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Factors affecting the deep renovation of a single-family
building – a case study
Triinu Bergmann1, Aime Ruus1
*
, Kristo Kalbe2, Mihkel Kiviste1 and Jiri Tintera1
1Tallinn University of Technology, School of Engineering, Tartu College, Puiestee 78 Tartu, Estonia
2Tallinn University of Technology, School of Engineering, Department of Civil Engineering and Architecture, Ehitajate tee 5 Tallinn,
Estonia
Abstract. The Energy Performance of Buildings Directive (EPBD) of the EU states that Each Member
State shall establish a long-term renovation strategy to support the renovation of building stock into a highly
energy efficient and decarbonised building stock by 2050. The motive for the study was the dissatisfaction
of inhabitants of a single-family building about the heating costs and thermal discomfort. In this study both
the emotional and resource efficiency aspects were considered. The structures and technical systems of the
studied small dwelling are typical of representing single-family buildings of the Estonian building stock.
The initial purpose was to improve the energy efficiency of a building while preserving the existing load
bearing structures as much as possible. The research questions were: 1) what the situation before the
renovation was, 2) what solutions can be used, 3) making decisions, whether to renovate or demolish.
Calculations were carried out – the thermal transmittance of the envelope structures was calculated based
on the construction information, and the linear thermal transmittance of geometrical thermal bridges was
calculated by using the software Therm. Field tests performed - the thermography and the air leakage of the
building was found by standard blower-door test. Specific air leakage rate qE50=11.1 m3/(hm2) was
estimated. A renovation solution was offered considering the need for extra insulation and airtightness. The
dwelling energy performance indicator was reduced from the existing 279 kWh/(m2y) to 136 kWh/(m2y).
For significant energy efficiency improvement deep renovation measures must be used and the question was
whether it is rational. Before making the final decision, several aspects have to be considered: 1) emotional
– the demolition or renovation of somebody’s home, 2) environmental aspects and resource-efficiency – the
possibilities of the reuse of materials.
1 Introduction
The Energy Performance of Buildings Directive of
the EU (EPBD 2018/844/EU) states that each member
state shall establish a long-term renovation strategy to
support the renovation of building stock into a highly
energy efficient and decarbonised building stock by
2050 [1]. Many regulations and standards enable to
evaluate the technical condition and thermal properties,
airtightness and energy efficiency of buildings [2]–[9].
It is debatable whether demolishing the old building and
constructing a new one, or renovating the existing
building considering solely cost efficiency is the most
reasonable choice. Other aspects might be worth
considering also. For example, emotional aspects.
Individuals or groups have strong emotional
connections with a particular geographical locale and
people develop attachment to physical places [10].
Individuals react to a place emotionally rather than
rationally; a place evokes feelings among individuals.
Hospers [11] has introduced the term “location-specific
capital” that any place carries, and he defines this capital
as emotional and socio-economic ties of an individual
with a place. Alongside neighbourhood integration,
social networks and job-related assets, home ownership
*
Corresponding author: aime.ruus@taltech.ee
is according to him one of the most important ties people
develop with a place. A similar aspect of individual
emotional attachment with a place can by described by
the concept of “Genius Loci” according to Jiven and
Larkham [12]. “Genius Loci” means the distinctive
atmosphere of a place or a “character of a place”. It is
one’s identity that is closely linked with the form and
history of place which forms genius loci [12].
Place attachment entails an emotional bond between
a person and setting and consists of place dependence
and place identity. Place dependence refers to the ability
of a setting to meet instrumental needs. Place identity is
the extent to which a place becomes a crucial symbolic
component of one’s definition of self [10].
Individual’s ties with his/her home plays an
important role in one’s identity. Home settings need to
meet the instrumental needs of the inhabitant, home
needs to offer a suitable standard of living to its
inhabitants. But those aspects are not only ones an
individual considers when deciding whether to renovate
or rebuild their home. The history of the place, their own
life memories, and familiar home setting are important
factors supporting the decision to save the home
building. People are particularly tied to their individual
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© The Authors, published by EDP Sciences. This is an open access article distributed under the terms of the Creative
Commons Attribution License 4.0
(http://creativecommons.org/licenses/by/4.0/).
house if they have been participating manually in its
construction, which was a frequent case during the
Soviet times in Estonia. It is emotionally hard to remove
something you have built yourself.
Nevertheless, the construction and service of
buildings are responsible for the utilization of 40% of
global resources and 30-40% of all primary energy [13].
The International Resource Panel has found in their
report that over the past? four decades the global
extraction of materials has tripled; from 22 billion
tonnes (1970) to 70 billion tonnes (2010) [14].
Improved resource efficiency in the construction
industry is needed to balance the sustainability
requirements with growing demand for new
infrastructure. Resource efficiency includes the
reduction of primary and non-renewable materials, the
creation of high-quality products with minimal waste,
and the retention of long-term product value [15].
The most common and practical method for
assessing the environmental impact of materials is life
cycle approach. The methodology for life cycle analysis
is given in ISO 14040 [16], which helps to assess
systematically the environmental impact of a product or
process [17]. The procedures for implementing the
methodology are described in ISO 14040 [16] and ISO
14044 [18] standards. The most common stages in
product input energy and waste assessment in the terms
of its life cycle are ”from cradle to gate“ and “from
cradle to grave“ approaches [19]. In addition, “from
cradle to cradle“, “cradle to site“ and “site to grave“
approaches are used [20]–[22]. Conversion factors are
used to convert the energy used in the production of
materials into pollutants. The most common publishers
of pollution factors are ICE (Inventory of Carbon and
Energy) and EPD (Environmental Product Declaration).
The motive for the study in our case was the
dissatisfaction of the inhabitants of a single-family
building about the heating costs and the thermal
discomfort.
In this study both the emotional and resource
efficiency aspects were considered. The structures and
technical systems of the studied small dwelling are
typical of similar small buildings of the Estonian
building stock.
The objectives of the study are to propose a
renovation solution that directly addresses the main
complaints of the habitants and explore other factors
such as the emotional aspects and environmental impact
of the renovation.
2 Materials and methods
2.1 Case study building
The case study building was built in 1987 as a one-
storey summer cottage with a cold attic. It has been
partly renovated and converted for all year use during
the years 2000 – 2010 and is now a home for a family
(Figure 1, 2). The attic has been converted to living
space and the total heated area is now 116 m2.
Figure 1. View from west of the single-family building
before renovation.
Figure 2. Floor plan of the building before renovation with
internal dimensions given.
Converting summer cottages to all year use is rather
common in Estonia – e.g., in the close vicinity of the
case study building there are 7 cottages out of 11 which
are used all year round.
The building has natural ventilation: exhaust from
the kitchen and sauna, without extra inlets. Outdoor air
enters via air leakages. The annual need for firewood is
35 m3. Assuming a calorific value of 1,295 kWh/m3 [23]
for the firewood at a moisture content of 20%, makes the
annual energy demand of the unrenovated building to be
45,325 kWh. This approximates to a weighted energy
use of 326 kW/(m2y) (energy class F). The weighted
energy use is calculated as the product of delivered
energy and of the energy carrier conversion factor (0.65
for biomass in Estonia [4]) per heated area.
The question about further or “deep renovation”
arose because of too high expenses on heating and
discomfort characteristic to air leakages – draught in the
room and from plugs, also cold floors. Additionally, the
habitants felt discomfort in a too frequent need to heat
the oven.
2.2 Airtightness
One of the main concerns of the habitants was
discomfort due to air leakages and it was thus necessary
to measure the air leakage and map leakage points.
Previous studies have shown that older buildings can
have very high levels of air leakage [24], [25].
Knowledge about critical leakage points is very
important to plan a moisture safe and durable renovation
solution.
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A blower door test was carried out according to
EVS-EN-ISO 9972:2015 [7] with Minneapolis
BlowerDoor Model 4 and a pressure gauge DG1000.
Critical leakage points were identified with a smoke
generator and infrared thermal camera Flir E6 (thermal
sensitivity <0.06 °C) during underpressurization [8].
The outside temperature was ≈ 10 °C during the blower-
door test but had been as low as 2 °C during the
previous 12 h.
The existing thermal envelope does not have a
dedicated vapour barrier (Figure 3Error! Reference
source not found.). A durable renovation solution has
to implement a continuous vapour-retarding layer on the
interior surface of the thermal envelope.
Figure 3. Exterior wall, intermediate ceiling and roof
connection of the existing situation (top) and exterior wall
and floor connection (bottom).
2.3 Heat loss calculations
Transmission loss of the building envelope was
calculated according to the ISO 13789:2017
standard [26] to analyse the possible energy
improvements of the renovation. Heat transfer
coefficients were calculated for the initial and improved
thermal envelope. Changes in solar gain, indoor heat
gain, ventilation heat recovery, heating system
efficiency were not considered. The thermal
transmittance [3] of the envelope structures and linear
thermal transmittance of geometrical thermal bridges
were used as an input for this calculation. Linear thermal
transmittances were calculated in LBNL Therm 7
according to ISO 10211:2017 [5] and
ISO 14683:2017 [6].
2.4 Environmental impact of materials
The amount of material was calculated based on the
construction and renovation drawings of the single-
family building. The values from ICE (Inventory of
Carbon & Energy; V3.0 – 10 Nov 2019) database [27]
were applied for the embodied energy and embodied
carbon calculations of the materials. For the studied
materials, the “cradle to gate” approach was applied as
a boundary condition in ICE database for the embodied
energy and embodied carbon. Only very few materials
and products were selected to represent different
material (sawn timber, wooden strand, concrete, mineral
wool) and construction element groups (bearing
structure or insulation).
2.5 Emotional aspects
Emotional aspects were evaluated considering the
owner’s attachment to the place. The owner erected the
building during the 1980s as a summer house for his
family. When he decided to use the house for year-round
living at the beginning of this century, he renovated the
house for this purpose. Both construction and renovation
have been done largely manually by the owner. The
owner saw his children growing in the house, an
important part of his life has passed there. His
attachment to the house is therefore strong and he
desires to keep the structure.
3 Results
3.1 Air leakage test and leak detection
Measured air leakage at reference pressure
difference (50 Pa) was q50 = 3539 m3/h and specific
leakage rate per building envelope area at the reference
pressure difference was qE50 = 3539/320 =
11.1 m3/(m2h).
The smoke generator and thermal imaging did not
reveal definitive large air leakage spots. It was deducted
that most of the air leakage is due to uniform leakage
over the entire thermal envelope. The air permeability of
the 13…15 mm thick OSB board used in the walls and
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roof might be too high. Other researchers have linked
the air permeability of OSB boards to their thickness and
manufacturing technology [28], [29].
Nevertheless, critical leakage paths were detected at
the chimney and roof connection (Figure 4), exterior
wall to roof connection (Figure 5) and around windows
(Figure 6).
Figure 4. Roof and chimney connection. Minimum
temperature of 13.3 °C due to air leakages
Figure 5. Roof, intermediate ceiling, exterior wall and
window connection. Minimum temperature of 9.0 °C at the
window corner. This building side had not received direct
sunlight prior to the thermal imaging.
Figure 6. Window and wall connection. Minimum
temperature of 11.3 °C at the edge of an operable window.
3.2 Proposed renovation solution and energy
demand
A renovation solution was proposed considering the
need for extra insulation and for a functional airtightness
layer. Most of the materials excluding the bearing
structures and foundation would be replaced.
The air leakage test indicated air leaks around the
chimney and at the perimeter of the roof to exterior wall
connection. This connection is rather complicated to
solve because the intermediate ceiling load bearing
structure should be left unchanged. This implies that
each ceiling beam would penetrate the airtight layer. A
solution was proposed to install a 22 mm thick OSB
board as a vapour tight layer on the exterior wall,
between the ceiling beams, and tape the perimeter of
each ceiling beam onto the OSB board (Figure 7Error!
Reference source not found.). For the ceiling, a vapour
retarding membrane was proposed to be used, which
must be taped to the OSB board of the exterior wall. This
will create a continuous air and vapour tight layer on the
exterior perimeter. The thermal imaging and smoke test
also indicated a leak around the chimney. We propose to
seal the chimney with fire retardant aluminium foil tape
which in turn must be connected to a non-combustible
vapour barrier or a non-combustible cantilever plate
with a length that provides the minimum distance to
combustible materials if regular vapour retarding
membrane is used elsewhere (Figure 8).
The renovation solution is proposed in two versions:
1) assuming a reduction of the specific air leakage to the
level of the base value of a renovated building in
Estonia, qE50 = 4 m3/(hm2)) or 2) to the level of qE50 =
1.5 m3/(hm2), which is allowed to be used as an input in
energy calculations in Estonia when an airtightness test
is planned. This level could be achieved if all the joints
of the inside OSB boards, window openings, vapour
retarding membrane and penetrations are sealed
properly. In Table 1 there is a summary of the thermal
transmittances and calculated transmission heat losses
of the unrenovated solution and renovation proposal. On
Figure 9, there is the overall section cut drawing of the
proposed renovation solution.
Figure 7. Exterior wall, roof and intermediate ceiling
connection for the proposed renovation solution.
Figure 8. Roof and chimney connection of the proposed
renovation solution.
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Table 1. Summarised data of the building envelope properties before and after renovation.
Component
Thermal transmittance (U, W/(m2K))
and specific air leakage rate (qE50, m3/(hm2))
Specific heat loss (H, W/K))
and specific heat loss per heated area (H/A, W/(m2K)
Before
renovation
After
renovation v1
After
renovation v2
Before
renovation
After renovation
v1
After renovation
v2
Walls
0.22
0.11
25.4
12.7
Roof
0.29
0.11
36.6
12.2
Floor
0.22
0.17
17.6
14.5
Windows
1.86
0.72
33.1
12.9
Doors
2.8
0.8
10.7
4.8
Linear thermal bridges
22.1
6.2
Total transmission loss
145.5
63.3
Air leakages, m3/(hm2)
11.1a
4b
1.5c
53.9
19.1
7.1
Total heat loss of building
envelope (incl. air leakages)
199.4
82.4
70.4
Total heat loss of building
envelope per heated area
1.72
0.71
0.61
a Measured before renovation
b Tabulated value for energy calculations if no air leakage measurements are planned
c Value permitted for energy calculations if air leakage test is planned to be carried out
Figure 9. Cross section of the house with proposed new construction types after renovation.
Assuming the building envelope properties described
above and a specific air leakage of qE50 = 1.5 m3/(hm2),
the energy performance indicator was reduced from the
existing 279 kWh/(m2y) to 136 kWh/(m2y) and the
target for the new reconstructed building to be a near
zero energy building was met. Effect was received
mainly from reducing heating need - extra insulation and
increasing airtightness [147.9 vs 74.6 or 61.7
kWh/(m2y)]. Heating system (wood boiler) was
retained. Effect from solar energy (panel 0.4 kW and
solar collecter 7.7 m2) will result in -5 kWh/(m2y).
Rotary heat recovery aggregate with thermal efficiency
82% was chosen.
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3.3 Environmental impact
Table 2 shows the amounts of the embodied energy
and embodied carbon of chosen materials like sawn
timber, OSB boards, concrete panel and mineral wool.
These amounts could be either spent or saved if the
decision is to renovate partly by retaining/preserving
some of the existing materials, or to replace them when
building new. Table 2 also shows that the most
embodied energy consuming material was OSB board
and the most embodied carbon consuming material was
concrete (mostly due to its larger mass), as its weight is
more than ten times bigger than sawn timber in the
walls. The embodied carbon per kg of the material is
almost four times less than that of timber.
Table 2. Mass M (kg), Embodied energy EE (MJ; MJ/kg) and embodied carbon EC (kgCO2e) of construction materials from either
wall or floor structures of the studied single-family building.
Material
Mass of
material, kg
Embodied energy,
MJ; MJ/kg*
Embodied carbon,
kgCO2e; kgCO2e/kg*
Comment
Sawn timber (50x150mm), walls
1275
9065.3 /7.11
628.6 /0.493
Retain
OSB 15mm, walls
1344
20092.8 /14.95
611.52/0.455
Removed (needs
utilization or recycling)
OSB board 22mm, walls,
1971
29466.5/
14.95
896.8 /0.455
New
Concrete hollow-core panel 220 mm, floor
26670
21869.2 /0.82
3360.4 /0.126
Retain
Mineral wool 150mm, walls
527.5
8756.5 / 16.6
675.2 /1.28
Replaced
*values from ICE (Inventory of Carbon & Energy; V3.0) database [27]. No carbon storage.
4 Discussion and conclusions
In the current study a small dwelling house was
under investigation. Our study was very limited but
novelty was planned to be in the complex approach –
how many aspects must be considered as a minimum if
renovation decisions are made. Also, many aspects were
not considered like cultural heritage value and cost
benefit.
The question was about renovation: how, how much,
why, whether it is necessary or reasonable. Similar
questions arise for the owners of dwellings built before
the 21th century. Our building is originally from 1987
and used to be a summer cottage. Between 2000 and
2010 it was partly renovated. Today the inhabitants feel
discomfort and the question was what should be done
next.
The study showed that the calculated thermal
transmittance parameters were quite acceptable
compared with the Kredex renovation support measures
requirements. The measured specific air leakage qE50
was 11.1 m3/(hm2) which is comparable with
unrenovated country houses qE50 = 15 m3/(hm2) [24] and
wooden apartment houses qE50 = 10 m3/(hm2) [25].
Several thermal bridges were discovered in the joints
(window-wall, wall-roof).
The next question was if it is reasonable to renovate
or build a new house keeping the foundation and
technical utilities. If a similar question arose concerning
a newly obtained property, it could be reasonable to
build a new house.
Building something new will create the necessity of
new materials having their own embodied energy and
embodied carbon values, a lot of construction waste will
be produced, which will in return create more CO2
emissions.
In our case it is a home – that is an important
emotional aspect.
Adding extra insulation focusing on airtightness
enables to improve the building energy class from E or
F to A or B. Airtightness could be a key aspect in
achieving class. If tabulated values qE50 = 4.0 m3/(hm2)
are used, the maximum could be only B energy class and
also there is a danger of not having adequate information
about the building’s air tightness.
If the decision is to renovate, a lot of building
material will be saved and there is no need to recycle or
dispose of materials.
Therefore, that amount of energy or carbon (Table 2)
could be saved, which is a small step towards helping to
preserve the environment. The embodied energy and
carbon results of varied materials in Table 2 serve only
as an example. It can be seen that by preserving the
existing hollow-core concrete floor panels the largest
amounts of embodied carbon will be saved. The carbon
storage of materials has not been considered. Negative
values would be obtained for unit wood-based materials
in ICE database when the carbon storage was included
(e.g. embodied carbon -1.03 of kgCO2e/kg for sawn
timber and -1.05 0f kgCO2e/kg for OSB boards).
However, the data for carbon storage of concrete is
missing in ICE database. It should be considered that
the studied data set is limited to one single-family
building and different results could be obtained when
larger data sets are analysed.
The owner’s clear will to save his home place has an
important role in the decision whether to renovate or
rebuild the house. His strong emotional attachment to
the place needs to be taken into account.
Finally, what the outcome and useful information
from this study is. The preliminary evaluation of the
technical conditions of the building is essential before
making any decisions whether it is an old or new
property. Details (joints, air leakage) can hide surprises.
The evaluation of airtightness, moisture damages and
mould growth, which could be invisible, are strongly
recommended.
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Often deep renovation with high expenses is
necessary and there is a justified question is whether it
is reasonable. A thorough inspection could be also
useful for people looking for real-estate investments as
only bearing constructions will be saved.
An important aspect is emotional value whether it is
already a home or a house is still to be bought.
Relevant information about the technical condition
of a building will enable to make better decisions and
reduce stress and misunderstandings between the seller
and the buyer. In current case owner stayed to the
family’s initial wish - renovate.
This study was supported by the European Comission through
the ”Operational Programmes adopted by the European
Commission” project VFP21013 eMOTIONAL Cities.
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