, I-16123 Genova, Italy Tel: +39 (010) 2095753 Fax: +39 (010) 2095790 E-mail: [email protected]

Environment Park (ENVIPARK) Contact: A. Moro Address: 60, Via Livorno, I-10144 Torino, Italy Tel: +39 11 22 57111 Fax: +39 11 22 57221 E-mail: [email protected]

University of Zielona Gora (UZ)

POLAND

Contact: G. Misztal Address: University of Zielona Góra ul. Szafrana 2 65-246 Zielona Góra, Poland Tel: +48 68 3282416 Fax: +48 68 3247292 E-mail: [email protected]

Krajowa Agencja Poszanowania Energii S.A.(KAPE) Contact: A. Buczkowska-Garbarczyk Address: ul. Nowogrodzka 35/41, 00-691 Warsaw, Poland Tel: +4822 622-43-88 Fax: +48 22 622-27-96 E-mail: [email protected]


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Swiss Federal Institute of Technology Lausanne (EPFL)

SWITZERLAND SWITZERLAND

Contact: F. Flourentzou Address: LESO-PB-EPFL, CH-1015 Lausanne, Switzerland Tel: +41 21 693 55 52 Fax: +41 21 693 27 22 E-mail: [email protected]

ESTIA sàrl Contact: M. Bauer Address: PSE, Parc Scientifique de l'EPFL, CH-1015 Lausanne, Switzerland Tel: +41 21 693 83 03 Fax: +41 21 693 86 29 E-mail: [email protected]

Centre for Human Ecology & Environmental Sciences, University of Geneva (CUEH) Contact: R. Lawrence Address : Centre d'écologie humaine et des sciences de l'environnement 40, Boulevard du Pont d’Arve , CH-1211 Geneva, Switzerland Tel: + 41 22 705 81 74 Fax: + 41 22 705 81 73 E-mail: [email protected]


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DISCLAIMER The authors have made every effort to prepare this material for the benefit of the public in light of current and available information. However, the authors do not guarantee or assure the general data accuracy, safety or performance of any processes, products, components or systems. Reference to any products, companies, organizations or associations, is for information purposes and does constitute an endorsement. This publication does not necessarily represent the opinion of the European Commission. The E.C. is not responsible for any use that might be made of data appearing herein.


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1. INTRODUCTION 1.1 General The European project INVESTIMMO - A decision-making tool for long-term efficient investment strategies in housing maintenance and refurbishment (GROWTH 2000) - proposes a new method for organizing building maintenance and refurbishment processes. This method is based on long-term financial investment strategies addressing the environmental impact and optimum use of natural resources and improving the general social aspects of building tenants.

The software tool is used to rank a number of buildings and their components according to: 1. The building physical and functional state of deterioration, 2. The quality of life of their occupants, 3. The reduction of running costs and the quantity of necessary resources to maintain them, 4. The time effectiveness of the investment, in order to support decisions on which buildings and their components are the highest priority for investment and also when this optimal investment can be made.

In the framework of the INVESTIMMO project, a total of 349 building audits performed in seven European countries. A total of 50 building audits were performed in France, Germany, Italy and Switzerland, 40 building audits were performed in Denmark, 54 building audits were performed in Poland and 55 building audits were performed in Hellas.

The aim of these surveys was to collect the necessary data in order to: •

Analyze the influence of various factors on the building deterioration and to develop correlations between these factors and the deterioration process,

•

Construct a European database on building element deterioration,

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Prepare a set of Guidelines on building’s deterioration.


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The audited residential buildings were selected to cover typical national building typologies and state of deterioration. The buildings are located at different climatic zones and urban locations, with representative architectural typologies, age, building construction, size (i.e. floor area, number of floors) and electromechanical installations.

The audit procedure included: •

The evaluation of the deterioration state of the building,

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The definition of a predefined list of 34 critical factors that can possibly influence the deterioration condition of each building,

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The collection of general information regarding the building (age, typical dimensions, energy bills) and

•

Building photos and architectural plans.

The building audits were performed with EPIQR [1, 2], a European diagnosis methodology and software for apartment building refurbishment that was developed in the framework of a previous research programme financed by the European Commission, DG XII (JOR3-CT960044).

During the audits, additional data was also collected for different critical factors [3, 4] that may influence the deterioration condition of each building Element [1, 2]. A total of 34 critical factors were defined for all the building Elements, including, for example: age, atmospheric pollution levels, environmental humidity levels, wind conditions, surrounding vegetation, building and apartment ownership, occupancy rate, element quality, etc.


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1.2 ERBAD Data Base An overview of the characteristics of the audited buildings, on a national basis, is presented next.

DENMARK Audits were performed in 40 buildings, 88% of which are located in marine areas and only 12% are located inland. All Danish buildings are in areas with altitude less than 700m. From the audited buildings, 37.5% are owned by large private companies, 22.5% by small private companies, 17.5% by one owner, 12.5% by many owners, 10% by craft guild and other ownership status. From the audited buildings, 97.5% have all their apartments rented and only 2.5% have 60% of their apartments rented.

FRANCE Audits were performed in 50 buildings located all in inland areas with altitude less than 700m. From the audited buildings, 96% are owned by large private companies, 2% by small private companies and 2% by one owner. From the audited buildings, 92% have between 80-100% of their apartments rented, 6% between 60-80% and 2% between 20-40%.

GERMANY Audits were performed in 50 buildings. About 98% of the audited buildings are located in inland areas and 2% in marine areas. On average, 98% of the audited buildings are located in areas with altitude less than 700m and 2% in areas with altitude more than 700m. From the audited buildings, 76% are owned by large private companies, 18% by many owners, 4% by one owner and 2% by small private companies. From the audited buildings, 94% have all their apartments rented, 4% have about 40% of their apartments rented and 2% have 20% of their apartments rented.


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HELLAS Audits were performed in 55 buildings, all located in areas with altitude less than 700m. About 92% of the audited buildings are located in inland areas and 8% in marine areas. From the audited buildings 96% are owned by many owners and only 4% by a single owner. From the audited buildings, 47% have between 20-40% of their apartments rented, 27% between 020%, 10% between 40-60% and 8% between 60-80%.

ITALY Audits were performed in 50 buildings, all located in inland areas with altitude less than 700m. From the audited buildings, 62% are owned by one owner and 38% are public owned buildings. From the audited buildings, 90% have between 80-100% of their apartments rented, 8% between 40-60% and 2% between 60-80%.

POLAND Audits were performed in 54 buildings, all located in inland areas with altitude less than 700m. From the audited buildings, 76% are owned by craft guild, 22% are public owned buildings and 2% are owned by large private companies. From the audited buildings, 87% have between 0-20% of their apartments rented, 9% between 20-40% and 4% between 4060%.

SWITZERLAND Audits were performed in 50 buildings, all located in inland areas. About 92% of the audited buildings are located in areas with altitude less than 700m and 8% in areas with altitude more than 700m. All the audited buildings are public owned buildings. From the audited buildings, 98% have all their apartments rented and 2% about 50% of their apartments rented.


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1.3 Multimedia CD-ROM In order to facilitate the presentation of the audited European residential buildings and the audit results, a multimedia tool was developed. The European Residential Building Audits Database - ERBAD Multimedia CD-ROM [5] can be used to review the entire stock of the audited buildings or to select a group of buildings based on the following criteria: country, age and total floor area. For most buildings, the user can review a short building presentation, while for ten buildings from each country there is a more detailed building presentation. In addition, the user can access and review the entire database with the building audit results or select and review the data for specific building Elements.

The short building presentation (Figure 2) provides an overview of the building with one photograph and general information on location, construction, installations, energy consumption and calculated environmental impact. The information for the actual heating energy consumption for the buildings of each country is compared to the national average value.

Figure 2. Example of a short building presentation available in the ERBAD Multimedia CD-ROM [5].


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The detailed building presentation includes in addition, the architectural plan of a typical floor, a summary of the diagnosis results and the energy ranking of the building (Figure 3), and the deterioration codes from the diagnosis of each building Element/Type, with an associated photograph describing the existing condition of the building (Figure 4).

Figure 3. Example of a detailed building presentation available in the ERBAD Multimedia CD-ROM [5].


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Figure 4. Example of the deterioration codes from the diagnosis of a detailed building presentation available in the ERBAD Multimedia CD-ROM [5].


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The database that includes the deterioration codes for each Element/Type and the relevant information on the critical factors related to its deterioration, is also available in an Excel® file [5]. The tool allows the user to automatically screen the data by selecting specific elements, on a national level for specific construction dates and building size, and to export or to store the data for further analysis.

Figure 5. Example of the Excel® file database available in the ERBAD Multimedia CD-ROM [5].


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2. REFERENCES 1. M. Jaggs and J. Palmer (2000). “Energy performance indoor environmental quality retrofit – a European diagnosis and decision making method for building refurbishment”, Energy & Buildings, Vol. 31, No 2, 97-101.

2. F. Flourentzou, K. Droutsa and K.B. Wittchen (2000). “EPIQR software”, Energy & Buildings, Vol. 31, No 2, 129-136.

3. C.A. Balaras, K. Droutsa, E. Dascalaki, S. Kontoyiannidis (2004). Building Deterioration Assessment Guidelines (BDAG Handbook), INVESTIMMO Report No 02-097, Group Energy Conservation, Institute for Environmental Research & Sustainable Development, National Observatory of Athens.

4. C.A. Balaras, K. Droutsa, E. Dascalaki, S. Kontoyiannidis (2004). Building Deterioration

Assessment

Guidelines

(BDAG

Multimedia

CD-ROM),

INVESTIMMO Report No 02-098, Group Energy Conservation, Institute for Environmental Research & Sustainable Development, National Observatory of Athens.

5. K. Droutsa, C.A. Balaras (2004). European Residential Building Audits Database (ERBAD Multimedia CD-ROM), INVESTIMMO Report No 02-096, Group Energy Conservation, Institute for Environmental Research & Sustainable Development, National Observatory of Athens.


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