Affordable Housing Resources (AHR) of Nashville, Tennessee, has incorporated “green-building” strategies into its construction program to make homes safer and more attractive to consumers.

AHR, founded in 1989, is a housing development and counseling organization that provides residential lending and development services, and homebuyer counseling and education. It creates affordable housing opportunities and “neighborhoods of choice” through revitalization, resident leadership, and community-based programs. Other services include crime-watch awareness, youth employment programs, and youth academic testing programs.
 
AHR serves the entire city of Nashville as well as 10 counties in central Tennessee. It became both a chartered member of the NeighborWorks network and a NeighborWorks HomeOwnership Center in 1999.
 
For years, AHR included various environmentally friendly practices in its building projects. In 2004, it decided to increase these efforts and integrated several green-building standards into its construction specifications. The goal was two-fold: to create more efficient housing for customers and to help protect the environment.

Green Building Strategies.  AHR staff members increase energy efficiency by installing Energy Star® appliances, sufficient insulation, and high-quality windows, doors and sealants. By making homes “tighter,” AHR helps homeowners save money, plus decreases local demands on energy.
 
Tennessee’s rainy climate means AHR must also focus on erosion control. Builders have to protect the dirt on the construction site to prevent erosion from polluting local streams and waterways. See www.tdec.net for more information on Tennessee Erosion Prevention.
 
When possible, AHR uses materials that have low levels of volatile organic compounds (VOCs) such as carpets, wall coverings, and cabinetry. VOCs are known air pollutants.
 
Selecting environmentally friendly wood materials can be tricky for green builders. On one hand, solid wood is preferable to reconstituted wood, since there are no glues or VOCs in solid materials. On the other, the use of recycled or reconstituted wood helps preserve forests and timber. In addition, builders must consider the environmental impact of trucking materials from one region to another. After much consideration, AHR decided to use joists, beams and other building materials of reconstituted wood. AHR also uses fiber-cement planks for home exteriors, which are a mix of cement and recycled materials. (For more information on fiber-cement siding, see www.jameshardie.com.)

New Specifications.  AHR’s new specifications require builders to:
 
• Insulate the perimeter of the foundation walls and install six-mil polyethylene film on exposed ground. This minimizes the thermal and moisture exchange in this area of the home.
 
• Backfill the interior of the foundation to ensure that drainage under the house is positive. This prevents moisture build up under the house and minimizes mold growth.
 
• Tape around all windows and doors after the house is wrapped with Tyvek. This prevents air infiltration and helps with moisture penetration.
 
• When possible, use engineered truss systems made of recycled wood fibers. The VOCs found in the glue of this product is gone by the time the house is enclosed.
 
• Use Advantek subflooring that is impregnated with a water-resistant agent that helps prevent rotting and warping that can occur with an open building. This prevents mold from growing in the subflooring.
 
• Use a low-VOC latex paint on all finishes to ensure better air quality.
 
• Incorporate landscaping that is indigenous to the area so the owner does not have to sprinkle the landscaping and waste water.

Checklists.  To help develop its new construction specifications, AHR used a checklist from EarthCraft House, an organization in Atlanta that helps residential builders construct energy-efficient houses and improve the general environment (www.earthcrafthouse.com). Another valuable resource for AHR was Southface Energy Institute in Atlanta (www.southface.org).

Building Costs.  It is impossible to calculate the exact cost of AHR’s green-building practices. Some materials and building procedures are more expensive than conventional options, while other strategies present little or no difference in cost. AHR covers all building expenses through its development budget.

AHR’s green-building efforts are creating efficient and ecological homes and are helping to preserve natural resources. As the program evolves, staff are incorporating more activities and learning new strategies. Ten homes have been completed under AHR’s new specifications, and 10 are under construction.
 
AHR customers are happy with its environmental goals. Homeowners want safe, efficient houses and appreciate saving money on energy costs.

• It makes sense for NeighborWorks organizations to build homes that are safe and ecologically sound. Green-building activities fit perfectly with the goal of creating healthy neighborhoods.
   
• Be patient and thorough when implementing green-building techniques into housing development programs. A learning process is involved, and the transition will take time. Local contractors may have limited experience with green-building strategies. Staff may need to “sell” the idea as well as provide ongoing training or guidance.
   
• Connect with local companies that are interested in environmental protection, and work together. This will help the agency be more effective and efficient. Tap into local recycling options to cut down on waste, and reuse materials when possible. Purchase materials from local companies, and connect with local energy providers to see if there are other ways to collaborate.
   
• Remember that certain environmental issues exist within certain locales (for example, the erosion issue in Tennessee). Builders must to able to respond to local concerns.
   
• Be realistic. Most agencies cannot adopt every green-building practice that exists. Staff will need to determine the costs of various activities then incorporate those that are affordable.

Agency interview on 05-17-05 with: Jennifer Deal, Project Superintendent