Miranda Homes

The demolition process has begun!

2011-10-03T11:31:00.000-07:00

The Gateway Gardens project has officially broken ground starting with the demolition of a few abandoned and condemned houses along 97th Avenue in NE Portland. This phase of construction was handled with more caution and care than an average demolition process because materials from these old houses are being sorted and recycled. This process certainly ads time to the project but we believe the 13 truck loads of 100% recycled material we salvaged was worth it. A more formal term for this process would be “building deconstruction”. Essentially deconstruction is the selective dismantlement of building components, specifically for re-use, recycling, and waste management. It differs from demolition where a site is cleared of its building by the fastest means possible. Deconstruction has also been defined as “construction in reverse”. The process of dismantling structures is an ancient activity that has been revived by the growing field of sustainable, green building. Buildings, like everything, have a life-cycle. Deconstruction focuses on giving the materials within a building a new life once the building as a whole can no longer continue.

Although many of the materials collected in the deconstruction process are fit to be recycled, these materials are unfit to be repurposed for the new construction of Gateway Gardens because of their inconsistent nature and condition. The four proposed buildings for Gateway Gardens have already been engineered based on a series of sustainable factors ranging from the bare bones of framing to decorative detailing in railings and siding types.

The new construction process for The Gardens promises to pay off in ways other than recycling. The Gardens will be built under LEED enforced regulations regarding something called Embodied Energy. The term embodied energy is defined as "the sum of energy inputs (fuels/power, materials, human resources etc) that was used in the work to make any product, from the point of extraction and refining materials, bringing it to market, and disposal / re-purposing of it. Embodied energy is an accounting methodology which aims to find the sum total of the energy necessary for an entire product lifecycle. This lifecycle includes raw material extraction, transport, manufacture, assembly, installation, disassembly, deconstruction and/or decomposition." (Wikipedia)

Our crew at Miranda Industries is constantly developing new strategies to save time, costs, fuel, and any other types of energy that we use to build our homes. Our biggest saver is having each part of the building pre-manufactured and ready for assembly. This way we save on time by getting more accomplished in a quicker time frame. We also don’t end up with extra manufactured parts which would waste materials and the energy it took to create those materials. Also, steel is lighter and more predictable than wood allowing for easier transport on the job site (less heavy lifting for our crew) and more secure connections between building components.

Transportation is another issue when it comes to conserving energy. We are able to avoid a huge percentage of trips to the job site by having sets of framing packages on site and ready for installation. There will be no time wasted in finding particular measurements of joists or studs on site because these panels have already been programmed and assembled. The more our crew gets accomplished per day, the less days and trips (embodied energy) they will have to spend throughout the process.

Using the right materials in the correct way is also a large component of the building process for Gateway Gardens. Typically, steel framed buildings are thought to develop thermal bridging between stud connections and the outside air because metal is such a great conductor for thermal energy. Thermal bridging is created when materials that are poor thermal insulators come into contact, allowing heat to flow through the path of least thermal resistance. This leads to infiltration which is essentially, the leakage of outside air to the inside of the building. Proper insulation is the key to solving this problem and preventing infiltration from occurring. We use spray foam insulation instead of typical blown or batt insulation because it is able to mask each metal connector from conducting any unwanted thermal energy.

Creative engineering is also a major factor in calculating our amount of embodied energy. Our engineering department at Miranda is aggressively researching possible floor systems and we have narrowed in on two options. One of those options is The Bubble Deck System. Basically this system distributes the weight of the building in multiple directions throughout the slab with its incredibly innovative design which is a series of gridded spheres that are sandwiched between two concrete slabs and reinforced with rebar. This system is great not only for using completely recycled materials but it also drastically cuts structural components and associated costs. The Bubble Deck system will reduce the amount of concrete needed for each slab by 35% and saves 50% with the same bearing effect. This means less materials required for structural support below and less usage of expended energy in development.

Miranda’s process of both site preparation and building construction along with creative engineering and proper use of materials has given us merit in what is both a true sustainable process as well as a sustainable product. We do whatever we can to conserve energy in both our building process and the life of the building, Gateway Gardens is sure to be an excellent example.

New Home Underway in Parkdale

2011-08-03T13:27:00.000-07:00

Single family homes have always been Miranda’s specialty and since our homes are specifically engineered to stand the test of time, we want our clients to be comfortable. Local architect, Paul McKean and home owners Mr. and Mrs. Reese came to us a few months ago with a slightly unconventional design which met their exact needs. This new home, in Parkdale, Oregon, is two stories with the first level partially submerged into a hillside. These first level walls are composed of insulated concrete forms (or ICFs) which have a high insulation value and are ideal for sub-terrain building because of their durability and strength, which in this case, will retain the hillside.

The first level is mostly storage with two bedrooms and a full bath. The second floor is level with the driveway and contains a two car garage and main living quarters. This 3 bedroom/ 2.5 bath home is roughly 2,850 S.F. and features a few extra perks such as a media room, ample storage space, and walk-in closets. This home also features aligned plumbing which allows for better water pressure, fewer materials, and less work for our in-house plumbing crew.

The Reese project is just one of our many current homes being constructed. We used Revit Architecture 2011 which we have customized to include MWF software to create a unique engineering platform. Through this program were able to create a 3D model of the Reese’s home and add in all of the structural elements, including trusses, studs, and joists. Our process is very new but proving to be extremely beneficial in the industry. Revit software has the ability to instantly create elevation and section views as well as develop door and window schedules. This process drastically reduces time by eliminating draft work and it also gives the client a very clear perspective on what their house is going to look like.

If it fits, it ships.

2011-07-26T10:01:00.000-07:00

Shipping container housing has become a very practical (even trendy) form of sustainable building in the United States. Parts of Europe, such as Holland, have gone as far to create temporary housing out of containers for students and travelers.

With all that is happening around the world in terms of natural disasters, we at Miranda believed it was important to contribute and design for those in need. We created a relief housing shelter to be quickly assembled and used wherever needed.

When Japan endured the catastrophic 9.0 earthquake in March, and suffered critical damage beyond repair, Rob Boydstun (President of Miranda Homes) received a call from Business Oregon which put him in contact with a Japanese building official. It was then that Miranda Homes decided to fully develop a temporary housing solution. Designer, Kelly Geiger and Miranda Boydstun developed the patent-pending design including crucial details of the plan such as cost, functionality, energy efficiency, & durability. The product is essentially a stack-able duplex unit that will arrive in a standard 40'x8' shipping container and can be assembled anywhere in the world. In the original design, the shelter was intended for relief efforts in Japan and was in compliance with Japanese building code. Since then, it has now become a universal design.

There is an over abundance of shipping containers in the U.S. because it is not cost effective to ship back an empty container and because the U.S. does not provide enough of an export market to make up the difference. At Miranda, the answer was obvious; why not re-purpose these containers into something useful? Two birds with one stone- we recycle the abundance of shipping containers (which are essentially just taking up space) and create housing for those in need at the same time.

Our product is called S.L.I.C. (Sustainable Living In Containers) and it is just that. All of the materials have been selected to provide high durability, easy assembly, energy efficiency, and above all sustainability.

Click here for continued information on S.L.I.C. housing.

Think Big

2011-07-19T10:16:00.000-07:00

Recently, the use of steel construction is gaining more attention in smaller residential projects. On a larger scale, steel continues to be a main contributor to the commercial building industry. Miranda Homes caught the eye of local developer Gordon Jones when he was searching for sustainable builders with quick construction methods. Jones' vision was the development of Gateway Gardens; a low-rise, multi-family complex which will consist of four separate buildings. Miranda Homes is now bringing forth their knowledge of energy efficient residential building to a commercial scale.

Gateway Gardens was designed by Craig Monaghan in partner with Miranda Homes. The complex is intended o provide affordable housing for young professionals working in the city of Portland. The Gardens will be located at 333 NE 97th Avenue in Portland, Oregon. The area provides for a quick commute for tenants working in the downtown area.

Features of the Gardens include:
- Covered parking on the first floor of the building
- Electric car ports & charging stations for electric vehicles
- Outdoor spaces for each unit
- On site water harvesting
- Passive solar design
-Community garden beds

Engineering plans for the project are well into completion and we are excited to move forward with the demolition process. Demolition is projected to begin Fall of 2011.

Similar projects are happening all around the U.S. but this particular type of construction is relatively new to the Northwest. Here is an example of a very similar up and coming project by BORM; a steel building company out of California.

New House on the Block

2011-06-23T13:42:00.000-07:00

Miranda Homes is currently finishing one of its first homes designed and built with our new in house Revit 3D modeling software. This software was customized (see previous post) to manage our steel stud and truss machines as well as provide detailed schedules of building elements such as doors and windows. With this project, we were able to prove that a custom designed home could be built using our signature process of panelization and off site manufacturing.

For example, the fire places (on both levels) where built and pre-applied with masonry. and most of the manufacturing was completed in our shop. All of the wall panels that include rolling the steel, sheeting, exterior insulation, host plumbing and electrical holes were done in our shop.

One of the challenges we faced, like many other builders, was building on a small site. Storage for materials and even parking for our work trucks was difficult. Our process lends itself to this type of situation. During the building process, we store our materials in our warehouse and move most of the necessary building materials out the day they are required for installation. This way, we can bring an accurate amount of material to the job site every working day. This process also drastically reduces hours of labor needed and in turn, a quicker more efficient build.

There is a great deal of planning involved in our design and building process. We believe that having control over the process is key to saving time and money.

We are very excited about this new home and have a well documented process to show you.

RediPour.com Site Launch

2011-05-02T11:19:00.000-07:00

Miranda Industries is proud to present the Redi Pour Wall System. This Patent Pending new product was developed by a team at Miranda to be used by architects, masons, builders, and even home owners. This system substantially reduces the amount of time needed for typical retaining wall construction. The Redi Pour Wall can be customized for any site and location because it is designed using state of the art software run by our in house engineers.

Our engineers will take your concept and transform your project into a 3D platform that allows you to see how your wall will look before it gets built. This process is very similar to how we construct our custom homes.

Once designed, the Redi Form Wall is built in our plant and delivered to the site ready to pour with concrete or filled with other materials to create a vertical garden or ivy wall. The Redi Form wall can also be covered with any type of masonry product from cultured stone to stucco and everything in between!

Visit the newly published Redi Pour website today at RediPour.com to answer all your questions and give you more information on this highly efficient and easy to use product.

Innovation in Sustainability Award Finalist!

2011-05-02T11:12:00.000-07:00

Portland Business Journal will be holding their awards luncheon for "Innovation in Sustainability" on May 19th. Miranda Homes has been selected as one of three finalists in their "Innovation in Sustainable Operations" category. As a finalist, we will be featured in their May 20th publication, Sustainable Business Oregon. The luncheon will feature keynote speaker, Martha Wyrsch, President of Vestas American Wind Technology, Inc. We are very excited to be considered for this award!

Event information, including other finalists, can be found at this link: http://www2.bizjournals.com/portland/event/35651?mp=3

Miranda Homes has worked tirelessly to perfect its business model that has become very unique to the industry. Our vertical integration concept, that allows us to control the build process, proves very beneficial to our clients. It provides better design and visual aids that convert their Dream home to very detailed construction documents. These documents, or "deliverables" help eliminate the waste caused by rework from miscommunication, unnecessary change orders, and also gives our crews the information they need when they need it. This process reduces man hours, which drastically shortens the length of the project. That in turn is why we can afford to use much higher quality materials that allow us to achieve much higher Energy Efficiency standards, Quality standards and build a project that will "Sustain the Test of Time.”

To find more information regarding our green building strategies, please visit this link to an article written by commercial broker, Rick Bean:
http://www.rosecitycre.com/articles/earth-day-special-the-future-of-green-multifamily-construction/

Portland Business Journal Award finalist

2011-04-25T21:37:00.000-07:00

Portland Business Journal will be holding their awards luncheon for "Innovation in Sustainability" on May 19th. Miranda Homes has been selected as one of three finalists in their "Innovation in Sustainable Operations" category. As a finalist, we will be featured in their May 20th publication, Sustainable Business Oregon. The luncheon will feature keynote speaker, Martha Wyrsch, President of Vestas American Wind Technology, Inc. We are very excited to be considered for this award! Miranda Homes has worked tirelessly to perfect our business model which is completely unique to the industry. Our vertical integration concept allows us to control the entire build process, (proving very beneficial to our clients). It provides better design and visual aids that convert their Dream home or building to very detailed construction documents. These documents, or "deliverables" help eliminate the waste caused by rework from miscommunication, unnecessary change orders, and also gives our crews the information they need when they need it. This process reduces man hours, which drastically shortens the length of the project. That in turn is why we can afford to use much higher quality materials that allow us to achieve much higher Energy Efficiency standards, Quality standards and build a project that will "Sustain the Test of Time."

Software processes virtual custom homes into reality

2010-07-29T15:07:00.000-07:00

Miranda Homes has recently changed their engineering software to Revit Architecture 2011. This advanced program allows for the home builder and buyer to explore a wider range of customization for their home. The engineers at Miranda are excited about what this software has to offer.

"From inception our goal was to incorporate software that would give us the ability to allow our customers to visualize, in 3-D, their dream home in detail and then turn that into deliverables," said president Rob Boydstun, "Revit, coupled with the Struc Soft program, customization from Miranda's engineers, and other component manufacturers improve our process to construct the home as ordered and on schedule."

Revit has updated its software to enhance the needs of efficient builders like Miranda. New features include estimates on total energy and carbon emissions annually, monthly and even hourly, estimates on water usage throughout the house, and calculations of heating and cooling loads based on occupancy. All of these features collectively work to simplify the process of designing a house.

Revit also supplies a panoramic 3-D view of the home allowing each room to be seen as it will look structurally in detail. Think of it as an in-depth version of "The Sims" architectural video game series, except you can actually have it built.

To ensure that the buyer has a greater chance of getting the exact product they want with their home, Revit provides the "family" feature. This takes the parameters and dimensions of a product – say, a bathtub – and fits it into the architectural drawings allowing the designer to see what that product will look like in the home when it is built.

The buyer can choose from thousands of household items such as bathtubs, windows, cabinets and appliances from many businesses, such as Andersen Windows, who have pre-made product files ready to be downloaded.

"Because there's so many architects and structural engineers using it there's a large library of components already available," says Hanson (right), "The point of having the geometry already created is a big head start."

These products can be grouped together so that the engineer can simply pick the product and drop it into place in seconds, instead of repetitively putting in dimensions each time, which will save hours over the overall building process.

With requests growing for Miranda custom homes, the Revit Architecture 2011 software is leading the way in providing the home buyer with a more enjoyable and stress-free experience as they begin to construct their dream home.

Colby Residence - Video of Ribbon Cutting

2010-07-01T14:42:00.000-07:00

How to Go "Green" and Comply with Building Code

2010-06-28T13:51:00.001-07:00

Scott Caufield, the Building Codes Administrator for Clackamas Couny has recently had a new book published. Miranda Homes is honored to have one of our homes featured on the cover and several places throughout the book.

The book is written for anyone wanting to build a green home but many of the principals described in the book can be applied to all types of construction.

From the Preface:

Whether you are considering green construction from the perspective of a home-owner, a builder, a design professional, or a code official, this text will provide valuable information to assist you in that quest.

Scott begins by explaining the code and the role of the code official. It is written to be understood by readers who have little or no experience with building codes. He also describes alternative means and methods (AMM) and how they can be applied to residential construction.

The second section of the book goes into identifying key areas where green decisions can be made in a chapter-by-chapter analysis of the code. The organization of chapters is laid out in much the same way as the International Residential Code (IRC) making it easy to follow.

Miranda Homes appears in the book several times with photographs highlighting our foundation and floor joist system, steel frame construction, spray foam insulation, water distribution manifold and rainwater harvesting system.

For your own copy of Going Green with the International Building Code click -HERE- or go to www.delmarlearning.com and keyword search "Going Green."

Mark Mecklem - Miranda Homes

Critiquing E-Certification Programs

2010-06-24T08:53:00.000-07:00

by Lisa Pickert

If you’ve been reading any of my blogs, you’ll know that I am a proud promoter of environmental (E) certification programs for residential home building. I promote them because I believe in their usefulness for promoting improvements in the building industry. I also promote them because the building code, upon which building and the public rely, is a political process and as such, is slower to change. On the flip side, I don’t promote these programs because I believe that they are the perfect solution to all that can be considered “green” (healthy, sustainable, low environmental impact) in building.

In this spirit, I offer a new critique of the Leadership in Energy and Environmental Design (L.E.E.D.) program developed by the US Green Building Council (USGBC). The nonprofit organization, Environmental and Human Health Inc (EHHI), challenged the L.E.E.D. system, arguing that it doesn’t do enough to ensure human health, specifically in terms of providing and prioritizing excellent indoor air quality. You can read the report at www.ehhi.org/reports/leed. Naturally, the US Green Building Council was quick to respond with a defense of their programs. For those interested, the response in its entirety can be found at www.buildinggreen.com.

So where do I stand on the debate? I simply applaud the discussion and encourage all of us to read and understand the debate. I believe that risks to human health are everywhere and despite the plethora of regulations out there, ultimately, one’s individual actions and choices play a significant role in determining one’s exposure.

There is plenty of room for improvement in the L.E.E.D. and other green building programs. These programs provide a starting point NOT an ending point. Likewise, at Miranda Homes, we constantly strive to evaluate and improve upon how we build. Our site crew learns from what they do, our engineers stay current with the latest research on building science and our sales staff constantly seek input and feedback from customers and Realtors on what people want in a green home. Together, this knowledge is constantly being incorporated into the next home we build, creating an ever improving product and the confidence to offer a 10 year warranty to our home buyers.

Earth Slabs and Conditioned Crawl Spaces

2010-06-23T10:38:00.000-07:00

When you talk about building a house, the crawl space may not be the most discussed feature. Generally, building codes require the bare earth of a crawl space to be covered with a 6 mil thick poly sheeting which acts as a vapor barrier. The goal of the vapor barrier is to keep moisture from moving out of the ground and into the crawl space thus preventing mold, mildew and condensation. Additionally, the under floor of the house must meet insulation values laid out in the residential energy code.

You can enhance the crawl space area by pouring a 3-4" concrete "Earth Slab" under the entire house. The main purpose of the Earth Slab is to allow us to create a conditioned crawl space. It also acts as a radon barrier which, in some locations, can be a significant concern. And of course, it keeps out insects and rodents. Because the slab is not structural the rules for it are not very stringent. They don’t require any reinforcement or great attention to the surface finish. In some locations, a vapor barrier under the concrete is required by code. Regardless of code, it’s a good idea to lay a vapor barrier down before pouring the slab. The plastic sheeting will reduce any wicking of moisture through the concrete.

In our homes, the rat slab is one component of our conditioned crawl space, which in turn is just one component of our energy compliance package. The major concern when designing a crawlspace is to keep the area dry while also minimizing infiltration of outside (unconditioned) air into the house. This requires some type of ventilation and insulation. Typically, the approach is to vent the foundation by placing rectangular vent channels in the foundation as it is poured and insulating the underside of the floor joists for energy efficiency. This approach contributes to the "Stack Effect" (Read more about the stack effect by clicking HERE and HERE)

We take a different approach and stop the stack effect by eliminating the static vent channels and by sealing and insulating the foundation. (using ICF block - which allows us to eliminate the under floor insulation) Then we’re adding a crawlspace ventilation system that pulls in a small amount of conditioned air from the HVAC system. That air conditions the crawl space and is passively exhausted to the outside.

Stopping the stack effect is important because it allows us to control the fresh air that is introduced, and filter it before you breath it. It improves indoor air quality, and according to Mike O'Brien from the Portland Office of Planning and Sustainability, it will add 100 years to the life of a home.

Mark Mecklem - Miranda Homes

What is a "Well Built" Home?

2010-06-18T12:16:00.000-07:00

By Lisa Pickert

So what does it mean to be a "well-built" home? Most builders claim it, but we have all heard the horror stories. Well, I believe in the quality of Miranda Homes or I wouldn’t be working here. I sought out Miranda Homes because of their core value to focus on building energy efficient homes that minimize their impact on the environment. So when visitors come to our open houses, my enthusiasm probably overwhelms them. Similarly, if you’ve spent time on our website, you know that we spend the majority of our internet space describing how our homes are built and why it's important to concern yourself with that.

I encourage you to seek out verification of our claims. Miranda's technology is based on sound, tested, building science, as well as field experience. One of the best and worst aspects of the residential building industry is that it generally relies on tried and true methods that date back to the early 20th century. In some ways, the argument can be made that this makes sense – to build (pardon the pun) on an existing body of knowledge and practices. The problem with this logic is that the residential building industry is kind of stuck in early 20th century methods and practices.

There are so many ideas, methods and materials coming out of current science on how to build that are a great reference tool. One of my favorite websites for information on the latest and greatest research on how to build homes well can be found at www.buildingscience.com. At this website, you can learn about unvented crawlspaces, unvented attics and other building technology that runs counter to the typical building industry today. Miranda Homes has developed our product on new science and real world testing versus just building the way it’s always been done.

Would you want a computer today that was built the way they were in the 1960s? Heck no, you wouldn’t even have room for it in your house! Instead, you want the latest technology incorporated into your new computer purchase. Similarly, Miranda Homes incorporates the latest scientific understanding of how to build structures that will last, be energy efficient, healthy to live in and save acres of trees along the way.

Less scientific, but nonetheless invaluable, there are more websites popping up every day that draw on contemporary research on home building. One example is the Sierra Club’s green home website, http://www.sierraclubgreenhome.com. There you will find excellent information on such items as the importance of air sealing your house. At Miranda Homes – the spray foam insulation that we use achieves extraordinary results in this area. Another item discussed on this website under the wood section is “Optimum Value Engineering” (OVE). At Miranda, we incorporate these concepts and much more by using steel instead of wood. Finally, on the Sierra Club Green Home website, they talk about the value of an energy audit. At Miranda homes, we achieve that through third-party verification by Earth Advantage. See our post on what it means to be Earth Advantage Certified HERE for more details.

Whether you review the hard-core building science websites or the layperson friendly websites on building well, the main thing is to do your homework and become educated on the subject of a well built home. Then, when you’re ready to build well, we hope that you’ll consider Miranda Homes!

Vertical Integration

2010-06-16T16:57:00.001-07:00

What is Vertical Integration and why should you care?
Let's start with what it means.

def. Vertical Integration: A form of business organization in which all stages of production of a good, from the acquisition of raw materials to the retailing of the final product, are controlled by one company.

An example of a vertically integrated company would be a farmer who tills the earth, plants the seed, harvests the crop, delivers it to a farmers market and sells it to the person who will consume it.

In home building it's a company like Miranda Homes. We are engineers, designers, schedulers, purchasers and craftsmen. We have the infrastructure in place that allows us build the entire home. We own all of the equipment, employ all of the people and have direct purchasing power for all of the materials needed to build your home quickly, efficiently and cost effectively.

So, why should you care?

By vertically integrating, Miranda Homes has eliminated the wasted time, chaos and cost of involving 20 or more companies to build a home. Traditionally each subcontractor sends in its own team of people whose main concern is getting their part done so they can get to the next job. If a problem comes up they typically aren't authorized to fix it. Instead they'll need to move on to another job site until the problem can be taken care of. Then they have to be rescheduled to come back. Not only that, each separate company has its own overhead in the form of office staff, tools, equipment and insurance. It's that type of wasted time and duplication of efforts that makes a home take so long to build using traditional methods.

Miranda Homes works differently. We start with our own internal engineering department. All of the planning is done before we start building. Engineering drives our purchasing and scheduling departments as well as our wall panelization shop. One crew of five creates the studs for wall panels out of coils of steel using our roll forming machines. They build the wall panels in the plant and use our own trucks to transport them to the job site. The same crew that built the walls forms and pours the foundation, sets the walls, installs siding, insulates, installs drywall, installs kitchen cabinets, paints, etc. Having all of these skills allows them to solve problems quickly and put processes in place to stop them from happening in the future. It's a model that encourages constant improvement.

We own our own crane, trucks, tools and other equipment and we stock critical building materials so that we can tightly control our schedule. Because we tightly control our schedule we need to have a supply chain and work force that we can rely on. Vertical integration allows us to do that.

Mark Mecklem - Miranda Homes

Building Green in Clackamas, OR

2010-06-10T16:58:00.000-07:00

by Lisa Pickert

Currently, Miranda Homes is building energy efficient, durable, environmentally sensitive homes in Clackamas, Oregon. Why Clackamas some ask? Green homes aren't just for urban areas. We need them in the suburban areas too. So what has attracted our home buyers to Clackamas? Location, location, location. We’re off 132nd and Sunnyside, in a development called Bella Ponte Cino. Check out the view from some of the lots!

In addition, the area boasts a protected greenbelt on one side, a public soccer and basketball park a block away and schools within walking distance. Did I mention the open air market in Clackamas? It features fresh produce and art every Sunday from April through October.

The second thing that has attracted our buyers is the quality and speed of our construction. Miranda Homes builds “green”. Green building means consideration of the environmental impact of how we build as well as the ongoing use of the home. That's important, especially as we see daily reminders of the ever widening environmental impact of the man-made gulf oil spill.

At Miranda, we build with 100% recycled steel instead of wood for the structure. We use insulated concrete forms on our foundations which minimize the labor and waste of temporary forms and we apply spray foam insulation that effectively and efficiently seals the home from unwanted air infiltration. As for speed, once ground is broken, we can complete the house in 45 days! Stay tuned for a blog posting on how Vertical Integration makes this all possible.

So what are you waiting for? Come check us out our most recently finished home at 14009 SE Sierra Dr. Call me for a personal tour at 503-208-4663. If you're looking for a builder we can use your plans or ours to build you what you want wherever you want it.

Environmentally Certified Homes

2010-06-02T09:41:00.000-07:00

By Lisa Pickert

Previously I talked about how green building programs differ from code built homes (see Blog May 20). Now I’d like to go deeper into their methods and value.
Every green building program requires extensive third-party verification that a home built to their standards (typically higher than existing building code) indeed meets those standards. Most green building programs have their own employees who go on-site to provide actual testing and an independent rating of various aspects of the home’s actual achieved (vs. modeled) energy efficiency. These include testing for things like unplanned air infiltration, HVAC duct leakage and carbon monoxide leakage. For example, Earth Advantage technicians came to our Riverview model home and used a blower door to test to identify that our home had less than 0.6 air changes per hour vs. the required maximum allowed 7 air changes per hour.

Another method of third party verification is through compliance forms that are required to be signed off by suppliers or installers. This ensures that what is specified for the home during the planning stages actually gets delivered during the construction phase. For example, at Miranda, we use a hardwood flooring called Tigerwood. When this wood is delivered to our site, we look for a stamp on the bundle from the Forest Stewardship Council (FSC). The Forest Steward Council has specific criteria that describe how the forests have to be managed to meet the social, economic, ecological, cultural and spiritual needs of present and future generations

So what does this mean to the buyer of Miranda Homes? It translates to money back in your pocket when you pay smaller utility bills for our homes as opposed to the cost for the same square footage from builders who don't subscribe to these higher standards. Third party verification means you can count on actual health benefits in a Miranda Home because the conditioned air you breathe inside the home will be planned and filtered at all times. See Rob’s blog on May 26.

Best of all, buying a home that is third party certified “green” is proving to provide better resale for our homeowners when they decide to sell. See this recent study in the Seattle Daily Journal of Commerce entitled, “Green Homes Outselling Rest of Market” for more details. http://www.djc.com/news/en/12015059.html

Come to the Open House This Weekend. 11-6 Saturday and Sunday

2010-05-28T15:35:00.000-07:00

We have a newly completed home available for sale. This is the home you've seen featured recently in our Blog. We had the blower door test done and scored an amazing 1.67 ACH. That translates to huge energy savings for the future owners.

The home is located at 14009 SE Sierra Drive in Clackamas, Oregon and features a classic look with a covered front porch and craftsman style posts. Despite its classic look it has modern features like year-round climate control, under and over cabinet lighting, and Hardie siding with a 15 year paint guarantee.The floor plan has formal and informal dining areas adjacent to the kitchen making everyday living and entertaining easy. The main floor ceilings are 9' high to enhance the open feeling of the great room and kitchen. The main floor also includes a centrally located powder room. As you've seen from earlier posts we've installed solid Tigerwood hardwood floors and a gas fireplace with a mantle and marble surround.
Upstairs are four bedrooms including a master suite with a vaulted ceiling, double doors, walk in closet and master bathroom with granite counter tops and two sinks. The laundry room is also conveniently located upstairs next to the second full bathroom.

If you've been following our Blog you've seen all of the methods and materials used in this house (and all Miranda homes). The Earth Advantage Certificate for this house will be posted soon, as well as our Energy Performance Score.

If you'd like to come see it for yourself, give us a call at 503-208-4663. We'll also have it open on weekends from 11:00 am until 6:00 pm.

Mark Mecklem - Miranda Homes

Now Offering Custom Homes

2010-05-27T12:57:00.000-07:00

Until now, we've been building a library of home plans for buyers to choose from. We've selected floor plans that we feel will satisfy a range of customers while incorporating all of the features you've been reading about here.

Well, now we're offering custom homes too. Buyers can bring us a floor plan from their architect, a plan book or a website. We will re-engineer the plans to incorporate all of the things that make a Miranda Home a Miranda Home.

We'll apply all of our methods and materials to build your dream home in a way that reduces the impact of construction on the environment and provides you with a home that is long-lasting, comfortable, low maintenance and energy efficient.

We're still expanding the library of "in-house" designs and will continue to offer a growing variety to choose from. But, if you've been wishing you could have a Miranda Home with your custom plan, now you can.

Mark Mecklem - Miranda Homes

Is a tight house dangerous?

2010-05-26T16:37:00.000-07:00

Only if it is improperly designed. To give you a comparison, can you imagine if the drinking water that came out of your faucet came from under your door jams, dirty window sills, off of your garage floor, down from your roof with bird poop on it, without going through any filtration process before you drank it? Your water is filtered and goes through a controlled process before you drink it. Why do you allow the air you breathe to be handled any differently?

Consumers today confuse a tight house with a house that doesn't breathe and thus would get stale and moldy. If the builder doesn't mechanically ventilate the house, then they're right.

Air entering a tight house with a fresh air intake, high off the ground, going through a filtration system and then being forced out of the house mechanically is the key. It removes dust, allergens, and other pollutants before you breathe them. The tight house closes off the passages that allow dirty air in. Just as you wouldn't drink dirty water, you shouldn't breathe dirty air.

Rob Boydstun - Miranda Homes

Sorting through the Green Building Programs and Certifications

2010-05-20T08:54:00.000-07:00

Earth Advantage Homes Silver, Gold and Platinum
Energy Star Homes
LEED for Homes
Homes Built to Code
Oregon Energy Code

I'm in the building industry and I have a hard time keeping all of these new programs straight!

Let's start with the easy part, the least energy efficient building program. Surprisingly, building to current residential building code in Oregon creates the least energy efficient home! What!?! How can this be possible? Sadly, it's because building codes take a long time to be adopted and the process for changing them is even longer.

Instead of waiting for code to change or trying to influence this process, the eager beavers in energy performance for buildings decided to take the problem into their own hands. These various entities gathered the latest research on sound building science and created optional, prescriptive building paths. Earth Advantage, Energy Star, and LEED for Homes are all examples of these incentive based programs. These programs, while meeting code, guide and inform a builder on how to build a better, more energy efficient home; in other words, a home that will use less energy and cost the owner less to operate.

So what is the best green building program? After examining all the programs mentioned above, along with similar programs in California and their Title 24 Energy Code, my own education and research brought me to Miranda Homes. Exciting! Stay tuned while I do my best to sort them out.

Lisa

Earthquakes and Steel Framed Homes

2010-05-18T11:48:00.001-07:00

On occasion, we get questions about how our homes will react in an earthquake. Luckily for all of us, none of our homes have been put to the real world test of a high magnitude earthquake. However, there has been scientific testing and real world testing of strong ground movements on light gauge steel buildings. Nucon Steel has recently published an article in NuTimes magazine that outlines the benefits of steel as they relate specifically to earthquakes. The article covers both commercial and residential use of light gauge steel in construction. These benefits also transfer to other types of disasters as well as regular wear and tear that homes undergo year after year. Steel structures simply remain dimensionally and structurally stable much longer than wood ones. Steel is not a food source for termites, ants or mold and it's not combustible so it doesn't contribute fuel to a fire. As we've said before, there are reasons commercial buildings are made of steel. The same reasons apply to residential construction.

You can read the full article on pages 9 and 10 of NuTimes Magazine HERE or by clicking on either of the pictures above.

Mark Mecklem - Miranda Homes

How to Follow Your Own Home Being Built

2010-05-12T13:56:00.000-07:00

We've started something new for our customers. For each pre-sold home we will have a dedicated blog with regular updates about where we are in the process. It will be mostly photographs but there will be the opportunity for the home owners, or anyone else, to ask questions and make comments.

How many builders do that? We only know of one. (It's us...)

Of course, we'll still be keeping up on our regular blog here but a dedicated blog for each home will be a great way for people to see the progress of their home and to easily share it with friends and family.

You can visit www.miranda-colby.blogspot.com to see the first of what will be many dedicated blogs to come. Mark it as a favorite and watch it all come together.

Give us a call at 503-208-4663 if you'd like to visit one of our completed homes or a home in process.

Mark Mecklem - Miranda Homes

Newly Completed Miranda Home Available

2010-05-05T10:54:00.000-07:00

We have a newly completed home available for sale. This is the home you've seen featured recently in our Blog. We had the blower door test done yesterday and scored an amazing 1.67 ACH. That translates to huge energy savings for the future owners.

The home is located at 14009 SE Sierra Drive in Clackamas, Oregon and features a classic look with a covered front porch and craftsman style posts. Despite its classic look it has modern features like year-round climate control, under and over cabinet lighting, and Hardie siding with a 15 year paint guarantee.The floor plan has formal and informal dining areas adjacent to the kitchen making everyday living and entertaining easy. The main floor ceilings are 9' high to enhance the open feeling of the great room and kitchen. The main floor also includes a centrally located powder room. As you've seen from earlier posts we've installed solid Tigerwood hardwood floors and a gas fireplace with a mantle and marble surround.
Upstairs are four bedrooms including a master suite with a vaulted ceiling, double doors, walk in closet and master bathroom with granite counter tops and two sinks. The laundry room is also conveniently located upstairs next to the second full bathroom.

If you've been following our Blog you've seen all of the methods and materials used in this house (and all Miranda homes). The Earth Advantage Certificate for this house will be posted soon, as well as our Energy Performance Score.

If you'd like to come see it for yourself, give us a call at 503-208-4663. We'll also have it open on weekends from 11:00 am until 6:00 pm.

Mark Mecklem - Miranda Homes

Introducing Lisa Pickert

2010-04-29T08:41:00.001-07:00

We've added a new associate to our team. Lisa Pickert will be hosting our open houses as well as providing education about what we do and why we do it. She comes from a background of sustainable building practices and materials. Hit her with your toughest questions and I'm sure you'll find her expertise impressive.

Lisa will also be contributing to our blog on a regular basis. Below is Lisa's first post of what will be an ongoing series.

It's all about the "green", but what exactly is "green" building anyway?
Many years ago, my soft heart and worried mind gave me a sense of urgency about how to protect the environment when building. I've studied "green" building for a number of years now and it is complex. So here it is in a nutshell.
Green Building encourages a "whole-systems" approach, through design and building techniques, to minimize environmental impact and reduce the energy consumption of buildings while contributing to the health of its occupants. It evaluates the impact of construction, the impact of the building's use for its entire lifespan and the impact of its disposal at the end of its lifespan.
I told you it was complex!

So just what is a "whole system" approach? It is the premise that a building is more than the sum of its parts. Only by understanding how each part of a house functions in relation to the other parts can you understand how to build the highest quality house. At Miranda, this means engineering every aspect of the building process and making important decisions about the products that go into it.

How can builders minimize their environmental impact? At Miranda, one example of how we minimize impact is by forming 100% recycled steel studs in our plant to the exact measurements needed. The only waste created is from the punched holes for electrical and plumbing service. The small amount of waste we do create is sorted and recycled. At the end of its lifespan the steel we use is 100% recyclable as well.

Reducing the energy consumption of the final product is another huge driver at Miranda. By using our processes and products like insulated concrete forms, spray foam insulation and energy saving windows we are able to cut the home-owner’s energy use by an estimated 40%.

So, now that you know what Green Building is, you should know this: I think Green Building is important. That's why I've joined Miranda Homes.

Lisa Pickert - Miranda Homes

Making "Cents" of the EPS Score

2010-04-28T12:38:00.001-07:00

Last week I posted our latest Energy Performance Score. The Energy Performance Score is a great tool for illustrating how much energy a house will use and how much carbon it will produce. However, it only has relevance if people can compare it to their current home or other homes they are considering buying. Today, I wanted to break that score down into something we can all relate to. Dollars and cents.

We've been told by the City of Portland's Office of Planning and Sustainability that the average household in Portland uses 11,500 kWh of electricity and 600 therms of natural gas per year.

If you dig up your latest PGE bill and divide the total amount due by the number of kWh you used you'll find that, with all of the fees, taxes and public purpose charges it comes out to around 10.5 cents per kWh. So, .105 x 11,500 kWh = a total average electricity bill of $1,207.50 per year.

Running through the same math with your NW Natural Gas bill you should see that usage and fees come to about $1.27 per therm. So, 600 therms per year at $1.27 is $762 per year.

So the energy cost for the average house in Portland is $1207.5 + $762 = $1,969.50 per year

Now, let's look at the EPS sheet provided to us by Energy Trust of Oregon. In the lower right hand corner you'll see that our home is projected to use $1,128 of energy per year.
Of course, some homes are better than average and some are worse but if you subtract our $1,128 from the average $1,969.50 you get a savings of $841.50 per year or $70.12 per month. That's a savings of 42% on your monthly energy bill and it's all done through conservation. The methods and materials we use to build homes allow the home owners to use less energy without sacrificing comfort or lifestyle.

Keep in mind that energy rates have been rising faster than incomes so, you can expect that in the future, the savings from buying an energy efficient home will only increase.

Mark Mecklem - Miranda Homes

This is Worth Watching

2010-04-27T09:48:00.000-07:00

This aired on The History Channel yesterday. It's definitely worth seven minutes of your day.

Mark Mecklem - Miranda Homes

New Article in the Daily Journal of Commerce

2010-04-27T09:07:00.000-07:00

There's a new article in the Daily Journal of Commerce about the project we're working on in Newport.

Click the picture below to read the article.

Mark Mecklem - Miranda Homes

Open House This Weekend

2010-04-23T15:25:00.000-07:00

We'll have the house at 14009 SE Sierra Drive in Clackamas, Oregon open on Sunday this weekend.

Hours will be 11:00 am to 3:00 pm.

Come by and meet Lisa. She has a great background in sustainable building practices and materials and will be able to show you what makes a Miranda Home different.

By the way.... Keep an eye out for our unique sign posts. When you see one you'll know there's a Miranda Home coming.....

(click on it to make it bigger)

Our Latest Energy Performance Score

2010-04-23T15:06:00.000-07:00

We’ve just received our EPS score for the latest house.
Just like the MPG sticker in the window of a new car the EPS or Energy Performance Score is a scoring system for homes that gives consumers a way to compare. It was developed by Energy Trust of Oregon and is being adopted by states across the country. You can learn more about it HERE.

Here's our score sheet.

Today, more than ever, it’s vitally important to take all of a home’s costs into account when considering which one to buy.

Your mortgage broker can calculate your monthly payment quickly and easily. Property taxes and hazard insurance tend to go up over time, but generally not too drastically. There are some expenses however, that home buyers often underestimate; energy is one.

Energy costs have been increasing faster than incomes over the past few years. The newer methods for generating electricity, although “greener”, are not any less expensive. There doesn’t seem to be any near term relief in the cost of a unit of energy but if we can reduce how many units we use we can relieve the strain on the infrastructure and our own wallets. That’s where conservation comes into play.

By choosing a home that uses half, or less than half, of the energy a typical home uses, a family can regain control over the amount they spend on energy.

Mark Mecklem - Miranda Homes

That's "Tigerwood".... Not "Tiger Woods"

2010-04-21T10:19:00.003-07:00

Hardwood floors are going in today. We're installing FSC Tigerwood floors in the living, dining, kitchen and family rooms.

For more on what FSC means click here or on the picture below.

Stay tuned for weekend open house hours....

Mark Mecklem - Miranda Homes

Builder Advantage Newsletter

2010-04-16T15:19:00.000-07:00

The latest issue of Builder Advantage is out and Miranda Homes is on the top of the front page.Click here to see it.

Mark Mecklem - Miranda Homes

What's That Hanging in the Window?

2010-04-14T09:54:00.000-07:00

It's the schedule. Before we even put a shovel in the dirt we've laid out the schedule. It's a day-by-day display of exactly what's going to happen and when. We hang one on each job site to be visible to our crew, subcontractors, inspectors, visitors, real estate agents, and anyone else who visits.

In previous posts we've talked about how important scheduling is. By keeping a tight leash on the schedule we ensure:

All of the supplies are at the job site when they are needed; but not until they're needed which makes a less cluttered work area.

Inspections can be scheduled with plenty of lead time.

Subcontractors can be scheduled with plenty of lead time.

New home owners know what to expect for closing and move-in.

Provide consistent work for the crew.

Complete a home in 45 days.

It seems simple but, as you can see, keeping the schedule is one of the most important things we do. Next time you visit one of our homes in process you'll see one.

Mark Mecklem - Miranda Homes

Homes Built from Different Products

2010-04-08T11:40:00.000-07:00

Another article has been written that includes Miranda Homes. Click on the image below to be directed to the full article.

Below is the text about Miranda Homes from the article.

3. Recycled junk cars

Rob Boydstun got into home building because he realized that his metal works business (which built commercial car carriers) likely wasn’t going to survive the economic downturn on its own. Still, he didn’t take a particularly easy route: Miranda Homes, the company he founded, is dedicated to building affordable green homes. Part of the design the new company created involves steel framing for homes… and that steel comes from “the crushed carcasses of junked vehicles. (About four to six cars per house).”

While an unusual material goes into the house’s frame, the homes themselves are pretty conventional… they’re also very green in other ways. Miranda has several dozen photos available on its Facebook page.

Mark Mecklem - Miranda Homes

Earth Advantage Article about Miranda Homes

2010-04-01T13:12:00.001-07:00

Earth Advantage has published an article about Miranda Homes.
Click on the image to be redirected to the Earth Advantage website or read the full article below.
Green Engineered: The Miranda Homes' Way
March 30, 2010

You're a new homebuyer. Imagine hearing the builder say, "Construction is set to begin tomorrow. In 45 days, you can move into your new house. And by the way, it will achieve the highest level of green certification." Yes, you heard right: 45 days. You could be living in a brand new, green-certified home in less than two months. Most people cannot find an apartment to rent in such little time. Thanks to new thinking and existing production capabilities, Miranda Homes is changing the face-and building schedule-of new home construction.

The concept for Miranda Homes was sparked several years ago when its owner, Rob Boydstun, also owner of Boydstun Metal Works, started exploring new ways to use his company's existing materials and machinery. "The initial idea was to use our machine shops to build roll-forming machines to make steel studs. But after studying the entire value stream of building homes, we determined that steel studs alone were not the answer to improving housing," recalls Mark Mecklem, VP of Sales and Marketing for Miranda Homes. It was time for a fresh start.

The first step in improving traditional home construction came in the form of a panelized wall system. Traditional framing practices cause excessive jobsite waste, allow insulation voids, and are susceptible to insects and the elements. Miranda Homes' 100% recycled, steel-framed panelized wall systems are produced with minimal waste, will last forever, and are not affected by moisture or pests. The wall panels are shipped to the jobsite and assembled in just one day.

The only problem with steel frames is that metal conducts heat and cold more than wood, so it is more susceptible to thermal bridging than a wood framed house. Thermal bridging is the loss of heating or cooling through the uninsulated studs. Miranda Homes solves this issue with insulation. The panelized wall systems are assembled with plywood sheathing and a layer of external, rigid foam insulation. Once assembled at the jobsite, spray-foam insulation is applied to the walls. Spray-foam insulation has the highest R-Value of all the types of insulation and it forms a complete seal in the wall cavity.

Another cause of heating/cooling loss is a home's foundation. To prevent this problem, Miranda Homes insulates the slab of the foundation and uses insulated concrete forms (ICFs) to create insulated foundation walls. This system, called a "mechanically vented crawlspace," improves a home's efficiency by eliminating passive vents and keeping any heating/cooling loss from hot water piping and ductwork from escaping. Additionally, Miranda Homes pours the entire foundation in just one day. This practice reduces waste, creates a stronger foundation, and cuts labor costs by two-thirds.

A complimentary step to insulation is air sealing. The more tightly sealed a home is, the less it is going to leak heated or cooled air. Blower door tests are the industry standard for evaluating how efficiently a home is sealed. To qualify for ENERGY STAR® certification and Earth Advantage® certification, a home must test less than 7 air changes per hour (ACH). On average, an Earth Advantage certified home tests between 6 - 6.5 ACH. A score of 2 - 3 ACH is considered excellent. Recently, a blower door test performed on a Miranda Home recorded a 1.5 ACH, but this wasn't good enough. "We identified some problem areas and sealed them up," says Mecklem.

Earth Advantage returned to the home for a follow-up blower door test. The result: a jaw-dropping 0.6 ACH. "I couldn't believe it," says MacKenzie Winchell, the Earth Advantage residential technical specialist who performed the test. "I retested it two more times to make sure the test was accurate."

The blower door test not only confirmed that the Miranda Homes' system is working, but that it is working incredibly well. For them, it's really just another step in the right direction. The company is constantly looking for ways to improve. To date, Miranda has made improvements to the truss system, air sealing, and whole house ventilation systems. In fact, every essential mechanical system (i.e., plumbing, HVAC) is carefully pre-engineered. The company's process has been refined to six distinct phases of construction and Miranda Homes only uses a select few subcontractors, reducing costs, eliminating delays, and improving the quality and efficiency of each home.

While some established builders seek reasons not to change, Miranda Homes embraces change and improves on it. The future for the company looks bright. Currently in the middle of constructing its fourth home, Miranda Homes offers seven floor plans and is developing the eighth. Additionally, according to Mecklem, "Miranda Homes is always researching new products to see how they fit into our building principles and methods. We're looking for products that improve safety for our people, reduce impact on the environment, and increase the quality, monthly savings, and longevity of our homes for the homeowners." Don't be surprised if you hear about a 30-day house in a couple of years.

Mark Mecklem - Miranda Homes

Video of Spray Foam Doing its Job

2010-03-29T09:47:00.000-07:00

I always enjoy watching this. I thought you might too.

Spray Foam Video from Miranda Homes.

Mark Mecklem - Miranda Homes

Spraying Foam Insulation.

2010-03-25T11:20:00.001-07:00

We're spraying foam insulation into the exterior walls and the underside of the roof today.

We use spray foam insulation because it seals all of the possible air passages better than traditional insulation. Since expanding spray foam is so good at finding and filling all of the possible air leaks it works much better than batting, which can leave air leaks in every cavity.

20-40% of a typical new home's heat loss is due to infiltration. Infiltration is simply the air that finds its way through holes in the house. Infiltration is measured by performing a Blower Door Test. As we've mentioned in a previous post, spray foam insulation is one of the big ways that we stop "The Stack Effect" and achieve amazing results.

We own our spray foam truck rather than using a subcontractor so that we can control scheduling, cost and quality. As you may know, we use a five person crew to build the entire house. Two from that crew spray the insulation.

We spray Demilec's open cell SealEction Agribalance.

From the Demilec website:

SEALECTION Agribalance® is a two-component, polyurethane foam system that contains more than 20% renewable agricultural-based materials (refined vegetable oils).

During the 1990s, the EPA rated indoor air pollution as one of the five most urgent environmental issues, accounting for over $1 billion in direct health care costs annually. The culprit is improper ventilation and poor building practices.

With the focus on improving building standards, each step in the process is being scrutinized and improved, especially the insulation process. Demilec (USA) is well ahead on the technology curve when it comes to improving indoor air quality.

According to the American Lung Association, in excess of 40% of American households have at least one person suffering from asthma or allergies making the quality of indoor air crucial to their good health. Properly insulating a home can have a positive impact on the quality of the indoor air.

By sealing out dust, allergens, odors and pollutants SEALECTION Agribalance® allows the air management system to be designed so that the indoor air quality is healthier than the outside air.

Because the foam adheres to whatever it's sprayed on, all of the floors, windows, doors, and vents are covered for protection. The insulation is sprayed into the wall cavities where it expands instantly to fill all of the voids.

Later, the foam that has expanded beyond the steel studs is trimmed off with an electric reciprocating saw. The waste will be used for sound control inside the house.

When we're done with the spray foam we'll be ready to sheet rock.

Mark Mecklem - Miranda Homes

A Fifteen Year Finish Warranty ?!?!

2010-03-18T13:18:00.000-07:00

The James Hardie Siding is going up today. The product we use is engineered specifically for our climate and comes with a ColorPlus factory-applied finish. The boards are painted in the Hardie plant and baked before ever being exposed to the elements. All of the temperature and moisture conditions and airborne paint are completely controlled, unlike site painted homes. It's this method and their attention to quality that allows Hardie to provide a 15 year finish warranty on the ColorPlus product.

ColorPlus comes in a variety of different forms so we are able to use it for the lap siding, trim, fascia, shingles and soffits. It keeps our homes looking good longer and provides a low maintenance exterior for our home owners.

Click HERE to read a past posting on siding.

Inside the house we're getting the rough-in plumbing, electrical and the HVAC installed. We'll be talking more about those systems in an upcoming post.

Our next step will be to apply the Spray Foam Insulation.

Mark Mecklem - Miranda Homes

Dirt to This in 20 Days

2010-03-15T08:50:00.001-07:00

In 20 working days our crew of five has:

Excavated
Built Walls and Trusses in the Shop
Installed the Windows in the Wall Panels
Set Form-A-Drain
Set ICF Forms
Set First Floor Joists
Poured the Foundation and Earth Slab
Parge Coated the Foundation Walls
Decked the First Floor
Stood First Floor Walls
Set Second Floor Joists
Decked the Second Floor
Stood Second Floor Walls
Set the Roof Trusses
Sheathed the Roof

The exterior doors are going in today and we'll start siding tomorrow.

Mark Mecklem - Miranda Homes

Open House This Weekend

2010-03-12T14:36:00.000-08:00

We'll have the house at 13981 SE Sierra Drive in Clackamas, Oregon open this weekend.

Hours will be Saturday and Sunday from 11:00 am to 5:00 pm.

Come by to see the finished home and you'll be able to see the unfinished one next door. It will be a great opportunity to see what the framing looks like before insulation and drywall.

Drop by and learn more about what else makes Miranda Homes different.

Mark Mecklem - Miranda Homes

Find It. Fill It. Forget It.

2010-03-09T11:52:00.000-08:00

Next week we'll be doing the spray foam insulation. One of the best traits of spray foam insulation is its ability to find and fill gaps where conditioned air can leak out. It's impossible to find all of the air leaks and fill them with traditional batting insulation. That's why we use spray foam.

Below is a picture of a house we built a couple of years ago. True to its nature the spray foam expanded to seal some infiltration points that would have been impossible to find and fill with batting.

This is simple to clean up but it illustrates how superior spray foam is to other methods of insulating. Spray Foam is one of the most important ways that we get to 0.6 Air changes per hour.

It's choices like this, our insulated and mechanically vented crawl space, our sealed HVAC ductwork and others and that make our homes more energy efficient and more comfortable to live in.

Mark Mecklem - Miranda Homes

Trusses Installed

2010-03-05T12:32:00.000-08:00

The trusses have been installed.
As with the walls, the trusses are built in our plant prior to the on site construction.
They are delivered on a truck and set in place using our crane.

Next week we'll be installing the plywood sheathing, fascia and keystones and getting ready for roofing.

Mark Mecklem - Miranda Homes

Video - Second Floor Walls Set

2010-03-04T09:45:00.000-08:00

We set second floor walls yesterday on one of our homes. The walls are delivered to the job site with the windows installed and the exterior foam insulation in place. We lift each one into place with our crane.

Click below to watch a time lapse video.

The entire process took 3 hours and 15 minutes.

Check back tomorrow for pictures of today's truss setting.

Mark Mecklem - Miranda Homes

First Floor Walls Set - Installing Second Floor Joists

2010-03-02T08:47:00.001-08:00

We have set the first floor walls and are installing the floor joists for the second floor.

Click the "Play" button below to watch the video.

Joists are going in for the second floor.

We will be setting second floor walls tomorrow.

Check back for more pictures.

Mark Mecklem - Miranda Homes

Reducing the Environmental Impact of Construction

2010-02-25T09:08:00.000-08:00

There's no doubt that construction has an impact on the environment. How much impact depends directly on the builder and the steps they take to minimize that impact.

From spreading straw on all of the disrupted soil to protecting storm water run off drains there are a number of opportunities to reduce the impact.

One of the many steps Miranda Homes takes is to use an Eco-Pan. During the pouring of the foundation the pump truck and the concrete trucks need to wash off the residue of concrete before it cures and makes cleanup much more difficult. A common practice is to wash off in the street or onto an unused piece of property. “Wash-out water with high pH is the number one environmental issue for the ready mix concrete industry,” according to Richard Morris of the National Ready Mix Concrete Association.

To stop this wash-out water from contaminating the environment we use an Eco Pan to contain all of the residue that is washed off of trucks and tools.

Prior to pouring, the Eco Pan is delivered to the job site and set in place. After the pour it is picked up and the contents are cleaned and recycled. By using an Eco Pan we are able to stop about 100 gallons of water and concrete from going into storm drains or directly into the soil. Hopefully we'll see more and more builders using them.

We'll post details on some of the other steps we take to minimize the impact of construction in future articles. In the mean time, let us know if there's any topics you'd like us to cover.

Mark Mecklem - Miranda Homes

Revised Blower Door Test Results

2010-02-23T14:06:00.000-08:00

Last week we posted the results of our blower door test.

As promised, we had Earth Advantage out for another test after taking some measures to further seal up leaks in the house.

MacKenzie Winchel came out to perform the test. After running it three times to make sure the results were correct, she reported a result of 0.6 ACH 50/PA!

There are really three secrets to achieving this kind of result. Come to one of our open houses and we'll tell you exactly what they are!

Mark Mecklem - Miranda Homes

Monolithic Foundations

2010-02-23T09:52:00.000-08:00

We've completed another monolithic foundation pour. A "monolithic pour" means that all of the foundation concrete is poured at one time.

There are two main benefits to working this way. One is that the resulting foundation is much stronger than one that is poured in stages. Rather than a break between each stage, a monolithic foundation is one cohesive piece. The second benefit is that the concrete pump truck only needs to make one trip to the job site rather than three. At a cost of about $600 per visit, it saves a substantial amount of money, not to mention fuel, emissions and labor to have the pump truck come out one time.

As mentioned in an earlier post, we use a CertainTeed product called Form-A-Drain that acts as both a footing form, and a radon gas and water drain for the foundation. By using special brackets designed by our engineers we are able to perfectly space the footing forms, hold the re-bar in place and support the Logix Insulated Concrete Forms (ICF) for the foundation walls. ICF Blocks” are factory molded expanded polystyrene forms that are left in place after the concrete is poured for a foundation or wall. One of the benefits of using “ICF” block is that the resulting foundation is insulated, eliminating the need for external air vents that transfer heat and allow pests to enter and exit the foundation. The system has been incorporated in everything from foundations like ours to complete concrete buildings.

Logix ICF blocks fit together quickly and easily to create foundation forms that are the correct width consistently throughout the foundation. The blocks support all of the rebar required by code and connect to each other creating a single pour form that increases strength and decreases labor. The outside of the foundation can then be finished with stucco, siding, or stone for depending on the look desired. Read more about Logix at www.logixicf.com

After pouring the footings and ICF forms we finish up with an Earth Slab. (Stay tuned for more about the benefits of Earth Slabs in a future post about conditioned crawl spaces)

Mark Mecklem - Miranda Homes

Solar Panels - A bunch of Hullabaloo?

2010-02-18T13:28:00.000-08:00

We've been trying to figure out what all the hype around Solar Panels is about. It can be tough to get good solid answers about how much energy a homeowner can produce and store, how much it costs to do it, and how much that all offsets their reliance on "the Grid."

Click HERE to read an article from "How Stuff Works" and let us know what you think.

Mark Mecklem - Miranda Homes

Footing Forms

2010-02-17T13:17:00.000-08:00

In the following weeks we'll be publishing articles about the construction of one of our homes. The model we'll be highlighting is the Mountain View. We'll be posting the latest progress with pictures and talking about some of the methods and materials we use.

The excavation for this House has been completed and we have installed the forms for the footings using Form-A-Drain; a product from CertainTeed that we use for its environmental qualities. Form-A-Drain is made from 100% pre and post-consumer recycled PVC. It also provides a permanent solution for venting of radon gas and for the redirection of ground water away from the foundation of the home.

One of the big advantages of using Form-A-Drain is that the footing forms don't need to be stripped after pouring the foundation. They serve a dual purpose. As you'll see later on, they're part of our monolithic pour that forms a strong one piece foundation. Using a form that stays in place as the foundation drain system eliminates wasted time, materials in landfills and trips to the job for our crews and concrete trucks.

In addition to the Form-A-Drain we use brackets designed by our engineers that spread and secure the forms to the precise width required while also supporting the ICF Block and suspending the steel reinforcement at the proper height. They too stay in place after the foundation is poured.

For more information on Form-A-Drain, please click here.

Next step: Logix Insulated Concrete Forms for the foundation walls.

Mark Mecklem - Miranda Homes

Another Blower Door Test

2010-02-12T11:32:00.001-08:00

Earth Advantage Technical Specialist, Joel Tolman came out yesterday to do a final inspection and Blower Door Test on another of our homes. The Blower Door Test measures how well a house resists infiltration of outside air. Infiltration typically represents 20-40% of the cost of heating a home so stopping as much of it as possible is an important step in reducing energy use.

To perform the test an exterior door is opened and sealed with a panel that includes a large fan. Negative pressure is created inside the house by blowing the air out. Using an electronic sensor, the tester can then measure the amount of air that is able to infiltrate through windows, doors or any other breach points. Performance is determined by how many times per hour the air in the house changes over. The lower the number is, the better sealed the house is.

The typical house, built to current code, usually scores 10 Air Changes per Hour (ACH). To qualify for the Energy Star rating a house can score no higher than 7 ACH. A better than average score falls in the range of 3 to 5 ACH. Our house scored 1.6 ACH.

Even though we've scored so well we were able to identify some of the areas we had breaches. We'll be asking Earth Advantage to come back next week to measure again and the new home owner will be in attendance.

Mark Mecklem - Miranda Homes

Sold!

2010-02-09T15:07:00.001-08:00

The River View is sold!

The next available home is a Mountain View.

See it at www.mirandahomes.com in the "Floor Plans" section.

Mark Mecklem - Miranda Homes

A Great Article on Insulation, Infiltration and the Stack Effect

2010-02-09T08:34:00.000-08:00

This is a great article about building science and air flow. It supports the use of spray foam insulation, conditioned crawl spaces and exterior vapor barrier insulation. It's worth taking the time to read.

Click here or on the image above to read the full article.

Mark Mecklem - Miranda Homes

Video of Spray Foam Insulation

2010-02-05T14:42:00.000-08:00

Have you ever seen spray foam insulation being applied. It's fascinating!

Mark Mecklem - Miranda Homes

Miranda Homes Featured in NuTimes Magazine

2010-02-04T12:25:00.001-08:00

Miranda Homes is the subject of an article in the latest issue of NuTimes Magazine.

Click here or on the picture above to read the full article.

Mark Mecklem - Miranda Homes

How to Build Cars... And Houses.... And Houses out of Cars...

2010-02-01T16:27:00.000-08:00

One of the benefits of our planning and pre-building process is that we can minimize the waste we generate. Not only wasted materials, but wasted time as well. We invest time up front on methods and processes that allow us to build efficiently like building the wall panels in the plant and delivering them to the site in the order we will stand them. We don't cut framing on site so there's not a big pile of lumber or steel scraps. The exterior rigid foam insulation is installed in the plant not hand-cut out in the field. We deliver the materials for each day's work in the morning and leave the job site clean at the end of the day. All this planning means there aren't extra parts, material or scrap sitting around on our job sites. It’s one of the remarkable things that people notice when they visit.

This way of working comes from the Toyota Production System (TPS). It’s called “The Five S’s.” They are:
• Sifting – Identifying the needed items at the worksite and removing the unneeded items
• Sorting – Arranging items at the worksite to be easily found and within reach when needed.
• Sweeping – Cleaning the area and around the worksite and cleaning the tools to maintain top performance
• Spic and Span – Providing a system to create a clean and safe work environment
• Sustaining – Creating awareness or discipline by each worker to maintain a clean and safe worksite.

The Five S’s are important because disorder can cover up problems and because they encourage prevention thinking.

Another positive result of the methods we use is a very clean job site.
We feel that it’s a good reflection on us and provides a safe work site for our associates and our visitors. Job site housekeeping is one of the major requirements in the General Safety and Health Provisions section of OSHA’s Health & Safety Construction-related Regulations. Even small obstacles can be a tripping hazard. Injuries from slips, trips and falls on flat surfaces account for a large number of the overall injures in residential construction.

Of course, an uncluttered job site is easier to work in too. Tools and supplies are visible, easier to find, and it’s easier to move around. Time isn’t wasted moving things out of the way before you can start the next task. A clean job site means that it’s easier to do even the small safety tasks that can make a difference like running our magnetic sweep around the site to pick up any stray screws that could pierce a boot or a truck tire.

Really, it’s just an extension of our quality-focused approach throughout the whole process. It includes all of the processes, the people, the methods and the end product.

Mark Mecklem - Miranda Homes

The House at 13981 SE Sierra Drive Will Be Open This Weekend

2010-01-29T11:36:00.000-08:00

We'll have the house at 13981 SE Sierra Drive in Clackamas, Oregon open this weekend.

Hours will be Saturday the 30th and Sunday the 31st from 11:00 am to 5:00 pm.

Pay special attention to the James Hardie Siding. It has a 30 year full replacement warranty on the siding and a 15 year finish guarantee. Imagine not having to worry about repainting for at least 15 years!

Drop by and learn more about what else makes Miranda Homes different.

Mark Mecklem - Miranda Homes

Pictures of a River View

2010-01-27T09:14:00.001-08:00

We've finished the latest River View.

Front

Covered Back Porch

Kitchen with Tigerwood Floors

Living Room with Fireplace and Tigerwood Floors

Master Bathroom

To see more, visit one of our open houses!

Mark Mecklem - Miranda Homes

Time Lapse Video

2010-01-25T09:32:00.000-08:00

Some of you may have seen this before but I thought it was worth posting here.

This is a series of time lapse photographs of the setting of the first floor walls on one of our homes.

Click the image below to watch the video.

Since shooting this video we've switched to using a crane to move the panels but other than that, it's essentially the same.

The wall panels are built in the plant and include exterior sheathing, windows and exterior foam insulation. Although nailing the sheathing to the steel studs is an option we choose to use screws. Using screws helps keep the sheathing tight to the studs for a more rigid wall. We also install the foam exterior insulation in the plant to more effectively control the debris from cutting the material. Inside the plant we can easily sweep up the dust but on site it tends to become airborne and is nearly impossible to collect.

Each panel is numbered and stacked on trailers in the order they are to be installed.

The interior walls are set on the floor where they will be stood when exterior walls are placed.

As each exterior panel is lifted into place it is squared and attached to the previous wall sections and to the interior walls. Each wall is supported by the other walls it is connected to. All of the wall sections are screwed to the floor and bolted to the foundation.

It takes about 3 to 4 hours to stand the walls for each floor, depending on the size of the house and it can be done rain or shine.

Mark Mecklem - Miranda Homes

Open House This Weekend - Come see the Tigerwood floors I was telling you about

2010-01-22T14:47:00.000-08:00

We're having an open house this weekend at 13981 SE Sierra Drive in Clackamas, Oregon.

We'll be there on Saturday the 23rd and Sunday the 24th from 11:00 am to 1:30 pm.

What are VOCs?

2010-01-21T09:48:00.001-08:00

VOC stands for "Volatile Organic Compounds" which are sometimes referred to as "Off-gasses." Some of the most common sources of VOCs are paints, varnishes, cleaners and solvents. They release gasses not only during curing, but sometimes long after and sometimes without any odor. Concentrations inside the home can be up to five times higher than outdoors. VOCs affect the indoor air quality of a home and can have a negative impact on the health of its occupants. The EPA considers indoor air quality amongst the top five leading health risks in the US.

Click here to read more from the EPA website.

So, you can understand why Earth Advantage awards points toward certification based on the use of low VOC materials.

Don't be afraid to ask the builder of any home you're considering to provide the information on VOCs of the products they use.

Mark Mecklem - Miranda Homes

Follow Us On Twitter

2010-01-19T12:44:00.000-08:00

Yes... We will be "Tweeting." You can expect regular updates on specific homes as we build them. You'll find us at Twitter under the user name MirandaHomes. (Click the button below)

For those of you who aren't using Twitter yet, it's a great way to keep tabs on what we're doing. Don't worry though, we'll still be blogging.

Let us know what you're thinking or if there are specific topics you'd like to see us cover in our Blog.

Mark Mecklem - Miranda Homes

Have Your Cake Without Taking it from Someone Else

2010-01-19T09:22:00.001-08:00

Many of you may have heard the term "FSC" when looking at houses. If you aren't sure what FSC means or why it's important, read on...

FSC is the acronym for "Forest Stewardship Council"; a global agency developed to ensure the sustainable growth and harvesting of forest products. They certify forest products for companies and land owners who can verify that they use practices that are consistent with FSC standards. Those standards cover not only the sustainability of the forest itself, but also the well being of the animals and people who work in, live in and depend on those forests. It encompasses the health, environmental, social and economic aspects of growing and harvesting forest products.

Click here to learn read more about the Forest Stewardship Council

The reason I bring this up is that we're installing some of the most beautiful hardwood flooring you'll ever see. It is FSC Tigerwood 3/4" solid wood tongue and groove. It is much harder, and more durable than oak and it has a contrast between light and dark that really comes out when finished. After installation the tigerwood can be sanded and finished with a natural vegetable oil and wax based finish or by using traditional floor finishes. Because it's a solid wood floor rather than a laminate it can be refinished several times if needed without worry of sanding through to a composite base.

FSC products are generally more expensive but builders who choose to use them recognize the benefits as people question the choices they make and how they affect others.

Mark Mecklem - Miranda Homes

What does it mean to be Earth Advantage® Certified?

2009-12-21T10:58:00.000-08:00

Earth Advantage scores homes based on a worksheet that covers all aspects of construction. Builders earn points by choosing more sustainable construction methods and materials over less sustainable ones. The categories include interior air quality, environmental responsibility, energy efficiency and resource efficiency. The standards Earth Advantage has created target an energy usage of at least 15% less than a home built using the minimum building code. To be Earth Advantage Certified a home must score minimum of 90 points. That qualifies it for a Silver rating. To earn a Gold rating, a score of 120 points, and for a Platinum rating a total of 140 points must be earned. To see the points worksheet Click here.

What is the cost to build a Silver level home? What about Gold and Platinum.

Most builders should be able to attain a Silver level for about $3,800 in labor and materials. Much of it can be done for very little money by considering the Earth Advantage standards in the design process. Things like implementing a waste management plan, reducing house size and taking care to cover the construction site with erosion control materials are examples of low cost solutions.

At Miranda Homes we choose to build to a minimum of a Gold level certification. Reaching this level takes more planning and some better material choices. Some of how we reach a Gold level is by using Insulated Concrete Forms for our foundations and Spray Foam Insulation to seal the home against weather. We also use engineered steel studs, advanced framing systems, a home-run plumbing distribution system and an air management system to maximize energy usage and improve the quality of the interior air. We include a conditioned crawl space, rigid foam exterior insulation, a heat pump and run all heating ducts within conditioned space. The additional expense for these items and the other quality, energy efficient products we use comes to about $14,000 over a code built home.

Platinum level certification is the highest award Earth Advantage offers and Miranda Homes will build to this level based on customer requests. To reach Platinum level Miranda Homes includes all of the items used to reach Gold level certification as well as additional landscape planning. The location of the property and its proximity to shopping and public transit must also be considered. To reach this level adds approximately $18,000 in cost over a code built home.

At Miranda Homes we work hard to offset these extra costs through efficiencies in engineering, purchasing and processes.

But we don't do all of this for the certificate. We take these steps to give our customers homes that:

Reduce carbon footprints - Our Platinum homes produce approximately 5.3 tons less carbon per year than the average home. (Click Here to see what a ton of carbon looks like)

Reduce utility costs - Our Platinum homes reduce energy bills by an average of 50% over traditional homes.

Increase the life of the home - All of our homes are estimated by The Office of Sustainable Development to last 100 years longer than a code built home.

Bring a higher resale value - Earth Advantage homes are proven to shorten time on the market and bring higher prices. (Read a story HERE)

Reduced waste in landfills - Our recycling program diverts 75% of construction waste to reuse. (approximately 7,500 pounds per home)

As you'll see from the points worksheet, there are many ways to reach the different Earth Advantage levels. Some are more expensive than others but some have a much higher payback in reduced utility costs and improved lifestyle benefits. Every builder of an Earth Advantage certified home has completed the points worksheet and most will be glad to share it with you.

To learn more about Earth Advantage and the certification process for new homes click here. For more information about how Miranda Homes reaches Gold and Platinum levels call us at 503-658-4818. We'll be glad to show you our points worksheets.

Mark Mecklem - Miranda Homes

“Built-In” versus “Bolt-On” Performance

2009-11-11T10:26:00.001-08:00

You may have heard the saying, “You can’t un-ring a bell.” Sometimes you just can’t go back and change things.

When a fruit grower decides to grow organic fruit they change their whole way of doing things. There’s no way to make fruit organic after the fact. There’s no “Bolt-On” alternative to doing things right from the start.

When Toyota created the Prius they didn’t start with a Corolla and bolt on an electric motor. They started from scratch to build a whole new car. It has new wheels, a new transmission, a new computerized dashboard, and a new drive system. Every component was reconsidered with the whole vehicle in mind. The result is the most popular hybrid car on the market and the rest of the automotive industry has begun to follow.

The same is true when building homes. We can’t start thinking about energy efficiency, lifespan, health and comfort of a home after it’s built. There are certain essential components that just have to be built in. It starts with a clean slate and reconsideration of every component with the whole house in mind.

Solar panels can be bolted on and energy efficient appliances can be installed but after a furnace and duct work have been installed in the garage it’s not feasible to move them into conditioned space. An insulated foundation, without vents, that includes an earth slab and vapor barrier cannot be installed after the fact. Replacing traditional batting insulation with spray foam insulation would require gutting the inside perimeter of the house. There is simply no alternative to doing things right from the beginning.

We call it, “Built-In Performance” and we don’t build homes without it.

Mark Mecklem - Miranda Homes

Miranda Homes Announces Free Energy Performance Evaluation

2009-10-27T09:28:00.000-07:00

Home Builder will team with Earth Advantage to give home buyers tools for comparison.

Miranda Homes has teamed with Earth Advantage to put together a unique offer for home buyers. For a limited time, prospective home buyers can receive a free Energy Performance Evaluation of their current home for comparison against other homes they are considering.

Similar to the MPG sticker in the window of a new car, an Energy Performance Evaluation gives home shoppers a way to compare homes they are considering against each other. Earth Advantage evaluates energy efficiency and carbon output of a home by taking into consideration insulation, windows, fixtures, design and several other factors. The evaluation takes a few hours and normally costs $500-700 to complete.

The offer from Miranda Homes provides the first ten responding Oregon residents with a free evaluation on their current home, as long as it is on the market or they have a mortgage pre-approval letter from a bank.

For more information about Earth Advantage visit their website at www.earthadvantage.com . To schedule a tour of one of Miranda’s homes and to take advantage of this offer please call Miranda Homes at 503-658-4818 and ask about the free Energy Performance Evaluation.

Mark Mecklem - Miranda Homes

The True Cost of Home Ownership

2009-10-21T13:01:00.000-07:00

Today, more than ever, it’s vitally important to take all of a home’s costs into account when considering which one to buy.

Your mortgage broker can calculate your monthly payment quickly and easily. Property taxes and hazard insurance tend to go up over time, but generally not too drastically. There are some expenses however, that home buyers often underestimate; energy is one.

Energy costs have been increasing faster than incomes over the past few years. The newer methods for generating electricity, although “greener”, are not any less expensive. There doesn’t seem to be any near term relief in the cost of a unit of energy but if we can reduce how many units we use we can relieve the strain on the infrastructure and our own wallets. That’s where conservation comes into play.

By choosing a home that uses half, or less than half, of the energy a typical home uses, a family can regain control over the amount they spend on energy.

How do you determine which houses are efficient and which aren’t?

Just like the MPG sticker in the window of a new car there’s a scoring system for homes that gives consumers a way to compare. It’s called an Energy Performance Score or EPS. It was developed by Energy Trust of Oregon. You can learn more about it HERE.

Energy Trust of Oregon can arrange to provide an EPS on any home, old or new, but most builders should be able to provide you one for any home you’re considering buying.

Just as you wouldn’t consider purchasing a new car without knowing what its fuel mileage is, you should consider a home’s EPS before you make your final decision.

Mark Mecklem - Miranda Homes

Turns Out that Size Really Does Matter.....

2009-10-01T08:32:00.000-07:00

When it comes to house size, statistics say that, for most people, smaller is better. As the glut of homes over 2,500 square feet languish on the market buyers are flocking to smaller, more efficient homes, just like the people who used to drive Hummers are looking at smaller more efficient vehicles. People’s thinking is shifting from square footage to carbon footprints. Pride of ownership is shifting from excess to efficiency.

As the status symbols of the last 10 years are changing they are opening the doors for advancements in technology as they relate to sustainable building. Alternative energy sources are being introduced, insulation is getting better, foundations are improving and off gassing from paints and adhesives are being reduced, just to name a few.

Miranda Homes’ goal is to be at the forefront of these technological advances while keeping an eye on attainability. “Green” homes with price tags that are 30% higher than other homes cannot become main stream because most people can’t afford them. At Miranda Homes we applaud and encourage all builders who raise the expectations of their customers by providing durable, comfortable, sustainable, efficient homes that are low maintenance and long lasting at prices that they can afford.

Mark Mecklem - Miranda Homes
Attainably Sustainable.

The Importance of a Clean Furnace

2009-09-29T08:38:00.001-07:00

You may have never considered what a furnace can go through before you ever live in a house. It is commonly used by subcontractors to help dry out the inside of the home and to speed up the process of sheet rock mud, tape and texture. The problem is that during construction there is a substantial amount of dust and debris in the air. Sheet rock dust is especially fine and stays airborne easily. When the furnace is running it sucks all of that matter into return vents, through the furnace and out through the ducts. Unfortunately, it leaves dust behind that the homeowner has to deal with for a very long time.

The furnace should never be used until the home is completed. All registers also need to be sealed with a durable material to keep construction debris and dust out. The furnace itself should be sealed in plastic to keep it clean as well. The best way to tell if you're looking at a furnace that wasn't subjected to construction debris is to pull a couple of the register vents out and look inside. The ducts should be clean and free of sheet rock scraps or other debris. You should also pull the filter out of the furnace and look inside for dust.

Using the furnace during construction may seem like an unimportant shortcut but it can have a long lasting negative impact on interior air quality for the homeowners.

Mark Mecklem - Miranda Homes

Electricity Versus Gas

2009-09-17T13:04:00.001-07:00

There are really only two common options for energy in today's homes; natural gas and electricity. Several factors contributed to our decision to standardize on electric appliances as opposed to gas. Arguments exist supporting both fuel types as being more environmentally friendly, however we believe the future will increasingly favor electricity as a means of tapping renewable sources. Even now, gas is almost entirely fossil-based. Electricity, on the other hand, already has several renewable technologies employed.

This is why homes that are "off grid" are largely electric. The technology exists for on-site generation of electricity in sufficient quantities to make it possible for a home’s production to exceed its consumption. Similar technology for natural gas is decades away. As the requirements approaching "net zero" or "zero carbon" homes are implemented over the next 20 years, we think homes will be forced to utilize electric fuel from renewable sources at ever increasing rates. This part of the country already has abundant, cheap, relatively clean electrical power generation. Building our homes with this in mind will put our customers in a better position to take advantage of future technological advances.

Electricity is universally consumed and unmatched in its capacity to fulfill all the energy demands of the house: heating, cooling, lights, cooking, and electronics - whereas, a home with a gas furnace will still need to have electricity to run the blower. Being entirely electric improves efficiency because we deal with fewer utility companies and our customers will have the convenience of fewer bills each month. Additionally we can eliminate the minimum meter rental charge that gas companies apply to each home whether or not any gas is used in a month. This charge is typically around $13 per month for an average household. Selecting the 100% renewable energy option through Portland General Electric will add $9 to the average household electricity bill.

Some customers may insist that they prefer gas appliances, and it will be simple to accommodate them – at an environmental cost. But to set a standard for a high performing home, all electric is simply better.

Loren Hanson - Miranda Homes

What Should Be in Every New Home and Why --Part 7-- Hidden Details

2009-09-16T08:59:00.001-07:00

Many aspects of a home and its construction are covered up with the finishes. Sheetrock and carpet hide floor decking, fasteners and poor quality materials. What's under the cosmetics is very important to the longevity of your home and the comfort and security you'll experience while you live there.

Ask the builder: Was this home built from architectural plans or from engineering plans?
Historically, homes have been built from a set of architectural plans. These plans are a two dimensional guideline. It is similar to trying to build a car with a photograph and some notes. There is a significant amount of room for errors in translation by builders. Engineering is done in a three dimensional environment. Every aspect of the construction is completed on the computer prior to building. In a three dimensional environment designers are able to look at a home from every angle on the computer which exposes issues before they’re experienced on the jobsite.

Ask the builder: What is the thickness of the floor decking?
Floor decking is what’s under the floor covering. Most builders use ¾” plywood. You’ll notice a big difference with 1 1/8” tongue and groove plywood. It provides a more solid surface and is quieter than thinner decking. If you want to check for yourself, look at the crawlspace access door. You’ll be able to see from the profile exactly what is being used. Many builders will use less expensive materials here because they don’t think you’ll ask or that you’ll check for yourself.
(While you have the crawlspace access door open, look inside to see if there is a concrete slab or just a plastic sheet over dirt.)

Ask the builder: What types of fasteners were used to build the home?
Did you know that screws provide 30% more strength than nails? They also tend to squeak less. Look for builders who use screws rather than nails as fasteners.

Ask the builder: What measures have you taken to ensure the roof doesn’t leak?
There are many new products available today that help ensure a better sealed roof. Starting with the felt paper, (which is the base layer of the roof) better builders use improved staples that include a plastic cap. The cap helps seal the hole created by the staple and minimizes the possibility of the felt paper tearing at the entry point.

Roof valleys are another particularly susceptible area and can be improved with the use of an ice and water shield between the felt paper and the metal flashing.
Mark Mecklem- Miranda Homes

What Should Be in Every New Home and Why --Part 6-- Contractor / Subcontractors

2009-09-14T10:30:00.000-07:00

At the surface, it may look like most homes are built by professional homebuilders. In truth, most home construction is run by a contractor but built by 20 or more subcontractors.

Ask the builder: Was this home built by a single professional builder or by many subcontractors each completing a small part of the process?

Subcontractors (or “Subs”) tend to be concerned with their own piece of the process. They don’t generally worry about the other subcontractors or how their work affects the work of others. Shoddy work has to be dealt with by the trades that follow. It is common to see a jobsite sit for days at a time with no one working on it because one sub is waiting on another, who is waiting on another, etc. That wasted time can add several months to the process and is transferred to the home buyer as extra costs in the form of interest and insurance payments made by the developer or construction loan interest by the homeowner.
By contrast, a professional builder efficiently schedules, completes, and takes full responsibility for every aspect of the home. It is a common impression that faster construction equates to lower quality. In fact, organized building processes reduce build time, increase quality control, and reduce costs. You’ll notice that homes built by professional builders are completed much more quickly (45 days or less) because of the control they have over scheduling. The assembly crew completes every part of the process. Any shoddy work they pass on is to themselves, so it is in each individual’s best interest to complete each task correctly.

Ask the builder: Who do I call with issues or questions?

It is common for contractors to refer questions to the subcontractor who completed the specific task in question. Often times it is not clear who the responsible party is. Subcontractors point fingers at each other leaving the homeowner powerless and the issue unresolved. When homes are built by a single responsible professional homebuilder issues can be resolved quickly and efficiently.

Mark Mecklem - Miranda Homes

What Should Be in Every New Home and Why --Part 5-- Siding / Exterior Insulation

2009-09-08T11:39:00.000-07:00

Home construction has evolved over time. As we understand more about the environment and how the materials we use affect livability, new technologies have been introduced that have the added benefit of longevity with low maintenance.

Ask the builder: Was exterior insulation used?
The best way to boost the insulating value of your walls is to reduce the impact of temperature differences before they get to the structure. Builders who use a double vapor barrier exterior insulation have taken the extra steps to seal your home against weather.

Ask the builder: What were the conditions the home was painted in?
Many homes are painted on site under whatever conditions were present. Maybe the home was painted on a dry, overcast 70 degree day. Maybe not. Look for builders who use long-lasting cement based siding that was painted in a factory under controlled conditions. Ask about guarantees too. You should expect a finish that doesn’t need to be repainted for at least 15 years and siding that’s guaranteed for at least 30 years. When a manufacturer has a 15 year finish guarantee and a 50 year materials guarantee it says something about their confidence.
Mark Mecklem - Miranda Homes

What Should be in Every New Home and Why -- Part 4-- HVAC

2009-09-02T08:17:00.000-07:00

The Heating, Ventilation, and Air Conditioning System (HVAC System) of a home has a huge impact on comfort and air quality. It consists of much more than an efficient furnace or heat pump. It’s an entire air management system that regulates fresh air, efficiently moves conditioned air, and ensures proper evacuation of “dirty” air.

Ask the builder: How is air quality managed?
Air quality management consists of temperature control, moisture control, introduction of fresh air and evacuation of “dirty” air. This doesn’t all happen by accident. Look for builders who consider all aspects of air quality management by incorporating active systems with monitoring and control over air quality and exchange.

Ask the builder: Do all of the air ducts run within conditioned space?
Air ducts simply perform better when they’re within conditioned space. Metal is a great conductor of heat so metal ducts will quickly transfer temperature. When they’re in unconditioned space the difference in air temperature greatly affects the efficiency of your HVAC system. Any heat transfer the ducts allow should be within the space you’re trying to heat or cool so that the energy being used isn’t wasted. Sometimes you'll see an attempt to insulate ducts that run in unconditioned crawl spaces or attics. It’s a bandage that treats the symptom rather than the root.
Mark Mecklem - Miranda Homes

Next: Exterior Insulation and Siding

What Should be in Every New Home and Why -- Part 3-- Insulation

2009-09-02T08:14:00.000-07:00

Homes that conform to new code are better than last year’s homes, but do you want a home that just conforms to code or one that takes advantage of technology, considers energy conservation, raises livability to a whole new level, and does so affordably?

Ask the builder: What type of insulation is in the home?

Fiberglass batting and blown-in fiberglass insulation have been the choice of most home builders for the last 50 years. More recently, other types of insulation have gained popularity as we study how fiberglass fails when outside temperatures fall below 45 degrees. According to a study at Oak Ridge National Laboratories, funded by the Department of Energy, the printed “R” values of batting insulation are inaccurate.
The study states that:
• “R-19” labeled fiberglass batts have an actual R-value of 17.4 before they are installed.
• “R-19” fiberglass batts have an actual R-value of 17.0 when installed “perfectly”
• “R-19” fiberglass batts have an actual R-value of 13.7 when installed as commonly found in actual walls. This represents a 28% loss in the actual R-value versus what is printed on the label.
(Read the details of the study at http://envirosealfoam.com/fiberglassbatts.pdf)

Make sure any home you’re considering uses open cell spray foam insulation. Open cell spray foam insulation expands during its application which helps it find and fill every crevice that might leak air. Batting leaves gaps around its perimeter in every wall cavity and at any seams. It’s impossible to squeeze it into all of the possible air leaks even if the installer can find them. In addition, open cell foam does not allow moisture transfer as fiberglass batting does.

Ask the builder: How many air changes per hour in this home?

Air Changes per Hour (or ACH) are calculated using a blower door test where all of the doors and windows are closed and the front door is replaced with a sealed fan that creates a controlled negative pressure inside the home. A gauge measures how many times the air inside the home is completely changed in an hour under this negative pressure. The ACH score of a home reveals how tightly sealed against outside infiltration it is. A lower score represents a more tightly sealed home.

The typical house, built to current code, usually scores 10 Air Changes per Hour (ACH). To qualify for the Energy Star rating a house can score no higher than 7 ACH. Look for a score of under 3 ACH for homes that are 70% better than standard homes. Infiltration typically represents 25-30% of the heating and cooling cost of a house so its ACH score is important. Lower energy usage is better for the homeowner and for the environment.

Mark Mecklem - Miranda Homes

Next: Part 4 - Heating/Ventilation/Air Conditioning

What Should be in Every New Home and Why --Part 2-- Framing

2009-08-31T08:13:00.001-07:00

Part 2 - Framing
Your walls play a huge part in energy efficiency. If your home is built in the rainy season, make sure it’s with materials that can stand this environment. If it’s built with lumber, understand its limitations.

Ask the builder: What material was used for framing?
Why does it matter?
Many builders today use wood for framing homes. It’s easy to find sources of wood and it’s relatively easy to find people who can work with wood. But, wood has its shortcomings. When it gets wet it holds moisture for a long time; far longer than most builders are willing to wait before finishing the interior of a home. It can take weeks, months, or even longer for wet wood, sealed inside walls, to dry. In the mean time, mold and rot have the perfect environment to establish a foot-hold; warm, damp, organic material. When it does dry, wood doesn’t remain the same size and the same shape as it was when it was wet. So, as they dry, wood walls change shape resulting in visibly noticeable warping and cracked sheetrock. Get close to the wall and look down its length. If it’s wood, and it isn’t warped yet, it may not be dried out.

Builders may tell you that they avoid these problems by using kiln dried lumber. If so, ask them what steps have been taken since it left the mill to ensure that it stayed perfectly dry. As soon as wood is exposed to moisture it begins to absorb it. It's a natural property of trees. Without it they would not be able to draw in water and nutrients to survive. Cutting down a tree and drying it doesn't change its tendency to absorb water.

There’s a reason commercial buildings are framed with steel and it’s not because it’s cheaper. Builders of commercial buildings understand the benefits of steel. It has a longer lifespan than wood, does not retain water, remains dimensionally stable and creates less waste than wood framing. It is not susceptible to insects, rot or mold and it’s not combustible. Most of the steel used in framing is 100% post-consumer recycled material as well.

Ask the builder: Where was the framing done for this home and what are the benefits?
Framing homes on-site is quickly becoming a method of the past. In fact, 47% of homes built on the East Coast today are framed in a plant. By framing in a plant and delivering completed wall sections to the jobsite for assembly, builders can ensure their quality. In a plant environment jigs and fixtures can be used to build walls that are perfectly square, windows can be installed and sealed, waste can be properly managed, and strict quality control measures can be employed. Walls can be built in a plant in less time, under better working conditions. When they are delivered to the jobsite they can be assembled in a matter of hours rather than days.

Ask the builder: What is the Quality Control process you use?
Every builder should have a written quality control process. Ask to see it, as well as the QC Inspector’s sign-offs for the construction of the home. If the builder has them they will be proud to show you. Look for detailed sign off sheets for each wall that show they were inspected for proper assembly and quality of materials.
Builders may try to convince you that the local building inspectors ensure they meet requirements. But, keep in mind, local inspectors are charged with inspecting for health and safety aspects of a structure. They are not responsible for accuracy, aesthetics or quality.

Ask the builder: What is your waste management plan during construction?
Every builder should have a waste management plan. According to the Office of Sustainable Development, four pounds of waste are created during construction for each square foot of a typical home. That means, in a typical 1,700 square foot house, 6,800 pounds of waste are created. That adds up quickly in a neighborhood of 100 homes. Make sure your builder is doing everything possible to reduce that amount of waste and recycling everything they can. Look for a plan that targets 1 pound per square foot with 95% of that being recycled.
Mark Mecklem - Miranda Homes
Next Post: Part 3 - Insulation.

What Should be in Every New Home and Why --Part 1-- Insulated Foundation

2009-08-28T09:13:00.000-07:00

Preface - The Builder and the Realtor
Usually, when looking at new homes, you’ll be dealing with the Realtor. A Realtor can be a valuable ally during the transaction and with facilitating your home shopping. But, in many cases, the Realtor won’t be able to adequately answer the tough questions you’ll want to ask if they weren't involved in the build process. If they can’t, ask to speak directly with the builder of any new home you’re considering buying. If the Realtor stands in the way, there’s a reason. The builder doesn’t want to deal with you.

Part 1 - Insulated Foundation
Your foundation should do more than just hold your house up. It should contribute to the energy efficiency of your home. It should be able to deal with moisture, reasonable earth movement, resist pests, and control outside environmental effects. If all of this is done, it allows the designers to utilize space they couldn’t otherwise and allows the home owner to access space they were uncomfortable entering before. It also adds to the comfort and longevity of the home.

Ask the builder: Does this home have a sealed, insulated foundation?
By using insulated concrete forms builders can eliminate the vents that let in insects, rodents and cold moist air. By adding a concrete slab that covers the dirt floor of the traditional crawl space and introducing conditioned air the “stack effect” can be eliminated as well. The stack effect is most severe when heating the home as the warmer indoor air rises up through the building and escapes through open windows or ventilation openings. The rising warm air reduces the pressure in the crawl space of the building, pulling cold, moist air through the foundation vents and into the home. As the air works its way up through the home it deposits moisture in the insulation under the floor, the carpet, the furniture and the inside of the walls. That moisture shortens the lifespan of your home, reduces the quality of the air you breathe and makes the home less comfortable. An added benefit to sealing and insulating the foundation and introducing conditioned air is that air vents and plumbing can be run underneath the home without being subject to outside air temperatures. By keeping these systems in conditioned space, energy consumption is greatly reduced.

Ask the builder: Does this home have foundation drains?
All homes should be built with foundation drains. Not all homes are built with foundation drains. It’s a shortcut that saves the builder a little time and a little money but that has a huge negative impact on the quality and longevity of your home. Without water management around the base of your home it is subject to more earth movement, erosion and water in the crawlspace. At a minimum, the builder should use a drainage system around a home but, even better, is a footing form that includes water and radon gas evacuation. By using a footing form drain, water is managed on both sides of the foundation wall and under the concrete slab.

Ask the Builder: Is this a monolithic pour foundation?

A monolithic pour is when all of the footings, foundation walls and earth slab are poured at one time. The biggest benefit of a monolithic pour is its strength. When all of the concrete is poured at the same time it all becomes one cohesive piece. Many builders set up plywood forms for the footings one day, and then come back the next day to pour concrete. The day following the footing pour they return to strip the forms. Later, they come back and repeat the process for the foundation walls. If they pour an earth slab, it is done in a third step. This method creates a foundation with a break between the footing and the walls which is not as strong or tightly sealed as a monolithic foundation. In addition, because a monolithic pour is completed in a single day, it requires the crew to drive to the job site one time rather than about ten times, and the concrete pump truck to travel to the jobsite one time rather than three. So, a monolithic pour makes a stronger foundation and does so with less environmental impact. Why wouldn’t every builder do it that way?

Ask the builder: Does this foundation take advantage of the thermal energy of the earth?
By excavating to the proper depth, the foundation of a home can take advantage of the constant 55 degree temperature of the earth. That means that when it is 25 degrees outside you have a head start on heating your home as the foundation collects that 55 degree temperature. Conversely, when it’s 90 degrees outside, you have a head start on cooling your house. It’s part of the energy efficiency of a home that many builders overlook.

Mark Mecklem - Miranda Homes

Next week: Part 2 - Framing.

What Should Be in Every New Home and Why

2009-08-27T10:34:00.000-07:00

Can you imagine buying a new car without seatbelts? They just aren’t available because certain features are demanded, by law and by consumers, as essential in every new car. So, what should be demanded as essential in a new home?

New homes should be:

Efficient – They should use energy sparingly and wisely.
Attractive – They should have the features that give you pride as a homeowner.
Comfortable – They should give you complete control over temperature, humidity and air quality.
Long Lasting – They should last 100 years or more.
Pest Resistant – They should use materials and methods that inhibit rodents and insects.
Easy to Maintain – They should not require excessive time or money in upkeep.
Environmentally Friendly to Build – They should not create excessive waste or environmental disruption during construction.
Safe – They should be fire resistant, mold resistant and not create harmful off-gasses.

Over the next few weeks we’ll be publishing some key features that you should look for when deciding on which new home to purchase. You’ll be armed with the information most builders don’t want you to know. You’ll be able to ask the questions that will eliminate the poorly built homes from your list of possibilities.

Mark Mecklem - Miranda Homes

Map to Bella Ponte Cino - Lot 4

2009-08-26T09:51:00.001-07:00

Below is a map to a home we're building in Clackamas. The address is 14056 SE Sierra Drive, Clackamas, Oregon 97015.

If you would like a personalized tour please call Larry Quilliam at 503-970-7061.

Miranda Homes Uses Game Changing Technology

2009-08-06T06:13:00.000-07:00

Miranda Homes poured the foundation today on what promises to be a game-changer in the housing market. This foundation is just the beginning of a development of highly energy efficient homes being built in Clackamas this summer.

Not only are the homes highly energy efficient, they are being built to be affordable. Owner, Rob Boydstun, said,”We have developed methods and materials that allow us to create comfortable, attractive homes that are environmentally conscious and that are priced competitively with traditionally built homes.” Their methods and materials also allow Miranda to deliver completed homes fewer than 60 days from ground breaking.

Energy efficiency for this home has been projected at up to 50% over a traditionally built home of the same floor plan.

Larry Quilliam of Windermere Realty was on site for the pour. According to Larry, new homes built in 2009 in the Portland, Milwaukie, Clackamas, Oregon City and Lake Oswego areas total 255 (price range between $200,000 and $500,000), but only 99 actually exist or are under construction. “Citing data from the RMLS”, Larry said, “99 homes represent only 1.1% of the market. It is hard for those people who want to see something new in that price range to find a house to look at today.”

The home started today has already been sold. Two more homes using different plans will start within 30 days. Miranda Homes will be building a total of 50 homes in the development which will be available starting in mid September.

For more information please contact Mark Mecklem at 503-658-4818 or mmecklem@mirandahomes.com
Mark Mecklem - Miranda Homes

Read About us in the Oregonian

2009-02-26T15:36:00.001-08:00

We are in the Oregonian today. You'll find us on the cover of the Homes and Gardens section.

Here's a link.

"Junked Cars Morph into Green Homes"

Stay tuned for more....

Rainwater Harvesting

2008-12-03T09:37:00.000-08:00

We've been researching rainwater harvesting systems for use in our house. What we have found is that most of them are near the range of $30,000. That doesn't quite fit with our model. What we're trying to achieve is an affordable home that couples sustainable building practices and materials with sustainable living. A big part of that is finding ways to avoid the 30% up charge associated with typical sustainable homes. So, we started looking at the alternatives to a $30,000 rainwater collection system.

To start with we looked at the typical water usage of a home. We found that nearly 70% of the water used in a home is for landscaping, outside hose bibs and toilets. So, if we could find a way to cover a huge portion of the water usage at a fraction of the cost of what's available on the market we could help people into sustainability.

We came up with a system that includes a 1,700 gallon underground collection tank and a Master Shield gutter system that filters the rainwater. During a rain the first 10 gallons of water are collected and drained off to remove the huge majority of "undesirables" which is required by code. The rest of the water is collected in the tank. We are introducing a small amount of city water into the tank for the treatment properties it offers.

Water can then be pumped out of the tank on demand using a 15 gpm pump located outside the house. If the tank is drained to less than 250 gallons a valve in the crawl space switches the toilets, hose bibs and sprinklers over to city water. During a pump failure or a power outage the system will also switch over to city water.

Our home monitoring system will show how much water is in the tank and differentiate water usage between collected rainwater and city water. By knowing how much water is being used and how much is available in the tank, homeowners can make small changes to reduce their overall consumption. We will be installing two stage toilets that have the option of a .8 gallon "half" flush or a 1.6 gallon "full" flush which will also help manage water usage.

Our aim is to accomplish all of this for under $8,000. By making the decision to help reduce city water usage by 70% rather than 100% we can offer a savings of $22,000 and we can make it available to many more people.

The overall result of 100 people reducing city water usage by 70% has a much greater positive impact on the environment than 1 person reducing city water usage by 100%. And currently, the number of people choosing a $30,000 system over relying on city water is nowhere near the 1% in that example.

Some Thoughts on Sustainable Building

2008-09-15T09:54:00.000-07:00

Sustainable building isn’t just about what the products we use are made of. It’s also about how product choice affects waste and the number of trips to the jobsite.

Mike O’Brien, a Green Building Expert for the Office of Sustainable Development, informed us that the average house built in Portland creates 4 pounds of waste per square foot during construction. That includes concrete forms that have outlived their useful life and all the ends of wood framing that are cut off and thrown away.

Our steel framed walls are built with very little waste because each stud is formed using our Nuconsteel roll former to the exact length required. There is no waste except for the punched holes for wiring and plumbing, and that waste is collected and 100% of it is recycled. Also, by building all of the walls in the plant we save trips to the jobsite. Instead of taking 3 weeks to frame a house on site it can be done in a matter of a week. That saves 10 or 12 trips to the jobsite for the typical crew that probably each drives their own car every day. All of the interior and exterior walls are built in the plant and delivered the next day for installation.

This trailer holds enough steel to be recycled into framing for 3 homes.

Our steel studs are produced using 100% recycled steel provided by Nuconsteel. For a 2,000 square foot home we use the equivalent of 4 crushed cars for our framing.

The average 2,000 square foot house uses 11,000 to 13,000 board feet of lumber. That is about 8 of these truckloads per house or an acre of forestland.

It’s not just about recycling. It’s about the processes that our product choices allow that reduce the waste created in the first place that helps make our homes sustainable.

Not to mention that all of the products put together create an energy efficient, comfortable, super strong, safe home.