Click the link (solar1 maine mag) to see a copy of the write up in Maine Home + Design MagazineWe couldn't be more thrilled with seeing the first house represented in the Architecture Issue!What a great way to end 2017! Wishing you all the very merriest of holidays!Peace and love to you and yours from all of us here at Mottram Architecture!
"If you haven’t lived in an energy-efficient home, you don’t know what you’re missing."
"If you haven’t lived in an energy-efficient home, you don’t know what you’re missing."This is the opening line in an article written on October 1st for the Portland Press Herald by Marina Schauffler.I thought this article hit on a few high points and I thought that it should be shared. First, we love "The Pretty Good House". We are, of course, happy to help you achieve your dreams to make Net-Zero or Passiv Haus a reality, but what if you just want a house that performs better and doesn't come with a label.I loved how Marina put it in her article "Yankee thrift" it kind of makes you pause, but what everyone should know is that there are simple "hacks" that don't cost more money, but make a world of difference between building a standard code house, and building a pretty good house.
"These houses have sensible design features, orienting primary living areas on the home’s south side and placing spaces like pantries, mudrooms and mechanical areas to the north. Rather than having trendy, pricey building components, they rely on proven elements – like Energy Star kitchen appliances, a tankless water heater or an air-source heat pump."
Here at Mottram Architecture we put a lot of focus on orientation and "daylight planning" which takes into account how you use your house throughout the day and where those rooms land in the layout. We also try "hacks" like putting vintage windows between rooms to allow natural light into smaller rooms without adding windows the the building envelop. It adds character and reduces consumption and doesn't cost much.And I really loved the way she closed the article
"The year-in and year-out savings are welcome, but it’s not just the economics that make energy-efficient homes so appealing. A green-designated broker, Marc Chadbourne, recently asked a builder of highly efficient homes who buys them and what reasons they offer. The answer he received is one I would echo: “It’s a combination of everything.” Whether you value a healthier living space or reduced energy costs, a smaller environmental footprint or a higher resale value, the promise of greener houses is clear. We all desire and deserve a “pretty good” place to call home."
The savings, they are welcome. Who doesn't love to save the money. But aside from saving money, what I hear from my clients and the people who visit their homes is how awesome the space feels. "I could have sold this house 15 times in the first year. People would just stop in and say: That's so cool" said Patrice Miller of Live Solar Maine. So as we pursue our goal of bringing energy efficient homes to the market in a soulful and creative way we love hearing that others are doing the same and people are starting to ask for it, if not demand, pretty good homes.We hope you'll check out this article by Marina and read more about the Pretty Good Home
Breaking Ground: Maine Community Foundation
We are so blessed to have been involved in designing this project as a prototype for Maine! Watch this visual story by Thalassa Raasch and the Maine Community Foundation
Mottram Architecture - In the Community
It's been a very busy year for us here at Mottram Architecture, but today I want to take a moment and highlight a project that we are really proud of.If you follow us, you may have already seen some posts we have shared about this project which kicked off in December of 2016. With the help of more than 15 organizations, 30 people and 22 students, this home became a reality for two very deserving people on July 1st 2017. With a lot of love and a few back breaking hours (mostly shoveling) what was a prototype we developed for home replacement with Western Maine Community Action became the first in what we hope is a series of home replacements that might happen across the state of Maine.We firmly believe that everyone should have access to a great place to live. And in Maine, that means having a warm, dry, and healthy home for what we consider "9 months of winter". Okay, I exaggerate, but with a lot of thought we were able to accomplish "less square footage with way more room" The students at Foster Tech were out building this home in the 20 degree weather all through the winter. They shoveled more snow here at the job site then they probably did at their own homes! Shovel the ground, shovel the roof!When I was in high school, my grandfather was a contractor, and together we participated in a number of community projects through our church where we helped to rehab homes. So when Bill, at Western Maine Community Action, asked if I would help them develop a prototype for a home replacement program, I jumped at the opportunity. It meant a lot to me that they wanted to provide the most efficient housing that they could and when I found out that they were partnering with the local trade high school I was even more excited to participate. The ways we build are constantly changing and it's so rewarding to see these students graduate with construction skills and additional knowledge on how to build better in cold climates.If you'd like to read more about this project and the people who were involved, check out the following articles that have been written (and maybe a few I missed) since we started construction in January.Sun Journal August 2017In July this project was shared nationally through the Community Action eNews:It all started two years ago when Pam and Joe, weary of putting out pans to catch the drips from the leaky roof and patching in new flooring where the soggy, particle-board underlayment had finally given way, showed up at Western Maine Community Action to ask about a low-interest loan to replace the roof.Read about how something wonderful happened, all because a community - in the broadest sense of the word - saw fit to help an aging couple stay put. It's a model Bill Crandall, who manages the Housing and Energy Program for Western Maine Community Action hopes to replicate all over Maine.Along with this article written by the Press Herald July 23rd 2017In March, the Maine Community Foundation shared the following article:A HousewarmingAnd below are the three articles written after the ground breaking in DecemberThe Daily BulldogThe Sun JournalThe Franklin JournalAnd if that isn't enough information, feel free to join us at the Maine Affordable Housing Conference on September 22nd, where WMCA, Foster Tech, and Mottram Architecture will be presenting more on this project.Maine Affordable Housing Conference September 22, 2017
In The Community with Mottram Architecture
I'm pleased to report that the Community Home Replacement Program's first project has started off extremely well given our late start into the building season!It was our pleasure to participate in this project and kick it off with a "Ground Breaking" ceremony held last week on December 7, 2016. There is so much local community support for this project all the way from residents though great companies like Hammond Lumber and Matthew's Brothers!But most of all, I'm thrilled that the kids at Foster Tech will be involved in this project. They will have hands on experience with green building technologies that will help them make better homes for the rest of their building careers!Absolutely everyone should have access to better homes, and we couldn't be more proud a part of this project!Below are the three known articles links if you're interested in learning more about the project:http://www.dailybulldog.com/db/features/wmca-led-collaboration-to-build-a-house/http://www.sunjournal.com/news/franklin/2016/12/12/new-chesterville-home-be-built-through-collaborative-effort/2044737http://thefranklinjournal.com/home-leisure-show-images/Since last Wednesday - the home is growing from the ground up and they now have a poured frost wall with the likelihood of the students beginning their work early next week.Wishing you all a great holiday season!!!With Love, Emily Mottram
What's The Process For Working With An Architect To Design My Home?
What do I get for my money? Are you worried about working with an architect but have no idea what to expect? Well here is a detailed layout of how a typical project can be structured when working with Mottram Architecture. What do you get for your money? Value! Sure, I’m trying to sell you something that doesn’t exist and below is a list of the meetings and items I will provide to you during the course of a project. But what am I really providing?You might ask yourself:Do I need to hire an architect?Nope! Homes are built every day without an architect. Building a home is a complex problem and we (as architects) thrive on those challenges. Isn’t your dream home a space that suits you exactly? Do you live in a home that you have been trying to reconfigure for your family's specific wants and desires? These are custom solutions that we can help you solve. Hiring an architect is about managing your risk through a complex construction project, and increasing the quality of your experience during the process and for years after as you live in your home.A project typically takes a natural progression that almost all architects follow. We work in a similar manor and this is the breakdown of how we work. Every client is different, however, and we give you the opportunity to take advantage of as many phases as you’d like. We also realize that this process is based on the average client and we may spend more time with you in different phases. Every client is unique and we adapt our proposals to meet your needs.Phase I is an existing conditions survey, or it's schematic design if you are building new. What happens in the schematic design phase?We meet to discuss your goals and establish the project requirements including the Project Scope, budget, space requirements and aesthetic preferences.Based on the requirements established at the first meeting, we sketch out a design comprised of up to three proposed solutions for the project. Solutions usually include floor plans and exterior building elevations to illustrate the home.After discussion of the first three design concepts, we have an additional meeting to present and discuss the combinations of all of the design solutions into one solution moving forward. Usually we provide two revisions to the selected schematic design solution. More than two revisions during the schematic design phase could be considered additional services and can change the overall cost of the design proposal. Again, this process is based on your average customer.At this phase we provide a “design” budget using square footage cost estimation and the schematic design solution will be signed off on prior to moving to the next phase of design.Phase II, What happens during the design development phase?With your approval of the schematic design we get a lot more detailed! We will develop the floor plans, exterior elevations and prepare additional details to fix and describe the character of the project.You will now need to start thinking about and seleting hardware, finish plumbing fixtures, appliances, kitchen cabinets, tile, stone and decorative lighting fixtures. Depending on the project we typically prepare interior elevations as necessary to describe the locations and arrangements of fixtures and finishes that you have selected.As a rule of thumb, we usually meet once at the beginning of design development and once during the process. This translates to 2 design revisions prior to heading into construction documents where we tell the builder how it all goes together.Phase III: What happens during the construction document phase?Based on the approved design development drawings, we prepare construction documents consisting of drawings and specifications that will describe the scope of work and be suitable for filing with the building department and for construction by a qualified contractor.This is the part where we, as architects, spend a lot of time at the drawing board putting together all the details. We meet less frequently, and what is provided is a substantial set of construction documents that can include, but not be limited to:
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- Architectural Floor Plans delineating the existing construction, demolition, new construction, and the cross referencing of details and sections on subsequent drawings.
- Power and Data Plans showing electrical receptacles, telephone, cable and internet locations.
- Finish plumbing fixture locations.
- Reflected Ceiling Plans indicating placement of ceiling-mounted, wall-mounted and recessed lighting fixtures, with associated switching arrangements, and locations for required smoke and carbon dioxide detectors.
- Building Elevations at each exterior facade showing the existing residence with the proposed new construction including notes indicating finishes, materials and any special conditions.
- Details, Sections, Schedules and Notes communicating, in detail, different aspects of the design relating to construction and/or code requirements. These details are essential in conveying the design concept to the General Contractor, the subcontractors and to the Building Department.
Engineering Note: Basic Architectural Services do not include mechanical, electrical, plumbing, fire suppression, structural or civil engineering. Phase IV: What happens in the pricing and permitting phase:We should qualify that we will help with putting a project out to bid as noted below, however, we find that our clients are more satisfied with the overall construction project when they select a contractor during the design phase and bring them into the process creating a truly integrated design. This almost always saves time and money for the homeowner.Contractor SelectionWe will assist you in interviewing (3) contractors of your choosing or if you need some contractor referrals we know several people in different geographical locations that would be happy to talk with you about your project.We coordinate with the contractor during the design development and construction document phase to reduce design fees and meet the clients scope and budget. We work closely with the Contractor to value engineer a project to meet within the constraints of your scope and budget and revise the design accordingly.Bid CoordinationIf you choose to put the project out to bid we will assist you with assembling, distributing and evaluating the bid package, which includes things like preparing and distributing the Construction Documents to each contractor. Addressing contractors questions and issuing clarifications and/or addenda (as required). Assisting you with the evaluation of the bids, as it needs to be reviewed to be sure each contractor is bidding apples to apples.Building Permit AssistanceWe will assist you in preparing the application for the Building Permit as required by the local zoning code. We will make sure the drawings include all the necessary elements for permit along with any other paperwork you might be required to submit. Fees associated with the Application for Building Permit are the responsibility of the Client.Phase V: What happens during construction administration?Based on the signed contract between you and the contractor of your choice, we can provide a number of services during construction!We prefer to start construction off with a project coordination meetings just to be sure the client and the contractor are on the same page! This helps to provide clarification of construction documents.If you need us to, we will visit the project site at regular intervals to observe the progress of the work and answer any questions the contractor might have. When you are dealing with renovation projects you should know that something always comes up during construction.On larger projects we review subcontractors’ submittals such as shop drawings, product data and/or samples. Sometimes that means we might prepare supplemental and clarification drawings during construction to meet the requirements of your project.At substantial completion, the Architect shall prepare a “punch list” of work to be corrected and review the corrective work to completion. It's always that last 5%.We give our clients a proposal after our first meeting that details these steps with our understanding of their scope of work. At any time a client can choose to move forward to the next phase, or only complete the current phase. We like to think we make architectural services available to everyone. We think we add value to every project, so we'd like you to give us the opportunity to prove our worth!~ Emily Mottram, Mottram Architecture
7 Things You Should Never Do When Improving the Efficiency Of Your Home
Tighten a home that has moisture issues
Energy efficiency can be directly related to the warm air leaking out of your home. So most of us understand that air sealing and tightening our homes will make them more energy efficient. That is correct, but it is extremely important to eliminate moisture problems before we do so. Moisture trapped within the home creates condensation, structural damage, mold growth, and poor indoor air quality. Sources of moisture can be dirt basements and crawlspaces, un-sealed concrete slabs or walls, fish tanks, cooking with gas, cooking without lids on pots, shower areas, excessive amounts of plants, greenhouse open to the living space, standing water, bathroom or laundry vents not vented to the exterior, uncovered sump pumps and many other sources. The best course of action is to eliminate the moisture source before air sealing the home. If you can’t eliminate the source, encapsulate it. If you can’t encapsulate it, try to diffuse it.
Replace the windows first
Windows are very costly. Rarely do windows pay for themselves in energy retrofits before the lifespan of the window is considered over. Who wants to wait 25, 35, or 45 plus years for their windows to pay for themselves? The current energy standards only require you to put R- 3.3 windows in your home. That’s hardly better then the R-2 double hung window that you currently have. The most cost effective solution for window retrofits is air sealing the window during installation, not the actual window itself. So before you replace those leaky windows, see if you can remove the trim and air seal around the window. If you have a broken window, or a window with condensation between the panes of glass that would be an appropriate time to replace the window. Also, if you have a very old home with weight and chain windows, it might be in your best interest to replace the windows. The weight and chain cavity of a window allows significant air leakage into the home and cannot be effectively sealed without changing the operation of the window.
Not have a qualified energy professional evaluate your home
Many contractors will tell you that you don’t need to hire an energy professional to evaluate your home. However, energy professionals are trained in both evaluation and safety. A good energy auditor will not only evaluate your home but provide diagnostic testing to locate the worst performing sections to tackle those first. In addition, an energy auditor should be checking your home for air quality issues like back-drafting furnaces, poorly performing ventilation systems, leaky gas lines, and excess toxins and moisture. They should be able to provide you with a prioritized list of energy improvements, and come back to test the air quality and heating system safety after the work has been completed. Simply adding more insulation to your attic without addressing potential problems is a waste of your time and money.
Insulate your attic without air sealing first
As I mentioned above, adding extra insulation does not mean that you are adding energy improvements. Attic spaces tend to have several openings between the living space and the cold attic. That air movement from the living space into the attic increases heat loss in your home and also transfers warm moist air to the attic. That warm moist air will often condense on the roof sheathing and cause premature roof failure and mold growth. Insulation is not meant to retard airflow; it’s meant to reduce conductive heat flow through the ceiling material. So if your insulation isn’t in full contact with your sheetrock or plaster ceiling it is not an effective thermal barrier. This can happen due to strapping on a ceiling or insulation that fits poorly within a space. Air is constantly flowing between the surface of the ceiling and the surface of the insulation taking heat with it. The areas around penetrations in the ceiling are drawing air, because heat rises, up through those holes with little resistance. Fiberglass insulation becomes a filter for that air, but does not stop it. Cellulose insulation can reduce the flow, but also does not stop it. So the first course of action when adding insulation to your attic is to air seal around all penetrations [pluming, electrical, mechanical, chimney’s, open wall cavities, etc] prior to adding a layer of insulation. Then be sure that the type of insulation you install will fit fully against the ceiling surface below.
Forget the attic hatch
As little as a 7% void in insulation can cause up to 50% of the heat loss through your attic. Having an un-insulated attic hatch adjacent to your R-49 attic space can result in a significant amount of heat loss. Your heating system will work hard to continue to heat that hole in your ceiling. The attic hatch will be constantly giving heat to the attic and requiring heat to stay warm. Sometimes there is a fiberglass batt positioned on the top of the attic hatch, but the first time someone goes up through the hatch the batt is moved to the side and rarely replaced. Even if your attic hatch has insulation on it, the hatch is rarely air sealed allowing a significant amount of heat to enter the attic space around the board or sheetrock that acts as your attic hatch. So, even if you do have a fiberglass batt on top of your attic hatch, if it is not air sealed, that insulation is doing nothing.
Pretend the basement does not exist
Basements are an integral part of a building envelope, and although we like to pretend they do not exist they are some of the leading contributors to energy loss in a home. Concrete has virtually no R-value, so any section of above grade foundation that you have is continually leaking heat to the exterior of your home. You may notice that your flowers bloom early in the spring, and the snow melts directly against your foundation sooner then other areas. Basements also tend to be the place where we store our chemicals, firewood, paints, and install our heating systems. If you have poorly installed ductwork in your basement you can be transferring all of those indoor air pollutants directly to your living spaces. Any holes between the basement for plumbing, electrical, and mechanical directly introduce the moisture and toxins from your basement into the rest of your home. And insulating the basement ceiling isn’t going to stop that airflow, and often times can lead to frozen pipes and performance issues with your heating system. So before you say you want to do an energy project, but you don’t want to address your basement, remember that you could be creating a new issue that you did not have before.
Ignore the air barrier between the garage and living space
And last, but certainly not least, is ignoring the reasons why new construction codes require you to have a separation between your living space and your garage. For code purposes, several of the requirements relate to fire hazards. However, we have also learned in recent years, with the influx of tighter homes, that contaminants in the garage often leads to poor indoor air quality. Your car continues to give off carbon monoxide for hours after it is turned off. Similar to your basement, your garage is where you tend to store chemicals and gas for your lawn mower. For these reasons, it is very important that you have a continuous air barrier between your garage and living space. This includes attached garages and tuck under garages where the garage is below with a living space is above.Remember, your house is a system. Every part is directly or indirectly related to some other part. So hiring an energy professional to help you create a safe, comfortable, and energy efficient home isn’t just important, it’s critical.
72% Of Individuals Polled Were Unaware That Architects Apply For Planning Permission
Sadly, I have neglected my blog over the last couple of weeks as mud season rolled into road construction season here in Maine. I have, however, kept up with some of the interesting articles that are floating around my inbox. One that caught my attention stated a number of facts that the average person doesn't know that an Architect does! Architects are notoriously bad business people. How can we run a successful business if the majority of individuals who would hire us have no idea what we do!This topic reminds me of the statement that I make to my students at the beginning of each semester. "I don't know what you don't know!” Quickly followed by: “I don't remember what it was like when I didn’t know, now that I know it.” As an Architect, I guess I get caught up in the excitement of the design of the project, and I forget to explain all the important things that need to happen behind the scenes as a project develops.According to Vitruvius who wrote The Ten Books On Architecture for the emperor Augustus: “The architect should be equipped with knowledge of many branches of study and varied kinds of learning, for it is by his judgment that all work done by the other arts is put to the test.” The foundation for which all architects study asks them to be the linchpin for every project. In simple terms it requires the architect to hold together various elements of a complicated process: To be involved in every aspect of design and construction because an architect's knowledge base extends to every discipline.I am currently writing a class for the fall semester and I have to put together, in detail, a worksheet of all the information that an architect would be required to figure out during each phase of the design and construction process. It has been an exhausting list including zoning, watershed, ADA compliance, wall detail sheets, sections, schedules and so much more. Maybe you don't need the Architect to hold your hand and pick out paint colors, but are you aware of all the other things you should be asking your architect to do? How about a few ideas to get your mind thinking about how complicated this process is:
- Check the zoning, because what happens when you can’t do what you wanted to do on your site?
- Check for watershed restrictions, how much extra is it going to cost you to find the right location for the septic on this site you wanted to build on?
- Phosphorus plans. Did you even know you might need one of these?
- Planning requirements for submission, every town is different and you might need stamped engineering drawings or a site plan with 2’-0” contours.
- Help the builder work out any unforeseen issues, because there will always be issues
- Coordinate with trades, when you have no data jacks on the first floor of your home and you can’t connect to the internet without a wireless router you’ll wonder why no one said anything. It’s not like you were supposed to know, and the electrician was just doing whatever was necessary for a certificate of occupancy, it's really not their job to ask you how you are going to use your space.
- Lighting, because even the most beautiful space can be dark and under utilized if a proper lighting layout hasn’t been established
- Check to make sure the building envelop is tight and continuous, the days of energy efficient structures are becoming more and more important.
- Verify the electrical is in a usable location, because there are twenty light switches and not one of them turns on a light when you enter the front door.
- Heating or cooling is in a usable location, because it was easier to run ductwork right behind where your couch will go, and now it doesn’t heat the space.
I assume it was drummed into my mind as a young architect that our clients don't need to know all the nitty gritty of what we do behind the scenes. However, it has become abundantly clear, that our profession is marginalizing itself because clients now assume that the builder figures out things that architects should be doing. Whose fault is it when we agree to lesser services and the project doesn’t go as planned? Just because the structure can be eight feet apart, doesn't mean that the geometry will look correct when it's finished. Or that removing one window will save you $500, but now every time you drive into your driveway you see the two eyes and mouth because the front of your home looks like the painting "The Scream" by Edvard Munch. It's like trying to run a project, without a project manager. Just because it might save you a little money, doesn't mean it's always a good option. The architect has spent hours getting the proportions just right, so if you need to save money, or make a change, they need to be able to evaluate how that change will affect all other parts of the structure. Not only does the architect design buildings, we manage the process from the beginning site analysis through commissioning. You need the architect to be fully engaged through the entire process, so let us tell you why you need us!
Place Based Planning
I was reading an article the other night in "Susquehanna Style" called Charting New Urbanim by M. Diane McCormick. The article goes into detail about Walden PA and it's choice to create what they are calling "new urbanism". New urbanism is dedicated to community building and design that inspires interaction. The streets are lined with trees, there is business on the first level and apartments in the upper levels. The entire area is designed around human scale and interaction.It made me start thinking about place based planning. I sit on the planning board of my local town and a few months ago, maybe even last year, we had a consultant come in and talk to us about place based planning. Our zoning ordinances are all based around what you can and can't do in a zoning district. It however, lacks the mobilization of ideas that create places that people want to be in. We don't stop the one story convience store from building next to the three story business building which creates an uneven facade along the street and an uncomfortable space for people to walk and hang out. In our town we have a hotel in a sea of parking across the street from our high density downtown district which essentially cuts the two areas off from each other. Homeowners who chose to live in Walden called it "Williamsburg in central Pennsylvania". So we ask ourselves, why do we like Williamsburg? What makes it special? Why are some of our favorite cities and spaces to be in, the most uniquely rigid in design.Being from Maine I think about Freeport. The first time you visit, thinking about all the luxuries of shopping at LL Bean, you'll be surprised by the McDonalds which is housed in a period style home. You'll note, that even the expansion shops, have meandering corridors and residential scale. We like the feeling of scale, it makes us want to hang out in the space and return once again, and for Freeport, that means shopping and revenue.As Architects, Designers, Engineers, or even everyday people, we will never agree on what is the correct design ideal. Look at the Le Corbusier's and Frank Lloyd Wright's of the world who tried to create urban utopias, however, isn't it something we should consider? The argument during our planning board was, how can we discourage development when we are asking people who need 1 story buildings to build 3 story buildings to meet our place based scale requirements. But what we are forgetting, is that it may turn away some business, but it will become such a popular space to be, that other business will surely follow. The example in Walden being a perfect representative by proving that building 75 units over a business district sold out in record time.It harkens back to the movement of our generation that is coming full circle with our grandparents generation. Spending more time with one parent raising the children instead of working (albeit may not be the wife that stays home). Or growing our own food and concentrating on organic farming. There is a whole generation who wants to revert back to a simpler way of life, where we don't all work 90 hours a week and we say hi to our neighbors when we walk down the street.It was a reminder to me, as an Architect, how important it is to listen to what our clients are asking us for. To remember to created spaces that make them feel good, at a proper scale. Bigger isn't always better. Being everything to everyone isn't nearly as good as being something to someone. To remember to take a stand and people will value what you are offering, even if it turns away others. I'd love to hope that we could create place based planning in the future. Not everywhere needs to be Williamsburg or Freeport, but doesn't everywhere deserve to have a vibe or personality?
