Wyandotte Neighborhood 

Stabilization Program: Retrofit 

of Two Homes 

A. Lukachko, A. Grin, and D. Bergey

Building Science Corporation 

April 2013
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iii

Wyandotte Neighborhood Stabilization Program: Retrofit of Two 

Homes

Prepared for: 

The National Renewable Energy Laboratory

On behalf of the U.S. Department of Energy’s Building America Program 

Office of Energy Efficiency and Renewable Energy 

15013 Denver West Parkway 

Golden, CO 80401

NREL Contract No. DE-AC36-08GO28308

 

Prepared by: 

A. Lukachko, A. Grin, and D. Bergey 

Building Science Corporation 

30 Forest Street

Somerville, MA 02143

NREL Technical Monitor: Cheryn Metzger

Prepared under Subcontract No. KNDJ-0-40337-00 

April 2013 
iv

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v 

Contents

List of Figures ........................................................................................................................................... vii

List of Tables ............................................................................................................................................. vii

Definitions ................................................................................................................................................. viii

Executive Summary................................................................................................................................... ix

1 Introduction ........................................................................................................................................... 1

1.1 Project Background ..............................................................................................................1

1.2 Relevance to Building America Goals .................................................................................4

1.3 Project Location ...................................................................................................................5

2 Mathematical and Modeling Methods................................................................................................. 7

2.1 Energy Modeling Methods ..................................................................................................7

3 Experimental Methods ......................................................................................................................... 8

3.1 Testing Methods...................................................................................................................8

3.2 Collection of Utility Bill Data..............................................................................................8

4 Results................................................................................................................................................. 10

4.1 Final Energy Efficient Technology Package .....................................................................10

4.1.1 Enclosure Specifications ........................................................................................11

4.1.2 Mechanical Specifications .....................................................................................14

4.2 Energy Analysis Results—Cost Effectiveness of the Energy Efficiency Measures .........16

4.2.1 Background and Cost Information .........................................................................16

4.2.2 BEopt Modeling Results ........................................................................................18

4.3 Airtightness Testing Results ..............................................................................................22

5 Discussion........................................................................................................................................... 23

5.1 General ...............................................................................................................................23

5.2 Documentation ...................................................................................................................23

5.3 Builder Selection and Training ..........................................................................................24

5.4 Foundations ........................................................................................................................24

5.5 Insulation and Air Sealing .................................................................................................25

5.6 HVAC Installation .............................................................................................................26

5.7 Lighting and Appliances ....................................................................................................26

5.8 Sales and Marketing ...........................................................................................................26

5.9 Purchase Price ....................................................................................................................26

5.10 Home Buyer Education ..........................................................................................27

6 Conclusions ........................................................................................................................................ 28

6.1 Discussion of Research Questions .....................................................................................28

6.2 Future Development for Higher Performance Levels ........................................................29

6.3 Gaps in Existing Measure Guidelines ................................................................................29

6.3.1 Quality Management Strategies .............................................................................30

6.3.2 Recommendations for Future Measure Guidelines ................................................30

6.3.3 Ground Source Heat Pumps for Cold Climate Homes ..........................................30

6.3.4 Heat Recovery Ventilator and Energy Recovery Ventilator Systems for Cold 

Climates .................................................................................................................30

7 Acknowledgments.............................................................................................................................. 31

References................................................................................................................................................. 32

Appendices ................................................................................................................................................ 34

Appendix A: MSHDA Wyandotte, Michigan NSP2 Target Areas .........................................35

Appendix B: Wyandotte, Michigan NSP2 Initial Energy Analysis (November 9, 2010) .......36

Appendix C: House Plans for Wyandotte NSP2 Pilot Community .........................................41
vi 

Appendix D: Site Visit Reports ...............................................................................................44

Appendix E: Press Reports ......................................................................................................8

Team Contact Information .......................................................................................................96
vii 

List of Figures

Figure 1. Typical existing houses in the NSP2 neighborhood............................................................... 2

Figure 2. Proposed NSP2 allocations by eligible use (MSHDA 2009) ................................................... 5

Figure 3. Wyandotte, Michigan relative to Detroit ................................................................................... 6

Figure 4. Photograph of Cedar 1 near completion ................................................................................ 11

Figure 5: Repair work on Cedar 2 foundation........................................................................................ 13

Figure 6. Photograph of a well operation for a GSHP system in the NSP2 neighborhood ............... 15

Figure 7. Central fan integrated supply ventilation schematic ............................................................ 16

Figure 8. Preliminary BEopt parametric study for Wyandotte NSP2 retrofit test home .................... 19

Figure 9. Preliminary BEopt cost study for Wyandotte NSP2 retrofit test home ............................... 19

Figure 10. Final BEopt energy analysis results by end use ................................................................. 20

Figure 11. Final BEopt cost study........................................................................................................... 21

Figure 12. Example of floor framing plan with mechanical layout....................................................... 23

Figure 13. Spray foam installation in conditioned crawlspace at Cedar 1.......................................... 24

Figure 14. Typical ductwork sealing at takeoff from trunk; elbow to the site is sealed .................... 26

Figure 15. 247 Walnut parametric results graph.................................................................................... 40

Unless otherwise noted, all figures were created by the BSC team.

List of Tables

Table 1. Wyandotte NSP2 Test Houses .................................................................................................... 2

Table 2. Summary of Wyandotte NSP2 Energy Efficiency Retrofit Package Components................. 3

Table 3. Wyandotte NSP2 Properties by Bid Package ............................................................................ 6

Table 4. Wyandotte, Michigan NSP2 Retrofit Enclosure Specifications ............................................. 11

Table 5. Wyandotte, Michigan NSP2 Mechanical System Specifications ........................................... 14

Table 6: Cost Information Summary Table............................................................................................. 17

Table 7. Wyandotte NSP2 Enclosure Performance Testing ................................................................. 22

Table 8. Common Points of Air Leakage ................................................................................................ 25

Table 9. Construction Cost and List Price for Wyandotte NSP2 Retrofit Homes............................... 27

Table 10: Basic dimensions and areas for 247 Walnut......................................................................... 38

Table 11. Building Energy Specifications............................................................................................... 39

Table 12. Simulation Results for 247 Walnut ......................................................................................... 39

Table 13. Industry Team Member Contact Information......................................................................... 96

Unless otherwise noted, all tables were created by the BSC team
viii

Definitions

ACCA Air Conditioning Contractors of America

AMI Area Median Income

ASHP Air Source Heat Pump

BA Building America Program. More information about BA can be found at 

www.buildingamerica.gov 

BEopt Building Energy Optimization Program – House energy simulation program and 

primary analysis tool for Building America homes. 

BSC Building Science Corporation. More information about BSC can be found at 

www.buildingscience.com

ccSPF Closed-cell Spray Polyurethane Foam

ocSPF Open-cell Spray Polyurethane Foam

CFIS Central Fan Integrated Supply, a mechanical ventilation design. More 

information about CFIS ventilation can be found at www.fancycler.com/ 

EF Energy Factor

FF PIC Foil Faced Polyisocyanurate

GSHP Ground Source Heat Pump

HSP House Simulation Protocol – Guideline document that defines the benchmark, a 

standard calculation by which the retrofit construction test house is compared. 

IECC International Energy Conservation Code. More information can be found at 

www.energycodes.gov/ 

MSHDA Michigan State Housing Development Authority

NREL National Renewable Energy Labs. More information about NREL can be found 

at www.nrel.gov/ 

NSP2 Neighborhood Stabilization Program 2 (NSP2) more information can be found at 

www.hud.gov/offices/cpd/communitydevelopment/programs/neighborhoodspg/a

rrafactsheet.cfm 

o.c. On Center

OSB Oriented Strand Board

pcf Pounds per cubic foot

ocSPF Open-cell Spray Polyurethane Foam

SEER Seasonal Energy Efficiency Ratio

SIR Savings to Investment Ratio
ix

Executive Summary

The Wyandotte Neighborhood Stabilization Program 2 (NSP2) project is building 20 new houses 

and retrofit 20 existing houses in Wyandotte, Michigan. This report details the retrofit of two

existing houses in the program. Wyandotte is part of a Michigan State Housing Development 

Authority (MSHDA)-led consortium that is funded by the U.S. Department of Housing and 

Urban Development (HUD) under the NSP2 program. The City of Wyandotte has also been 

awarded U.S. Department of Energy (DOE) energy efficiency and conservation block grant 

(EE&CBG) funds that are being used to develop a district ground source heat pump (GSHP) 

system to service the project.

This report examines the energy efficiency recommendations for retrofit construction at these 

homes. The report will be of interest to anyone planning an affordable, high performance retrofit 

of an existing home in a cold climate zone. Information from this report will also be useful to 

retrofit or weatherization program staff, as some of the proposed retrofit solutions will apply to a 

wide range of projects. 

In this project, the DOE Building America team Building Science Corporation (BSC) addressed

the following research goals and questions on the two test houses:

1. Does the ccSPF retrofit insulation strategy provide the planned level of airtightness in the 

existing building frame? 

2. Where insulating sheathing is used with replacement windows, can water management 

details for insulating sheathing be cost effectively executed by the construction team? 

3. Does the total project cost fall within the project requirements and deliver higher than 

expected energy performance?

4. Is the sizing method for the GSHP accurate for small houses with high thermal resistance 

enclosures?

5. Can the GSHP unit be reduced in size to accommodate additional homes on the same 

well?

Results from the first complete house suggest that the technology package employed (which 

includes spray foam insulation and insulation sheathing) does meet the specific whole house 

water, air, and thermal control performance specification established for this project and the 

project’s affordability goals. The technology specification for the existing NSP2 houses has 

achieved an estimated 42% reduction in whole house energy use relative to the Building America 

Benchmark. Monitoring of the GSHP system has been recommended for a future project. Future 

collection of utility bill data is planned..
1 

1 Introduction

This research report describes work conducted by Building Science Corporation (BSC), a U.S. 

Department of Energy (DOE) Building America research team and describes a project to retrofit

two single family homes as part of the Wyandotte, Michigan Neighborhood Stabilization Project 

2 (NSP2).

Through the test home evaluation in Wyandotte, BSC has acquired important information about 

the construction and performance of the energy efficient technology packages designed for U.S. 

Department of Housing and Urban Design (HUD) NSP2 retrofit projects in a cold climate. This 

research addresses the following gaps and barriers:

• Affordable high performance enclosure assemblies

• Complete high performance technology packages for affordable homes. 

Through this work, BSC has also collected information about the cost and implementation issues 

with high R-value assemblies in existing buildings. In the future, BSC will use this project to 

collect measured energy use data for affordable high performance retrofits. 

1.1 Project Background

The Wyandotte NSP2 project is building 20 new houses and retrofit 20 existing houses in 

Wyandotte, Michigan. Wyandotte is part of a Michigan State Housing Development Authorityled consortium that is funded by HUD under the NSP2 program.1

 The City of Wyandotte has 

also been awarded DOE energy efficiency and conservation block grant (EE&CBG) funds that 

are being used to develop a district GSHP system to service the project.2

The first two existing houses constructed in this NSP2 project were selected as part of the 

Building America research project, and are shown in Table 1 below. Both houses were poorly 

maintained and near the end of their useful service life. The retrofit work for these houses 

included complete interior renovation and upgrades to the enclosure and mechanical systems. It 

is expected that this investment has significantly extended the service life of these buildings. 

 

1 Information about the MSHDA program can be found here: http://www.michigan.gov/mshda/0,1607,7-141--

217713--,00.html 2 More information about the DOE EE&CBG grant can be found here: http://www.energy.gov/9068.htm
2 

Table 1. Wyandotte NSP2 Test Houses

Cedar 1

1453 ft2 two-story single-family detached house

Cedar 2

1327 ft2 one-and-a-half-story single-family detached house

Figure 1 below shows typical houses in the NSP2 neighborhood. 

Figure 1. Typical existing houses in the NSP2 neighborhood 

Research work undertaken by Building Science Corporation on this project is connected to 

previous research work on high R-value retrofit enclosures, the effectiveness of ventilation 

systems, and other whole house energy efficiency retrofit packages for affordable housing as 

described below. 

High performance retrofit wall assemblies have been studied and reported on by BSC [Pettit 

2009; BSC 2011-2, 2011-3] and research work on this technology continues. Findings indicate 
3 

that an existing wood frame wall can be effectively retrofit from either the exterior (with board 

foam insulation or spray foam insulation) or from the interior (with a variety of insulation 

materials). A recent BSC paper has summarized the experience with these efforts [Ueno 2010] 

and identified water management and air tightness issues as major concerns for both methods. 

For air sealing, complicated building geometry will be identified early and particular attention 

will be paid to the insulation and air barrier retrofit in these areas. Spray foam insulation applied 

from either the interior or the exterior will be an initial system for consideration based on past 

success. Simplification of the existing house geometry through use of a “chainsaw retrofit” will 

also be considered [Orr 1987]. Research work on this project will extend BSC’s past work with 

water management and air barrier details for high thermal performance retrofit enclosures.

The planned NSP2 retrofit package (Table 2 below) draws on whole house energy efficiency 

research work that has been published by BSC in the Builder’s Field Guides series [Lstiburek 

2006]. In particular, the affordability aspects of the NSP2 package draw upon past cold climate 

research work with Habitat for Humanity [BSC 2010/02] and other community builders [BSC 

1999, BSC 2008]. 

In Table 2, the “NSP2 Final Specifications” column on the left shows the target post-retrofit 

specification. The “Existing Building” column on the right shows the pre-retrofit conditions for 

both test houses. 

Table 2. Summary of Wyandotte NSP2 Energy Efficiency Retrofit Package Components

NSP2 Final Specifications Existing Building

Building Enclosure

Roof R-50 Unvented cathedralized attic 

8” ccSPF insulation Uninsulated 

Walls 

R-23 Hybrid insulation walls 

1” XPS insulating sheathing (R5),

3” ccSPF to inside of wall sheathing 

(R18) 

Uninsulated 

Basement Floors Uninsulated Uninsulated

Basement Walls R13 Full-height interior insulation

2” PIC insulation (R13) Uninsulated 

Windows

Above grade: Vinyl double glazed 

(U=0.32, SHGC=0.32) 

Basement: glass block windows 

(U=0.6, SHGC=0.6)

Single glazed (U=0.87, 

SHGC=0.62)

Infiltration 2.2 ACH50 Greater than 15 ACH50

Mechanical Systems

Heating GSHP 3.7 COP 78% Gas furnace

Cooling GSHP 3.7 COP 10 SEER air source heat 

pump

DHW 0.94 EF electric tank water heater 0.86 EF electric tank water 

heater

Ducts All ducts in conditioned space R-6 ductwork in attic, 15% 
4 

NSP2 Final Specifications Existing Building

total leakage

Ventilation CFIS supply-only as per ASHRAE 62.2 No ventilation

Appliances and Lighting

Lighting 100% fluorescent 33% fluorescent

Appliances ENERGY STAR appliances Standard appliances

Appendix F includes contact information for team members who are involved in the project. 

1.2 Relevance to Building America Goals

Overall, the goal of the DOE Building America program is to “reduce home energy use by 30%-

50% (compared to 2009 energy codes for new homes and pre-retrofit energy use for existing 

homes).” To this end, the Building America research teams conduct research to “develop marketready energy solutions that improve efficiency of new and existing homes in each U.S. climate 

zone, while increasing comfort, safety, and durability.”3

The technology package that will be developed through this research task is intended to be 

suitable for a range of single-family or attached houses with basements. Further characterization 

of target houses will be done as part of the selection process for additional test houses within this 

task. The information gained through this research will support widespread deployment of this 

package in existing housing across the cold climate zone. 

The most immediate impact of the research project will be to inform the work of the twelve 

Michigan municipalities that are part of the Michigan NSP2 Consortium, including: Detroit, 

Highland Park, Hamtramck, Wyandotte, Flint, Saginaw, Pontiac, Lansing, Battle Creek, 

Kalamazoo, Grand Rapids, and Benton Harbor. The Consortium has received approximately 

$224 million in funding from HUD for redevelopment of blighted and vacant land within the 

participating communities (see Figure 2 below). Looking at “Use B”—the funding for the 

renovation of existing houses—BSC estimates that the research work with Wyandotte will affect 

the retrofit of more than 600 existing Michigan homes within the first round of NSP2 

development and likely many additional homes in subsequent rounds of development as the sales 

revenue from the project is redeployed. 

 

3 http://www1.eere.energy.gov/buildings/building_america/program_goals.html
5 

Figure 2. Proposed NSP2 allocations by eligible use (MSHDA 2009)

The project also has the potential to impact Building America measure guidelines on high Rvalue enclosure retrofits for walls, roofs, and foundations for cold climates, as well as guidance 

on GSHPs for retrofit applications. The Wyandotte, Michigan, NSP2 retrofit test homes may also 

provide an opportunity for long-term research on GSHP performance and the performance of 

GSHP systems in shared-well installations and at a community-scale installation.

1.3 Project Location 

All of the construction for this project will be done in the NSP2 neighborhood in Wyandotte. 

(see Table 3 and Appendix A). As the project progresses, specific property addresses will be 

drawn from a pre-selected inventory of vacant or foreclosed properties. Table 3 lists the houses 

by unit type (property addresses are not reported) and shows how the construction of the houses 

will be tendered in sequence for construction. 
6 

Table 3. Wyandotte NSP2 Properties by Bid Package

NSP2 Bid Pack 1

Item New Address Type Style

1 Cedar 1a Existing 11⁄2 story

2 Walnut 1b New Design 11⁄2 story

3 Walnut 2b New Design 11⁄2 story

NSP2 Bid Pack 2

Item New Address Type Style

1 Vinewood 1b New Modified 11⁄2 story

2 Poplar 1b New Modified 11⁄2 story

3 Cora 3b New Design 11⁄2 story

4 Cora 4b New Design Ranch

5 Cora 1b New Design Ranch

6 Cora 2 New Modified 1 1/2 story

7 Cedar 2a Existing 1 1/2 story

NSP2 Bid Pack 4

Item New Address Type Style

1 Poplar 2b TBD TBD

2 Vinewood 2a TBD TBD

3 Poplar 3 TBD TBD

4 Cora 5b TBD TBD

5 Cora 6 TBD TBD

6 Poplar 4 TBD TBD

7 Poplar 5 TBD TBD a These houses have been included in BSC’s TO2 8.5 project. 

b

 These houses have been included in BSC’s TO2 4.3 project. 

Figure 3 shows the proximity of Wyandotte, Michigan to Detroit. 

Figure 3. Wyandotte, Michigan relative to Detroit
7 

2 Mathematical and Modeling Methods

2.1 Energy Modeling Methods

BSC analyzed the initial drawings provided by the design team to establish the level of energy 

efficiency that the as-designed, retrofit homes were likely to achieve. This was followed by BSC 

analysis to determine measures needed to achieve energy target levels; the development of 

recommendations for moisture control, durability, and indoor air quality improvements; and the 

discussion of relevant construction details with the design and construction team. 

BSC utilized a systems engineering approach, which looks at the performance of the house as a 

whole rather than only focusing on the building elements related to specific disciplines. 

Recommended improvements were considered due to their benefit for multiple subsystems in the 

home and for their benefit to the overall house performance. While energy is the most important 

driver for improvement in Building America research, other vital attributes were considered, 

including sustainability, durability, comfort and indoor air quality. 

The energy analysis is presented below as a parametric study. The overall energy reduction is 

broken down into incremental changes to show what impact a specific improvement has on 

overall performance (i.e., “How much energy does this house save from upgrading my 

windows?”). This portion of the research work involved continuous back and forth 

correspondence with the design team, including discussions on the feasibility of incorporating 

various measures into the builder's practices, and the cost implications.

Whole house hourly energy simulations were completed calculating the source energy 

consumption savings for the target house compared to the 2010 Building America Benchmark 

definition created by DOE [Hendron and Engebrecht 2010]. An explanation of site and source 

energy can be found in Building Science Digest 151: Understanding Primary/Source and Site 

Energy at http://www.buildingscience.com/documents/digests/bsd151-understanding-primarysource-site-energy 

The following tools were used: 

• Energy modeling through computer simulations (including BEopt) to predict the energy 

savings of the home – This analysis is performed on all Building America homes so that a 

percent energy savings is calculated.

• HVAC design (Manual J8 heating and cooling load calculation, equipment sizing, and 

duct layouts) 
8 

3 Experimental Methods

3.1 Testing Methods

Both test homes were performance tested by a local HERS rater employed by the City of 

Wyandotte and BSC. The performance testing is intended to confirm that the house meets the 

energy efficiency specification of the technology package, including the following:. 

1. Blower door test to measure the house infiltration rate before and after retrofit work

2. Duct pressurization test to measure duct leakage (both total duct leakage and duct leakage 

to outside) 

3. Outside air ventilation rate measurement

4. Register flow measurement (to ensure proper airflow from each supply register)

5. HVAC equipment static pressures (measures steady state operation of air handler 

equipment) 

6. Bedroom-to-hallway pressure difference while door is closed (to ensure that transfer 

grille or jump ducts was sized properly such that room pressurization can be prevented 

when the door is closed) 

Indoor temperature and relative humidity have also been measured during site visits, and longterm logging of these conditions may be done pending agreements with the homeowners. If 

implemented, these measurements will continue into 2013. 

The analysis of the building performance testing will include conversion of the CFM 50 blower 

door result to additional units of infiltration rates. Below is the equation for converting a CFM 50 

result to Air Changes per hour at 50 Pascals: 

ACH50 = [CFM 50 / conditioned volume (cf)] * 60 

The BSC team compared duct pressurization test results between the two test homes, both total 

and duct leak to outside, and measured outside air to confirm proper ventilation rates. The team 

also measured register CFM and air handler static pressures as part of the HVAC commissioning 

process, and compared the individual register CFM flows to the Manual J8 design flows. 

In addition to the information described above, BSC will collect basic long-term data on the 

GSHP operation by Wyandotte Municipal Services, the public utility that is owned by the City of 

Wyandotte. The data will not be analyzed by this research project but would be available for use 

by a future research project.

3.2 Collection of Utility Bill Data

For the Wyandotte retrofit project, the City of Wyandotte will collect monthly utility bill data for 

each retrofit home and, if possible, for similar new or existing houses in the NSP2 project area. 

The utility bills will include the monthly dollar amount, units of energy used (e.g., therms of gas, 

kilowatt-hours electricity, gallons propane), and floor plan type. The study period is typically 

two or three years following construction. BSC will analyze the data on a semi-annual basis and 

provide a report to all research partners. 
9 

For this project, the collection of utility bill data is the responsibility of the City of Wyandotte. 

For each NSP2 house, a release form signed by the new homeowner will be collected at the time 

of sale. The City of Wyandotte has proposed that this be included in the purchase agreement for 

each house. Homeowners will be given an explanation of the Building America program, the 

goals and objectives for the Wyandotte project, and a statement of how the data will be used. 

Where possible, the data will be connected to post-retrofit performance, but because of the City’s 

ownership of the house, this does not need to be connected to a particular homeowner—i.e., the 

data can be anonymous. 

A complete analysis of the data also requires collection from a matching group of houses that are 

built to "normal" standards. For Wyandotte, this may involve recruiting participants from 

existing houses in the neighborhood given that the City-owned utility is the provider of 

electricity for all houses in Wyandotte. Some houses in Wyandotte have gas service, and a 

separate arrangement will need to be made in order to secure the full participation of existing 

houses in the area. Although firm plans have not been made at this time, study of the whole 

house energy use on this scale would also fit well with the City's plan to build a GSHP-based 

district system by providing solid information about how existing houses in the area use energy 

compared to the new houses built or renovated to a higher performance standard. The City may, 

in fact, already have collected this information, and they are investigating this possibility. 
10 

4 Results 

This section of the report details the results of:

• The work to refine the energy efficiency technology package for the project (including 

the enclosure and mechanical specifications)

• The energy analysis of the package (including the cost effectiveness of the selected 

measures)

• The performance testing of the completed houses. 

4.1 Final Energy Efficient Technology Package 

BSC conducted initial energy analysis as a starting point for the development of the final 

package; see Appendix B for this analysis. The following section describes the final package of 

energy efficient technology that BSC developed for the Wyandotte, NSP2 program, based on 

discussions with City of Wyandotte staff (including Building Department officials) and the 

project architect. As part of these discussions, BSC performed analysis of the enclosure and 

mechanical energy efficient technology specification. 

This project included constraints that affected the selection of energy efficient technology. The 

most significant one was the choice to use GSHP systems for heating and cooling for all NSP2 

program houses. The City of Wyandotte chose to use GSHP systems early in the project as part 

of a strategy to introduce green technology into the City-owned utility’s portfolio. The long-term 

vision for Wyandotte is the creation of a district system that will start with the NSP2 

neighborhood and then expand to service the remaining city center areas. The supply and 

installation of the GSHP systems and wells was contracted for by the City before the housing 

program was started. Therefore, the individual houses examined by this energy analysis started 

with the GSHP as a fixed element of the technology package—constraining both system choice 

and total cost. 

The proposed construction technology was also intended to be compatible with the technology 

traditionally employed by trades in the Wyandotte area. This limited the selection of enclosure 

systems but was compatible with the proposed high thermal resistance hybrid wall recommended 

by BSC.

 
11 

Figure 4. Photograph of Cedar 1 near completion

4.1.1 Enclosure Specifications

The enclosure specification for both test houses is summarized in Table 4 below. 

Table 4. Wyandotte, Michigan NSP2 Retrofit Enclosure Specifications

Enclosure Specifications

Ceiling Description Dark color asphalt shingles on rafter roof – unvented 

cathedralized attic

Insulation 8 in. (R-50) ccSPF on underside of roof 

Walls Description Hybrid wall with insulating sheathing and spray foam 

Insulation 1 in. (R-5) XPS sheathing, 3 in. (R-18) ccSPF in cavity

Foundation Description Conditioned basement/crawlspace

Insulation 2 in. XPS (R-10) on walls or 2 in. (R-12) ccSPF

Windows Description Double pane vinyl framed with LoE3 spectrally selective 

glazing 

Manufacturer Anderson 

U-value U = 0.32 

SHGC SHGC = 0.32

Infiltration

Specification 2.5 in.2 leakage area per 100 ft2

 enclosure @ 50 Pa 

Performance Test Initial test result = 2.0 in.

2 leakage area per 100 ft2 enclosure @ 

50 Pa 
12 

4.1.1.1 Roof

A variety of enclosure assemblies could be employed for the roofs in the NSP2 retrofit houses. 

The selected assembly for both test houses is a cathedralized, unvented attic that employs 

approximately 8 in. of 2.0 pcf ccSPF sprayed to the underside (interior) of the roof sheathing in

the rafter cavity. This allows for the kneewall spaces to be used for ductwork distribution and 

generous storage areas for the homeowner. In the Cedar 1 house, the existing shingles were 

recently installed and were not replaced.

For other, future existing houses in the NSP2 program, there may be an opportunity to use a 

cheaper vented roof assembly. In these roofs, cellulose insulation would be installed on the 

ceiling plane. Many of the houses have sloped ceilings on the second floor with a combination of 

kneewall and above collar tie spaces. These houses would be insulated in the same way, but 

vented and completeness of the insulation and air sealing will need to be examined on a case-bycase basis.

4.1.1.2 Walls

The above-grade structure of the houses is typically 2 × 4 construction with board sheathing. For 

both houses, the approach was to strip the existing cladding and then reclad from the exterior 

with 1 in. of XPS insulating sheathing and a new drainage plane. The exterior surface of the 

insulating sheathing is taped with sheathing tape and integrated with windows, doors and other 

penetrations to form a drainage plane. A variety of claddings are used in the architectural plans 

for each house, but vinyl siding direct applied over the face of the insulating sheathing and 

fastened to the framing is the most common and covers the majority of the surface area on each 

house. 

On the inside, the plaster or gypsum board was removed and the interior surface of the sheathing 

sprayed with 2.0 pcf ccSPF insulation (in the framing cavity) to a depth of approximately 3 in.. 

The ccSPF forms the primary air barrier system. Penetrations through top and bottom plates for 

services are sealed to compartmentalize the framing cavities. Vapor control is provided by the 

ccSPF, which in this configuration effectively controls vapor diffusion and surface temperature 

of the (interior) condensing surface to limit the risk of wintertime interstitial condensation. This 

assembly is considered to be a vapor open assembly, in that the enclosure layers can dry from the 

ccSPF to the interior and from the ccSPF exterior. 

In future retrofits in the program, if the interior finish cannot be removed, then the cavity will be 

filled with low density foam or cellulose insulation. If cavity insulation is already present 

(possibly installed during a prior retrofit) then insulation will occur from the outside as has been 

done with Cedar 1 and 2. If vermiculite insulation is discovered, proper remedial procedures will 

be used to remove the insulation and either the interior or exterior insulation approach will be 

possible. 

4.1.1.3 Foundation

The foundations of the two NSP2 retrofit test houses include a concrete masonry unit (CMU) 

wall in Cedar 2, and a partial CMU foundation with a partial crawlspace in Cedar 1. In Cedar 1, 

where there is no evidence of water damage, the basement walls were insulated with 2 in. of fullheight foil-faced polyisocyanurate insulation in the CMU section and approximately 2 in. of 
13 

ccSPF in the crawlspace section. In Cedar 2, where evidence of water damage exists, the

following solutions were proposed: 

• Repair water damage from the exterior and insulate as above for Cedar 1 

• Break up floor slab and install interior drainage, insulate wall with SPF or drained board 

foam product 

• Insulate with SPF. 

However, during demolition work on the house, the foundation wall suffered a partial collapse 

(see Figure 5 below). Construction work was delayed and a final retrofit solution for the 

foundation was not determined at the time of this report. 

Figure 5: Repair work on Cedar 2 foundation

Before the houses were examined, the team decided that, depending on the condition of the 

basement floor slab, the slab will either be replaced or left as is. Both houses had concrete floor 

slabs in serviceable condition so the slabs were not replaced and no insulation was added. 

In future project houses, if the slab is to be insulated, the entire surface area of the basement will 

be insulated with 2 in. of XPS insulation. The sub-slab insulation is to be turned up at the slab 

edges as a thermal break and to maintain continuity with the foundation wall insulation. 

4.1.1.4 Windows

New windows are vinyl frames with low emissivity spectrally-selective glazing. A U-value of 

0.32 and a SHGC of 0.32 was chosen for cost reasons although individual builders should be 

able to improve this specification for future homes in the program. This glazing technology has 

some secondary benefits as well, such as reducing UV damage on interior floors or fading on 

furniture. As mentioned, the flanged window units are integrated with the exterior face of the 

insulating sheathing with flashing tape. All window openings are first lined with pan flashing. 
14 

After insulation, low expansion foam is used as an air seal between the window unit and the 

framing of the rough opening. 

4.1.1.5 Infiltration

The air infiltration rate target is the BSC Building America infiltration goal of 2.5 in2 of free area 

per 100 ft2 of enclosure. The layer of spray foam applied to the interior side of the wall and roof 

sheathing is the primary air barrier system. The low expanding spray foam that is installed 

between the window frame and the rough opening is the transition from wall to window unit. In 

the basement, rim joist areas are sealed from the inside with ccSPF to connect the basement wall 

insulation to the underside of the first floor deck. The basement floor and concrete structure 

completes the whole house air barrier system.

4.1.2 Mechanical Specifications

Table 5 summarizes the mechanical systems used in the NSP2 project for both test houses. 

Table 5. Wyandotte, Michigan NSP2 Mechanical System Specifications

Mechanical Systems Specifications

Heating Description 9.2 HSPF ground source heat pump 

Manufacturer and model - WaterFurnace

Cooling 

(Outdoor Unit)

Description - 18 SEER ground source heat pump 

Manufacturer and model - WaterFurnace

Cooling 

(Indoor Unit)

Description - ECM air handler with heat pump coil 

Manufacturer and model - WaterFurnace

Domestic Hot 

Water 

Description - Tank electric hot water heater (EF=0.98), 

desuperheater

Manufacturer and model - Rheem

Distribution Description - R-6 flex ducts in conditioned unvented 

cathedralized attic

Leakage 5% duct leakage to outside 

Ventilation Description - 

Supply-only system with Aprilaire 8126 

VCS, 33% 

Duty Cycle: 10 minutes on; 20 minutes off, 

50 CFM average flow 

Manufacturer and model - Aprilaire 8126 VCS fan cycler 

Return Pathways Description - Central return on first floor, jump ducts in 

bedrooms 
15 

4.1.2.1 Heating and Cooling

Ground source heat pumps shift energy consumption from direct combustion to electricity—

which in many cases may not be preferable from a site-source perspective—but have higher 

COPs than air source heat pumps, especially during periods of extreme temperatures when 

building loads are highest. Their application in single-family homes is limited due to the high 

cost of drilling. The horizontal heat exchangers common in residential construction also reduce 

performance.

As part of the project, the City of Wyandotte will drill vertical boreholes (see Figure 6) at each 

NSP2 project property in the City-owned portion of the front yard. These wells are estimated to 

support GSHP units totaling 6-8 tons. The expectation is that although each well will initially be 

connected to only one NSP2 house, in the long term, Wyandotte Municipal Services will connect 

two or three houses to each well and possibly join the wells together to create a district GSHP 

system. The utility will lease the heat exchanger back to the house occupants. In this way, the 

per-house cost of the system is reduced, and the cost is amortized over a longer period than most 

homebuyers or builders can accommodate. A more complete discussion of costs is provided in 

the following section. The energy efficiency of each NSP2 project is important because the load 

on the well will determine whether one or two additional houses can be added to the well. The 

City of Wyandotte has agreed to handle the long-term collection of energy use data for these 

homes and is interested in the possibility of engaging the National Renewable Energy Laboratory 

(NREL) to monitor the district GSHP system. 

Figure 6. Photograph of a well operation for a GSHP system in the NSP2 neighborhood
16 

4.1.2.2 Ventilation

The package specifies a central fan integrated ventilation system (CFIS) that has been 

extensively researched and tested by BSC [Rudd 2008, Hendron 2008]. This system draws 

outside air via a 6 in. flex duct to the return plenum of the HVAC system (see Figure 7). This 

allows the introduction of outside air to the living space whenever space conditioning is already 

operating. Fan cycling will turn on the fan at a 33% duty cycle (10 minutes on, 20 minutes off) in 

order to provide outside air during periods of no space conditioning. A 6 in. mechanical damper 

is also installed on the 6 in. outside air duct. This is controlled by the fan cycler and will close off 

the outside air duct during periods of consistent space conditioning to prevent over ventilation of 

the living space.

Figure 7. Central fan integrated supply ventilation schematic

In addition to the building enclosure and mechanical system specifications described, ENERGY 

STAR® appliances and compact fluorescent lighting are to be installed in all homes with the goal 

of further reducing internal loads and electricity use. 

4.2 Energy Analysis Results—Cost Effectiveness of the 

Energy Efficiency Measures

4.2.1 Background and Cost Information

The Wyandotte NSP2 Retrofit energy efficient solution package has been designed by the project 

team to meet the cost and performance requirements of houses eligible for the HUD NSP2 

program in the cold climate zone. Specifically, the Wyandotte NSP2 project, administered under 

MSHDA’s NSP2 Consortium, aims to retrofit and build a significant number of houses that can 

be sold or rented to households earning less than 50% of the AMI. This is a different working 

definition of cost effectiveness than is typically used for Building America projects. The result 

will be that robust solutions developed for the NSP2 program in Wyandotte will be appropriate 

for both affordable and market-rate existing housing.
17 

BSC participated in the project architect’s work to value engineer the plans and specifications to 

meet the affordability objective—a package that can be built for less than $100 per square foot 

and make a significant improvement in the energy performance of the building. The $100/ft2 cost 

was established as the program target by the City of Wyandotte based on the NSP2 funding and 

the expected sale price of the finished homes. BSC has conducted analysis of energy efficiency 

measures and other elements of the technology package to optimize the cost. This effort to 

reduce the cost while maintaining or increasing the energy performance of the houses will 

continue throughout each phase of the program.. 

It should be noted that the retrofit budget for the test houses is not just energy related: both of the 

houses were in very poor condition before the retrofit work (they were selected for this reason) 

and underwent complete interior renovations and also had significant upgrades to the enclosure 

and mechanical systems. It is expected that this investment has significantly extended the service 

life of these buildings. 

Although the aim was to develop standardized approaches, it is likely that future retrofit homes 

in the program will present special challenges to the design team. The full NSP2 project aims to 

retrofit 20 houses, but BSC has planned for involvement with two houses. 

Initial cost studies of the Wyandotte NSP2 package indicated that a significant retrofit 

(enclosure, mechanical system and interior finishes) could be implemented for between $95 and 

$105/ft2

 . The following table records reported incremental costs for only the energy efficiency

and durability measures in the final technology package. 

Table 6: Cost Information Summary Table

Category Description Cost Source

Wall Hybrid R-23 Default

Windows

DG Vinyl (U=0.32, 

SHGC=0.32) $6,500 Builder pricing (average) 

Window flashing $400 Builder pricing

Roof Unfinished attic Default

Finished 8 in. ccSPF Default

Foundation Full height R-10 rigid 

insulation $2,400 Builder pricing

Infiltration 2.5 ACH50 Default

Ventilation CFIS $365 Builder pricing

Jump ducts, transfer grilles $150 Builder pricing

Duct System

Ducted supply and panned 

return $1,750 Builder pricing

Fully ducted return $900 Builder pricing

Duct Sealing Conventional (Tape) $175 Builder pricing

Recommended (Mastic) $275 Builder pricing

Heating and 

Cooling 

GSHP 18 SEER, 3.7 COP 

Well for GSHP

$11,800 

$10,000 

BSC cost data sheet (for 3 

ton; less $800 for DHW) 

Builder pricing
18 

Category Description Cost Source

Hot Water 

Electric tank with 

desuperheater connection to 

GSHP

$800 Builder pricing

Lighting 100% CFL 0.98 BSC cost data sheet (per sf 

FFA)

Appliances ENERGY STAR washer, 

fridge $800 

BSC cost data sheet 

(imputed, 2/5 of $2000 for 

5 appliances)

4.2.2 BEopt Modeling Results

The cost effectiveness of the retrofit energy efficiency measures considered for these projects 

was analyzed with BEopt, the Building America performance analysis tool. This tool includes an 

optimization capability that uses user-supplied cost data and energy use information for a 

specified set of energy saving measures to determine combinations of measures that are optimal 

or near optimal in terms of cost effectiveness. BEopt plots the average source energy savings per 

year against the annualized energy related costs. In this output, the optimal packages are those 

that form the lower bound of the plotted data points. BEopt uses a sequential searching technique 

so that not every possible combination of options is simulated. 

BEopt modeling indicates that each proposed building upgrade reduces energy demand and total 

energy-related dollar cost. This modeling is intended to represent a generic house of the set that 

will be retrofit in Wyandotte. For this analysis, characteristics that were typical of houses in the 

NSP2 area were used. These characteristics are summarized in Table 2 under the “Existing 

Building” column. 

Of course, every existing home is unique. This initial parametric study for what was considered 

to be a typical home (see Figure 8 below) predicted a savings of 55% of the estimated whole 

house annual energy use compared to the estimated current, pre-retrofit rate of consumption.

This study was used to help assess cost saving measures early in the design process.
19 

Figure 8. Preliminary BEopt parametric study for Wyandotte NSP2 retrofit test home

Figure 9. Preliminary BEopt cost study for Wyandotte NSP2 retrofit test home

In particular, the base home modeled in this report has uninsulated walls, typical of construction 

at the time these houses were built. It is expected that some of the homes in Wyandotte have 
20 

been retrofit with blown insulation since construction. Since there is more opportunity to save 

energy in buildings that have not been improved since construction, BSC and the City of 

Wyandotte have preferentially selected those which are most in need of improvement for this 

research project. 

The analysis was repeated towards the end of the design process for the final technology 

specification after several refinements had been made (see Figure 10). The results indicated an 

estimated 42% reduction in annual whole house energy use compared to the Building America 

Benchmark. 

Figure 10. Final BEopt energy analysis results by end use

Figure 11 below provides an updated cost study using the final specification for the test homes. 

Note that the GSHP system, but not the cost of the bore-hole, is included in this analysis. 
21 

Figure 11. Final BEopt cost study
22 

4.3 Airtightness Testing Results

The following table summarizes the performance testing results for the houses completed. Test 

reports are included in Appendix D. 

Table 7. Wyandotte NSP2 Enclosure Performance Testing

Address House Type Blower Door Results

Cedar 1 Two-story, 1575 

ft2, single-family 

detached. Volume: 

18792 ft3

A pre-retrofit blower door test was not possible for Cedar 1 

because significant work had already started. We estimate 

that the result would have been in the 20-25 ACH50 range 

based on our past experience with this type of construction. 

A post-retrofit blower door test was completed on June 27. 

The results of this blower door test showed a leakage rate of 

2135 CFM at 50Pa. This correlates to an approximate 5.2 

ACH at 50Pa. Areas of significant leakage include the first 

floor to second floor rim joist, cracks in the uninsulated 

basement, missing details on the crawlspace spray foam 

application, unsealed details where the spray foam meets the 

floor polyethylene, and penetrations installed post spray 

foaming. These areas were discussed with Ralph Hope on 

site. Air sealing and insulating of the uninsulated basement 

was recommended. To detect and repair air leakage areas, it 

is recommended that a blower door test be completed prior 

to drywalling the interior of each house. This will facilitate 

detection AND subsequent repair of leakage areas.

A post repair blower door test was completed. The results of 

this blower door test showed a leakage rate of 1833 CFM at 

50Pa. This correlates to an approximate 4.5 ACH at 50Pa 

and 0.39CFM/ft2

. Although this shows an improvement, 

some of the recommended repairs were not completed. The 

missing spray foam at certain areas of the rim-sill plate 

intersection in the crawlspace remain, as well as unsealed 

details where the spray foam meets the floor polyethylene. 

Corrective action will continue.

Cedar 2 1.5 story, 1327 ft2

, 

single-family 

detached. Volume: 

~5500 ft3

. 

The initial pre-retrofit blower door test was completed on 

June 27. The results of this blower door test showed a 

leakage rate of 4269 CFM at 50Pa. This correlates to an 

approximate 21 ACH at 50Pa. Areas of significant leakage 

include the attic floor, the basement rim joist, existing 

windows, kneewall attic access hatches, and unsealed 

abandoned chimney. 

A final airtightness test was completed. The results showed 

a leakage rate of 755 CFM at 50 Pa – a significant 

improvement over the existing conditions. This correlates to 

an approximate 3.2 ACH at 50Pa and 0.52 CFM50/ft2.
23 

5 Discussion 

5.1 General

In the NSP2 retrofit project in Wyandotte there are some challenges (which are discussed below) 

that need to be overcome to reach targets on energy efficiency and cost; however, given the 

commitment of the City of Wyandotte and the responsiveness of the builders, these targets seem 

within reach.

5.2 Documentation

The project has a special bid process and other MSHDA requirements that would not be found in 

typical projects and these contribute to the level of detail in the drawings. While not typical, this 

documentation set is an excellent example of the level of detail that is needed for the 

construction of a high performance home incorporating new construction techniques.

A drawing-related issue that is common to both the new and retrofit construction in the NSP2 

project is the separation of architectural and mechanical information. This stems from a unique 

situation on the Wyandotte project: the mechanical design and installation was bid as a separate 

package. Since the separation also extends to the construction site (the builder of the house does 

not hold the contract for the mechanical system installation) the layout of the mechanical system 

has been negotiated on the construction site. In a more conventional situation, BSC would 

recommend an integration drawing like the example in Figure 12 below. 

If the Wyandotte project was expected to involve further drawing work, we would expect that 

additional refinement of the drawing sets would be possible. 

Figure 12. Example of floor framing plan with mechanical layout
24 

5.3 Builder Selection and Training

BSC staff conducted workshops on June 18 and October 6 for the builders involved in the 

project; see Appendix D: Site Visit Reports for the presentation material and attendance list for 

these workshops.. A typical workshop included three parts: an introduction to Building America 

and high performance housing, a presentation on Advanced Framing (which was targeted at new 

construction), and an on-site discussion of framing details. In one of the workshops, BSC

demonstrated blower door testing and this information has become useful to builders in the 

retrofit program. The team expects that additional work on-site to inspect and explain air 

tightness details in retrofit homes will be needed given the great range of construction types 

involved in the retrofit program. Based on the room for improvement in the airtightness 

measurements, BSC recommends that a future workshop specifically addressing this issue for 

retrofit construction be provided by the project team. 

5.4 Foundations

The foundation existing pre-retrofit at Cedar 1 was a combination of an uninsulated basement 

accessed from the exterior at the rear of the house, and an un-insulated, vented crawlspace at the 

front of the house. The strategy for the crawlspace was to seal, insulate, and condition this area 

as a conditioned crawlspace. A polyethylene sheet was placed on top of the ground and 

overlapped by the spray foam as a complete air barrier.

Figure 13. Spray foam installation in conditioned crawlspace at Cedar 1 

The basement to the rear of the house was converted to a mechanical room. The foundation walls 

were not insulated at last inspection but insulation and air sealing of the rim joist areas with 
25 

spray foam was completed. BSC has recommended that insulation of the basement walls be 

completed prior to final testing of the house. 

5.5 Insulation and Air Sealing

The hybrid insulation retrofit strategy chosen for this project has provided a significant 

improvement in thermal performance and air flow control; however, there are several areas 

where the process could be improved. These are discussed in Table 8 below.

Table 8. Common Points of Air Leakage

(photo courtesy of Steven Christensen, WARM Training)

#1 – Rim joists. The primary issue 

with this location is that there may 

not be enough room for the installer 

to position the spray foam applicator 

so that insulation is sprayed on 

surfaces behind and around all 

sides of the rim joist. After the foam 

expands, this area may or may not 

be adequately air sealed.

(photo courtesy of Steven Christensen, WARM Training)

#2 – Penetrations. The photograph 

to the left shows a hose bib that has 

been installed after the foam has 

been cut away. This is a common 

problem where workers do not 

repair the air seal after the 

penetration for the SPF installation 

has been made.

#3 – Attic Rafter to Floor. Although 

coverage of the underside of the 

roof with spray foam looks to be 

complete, it is common for leakage 

paths to be missed at the 

intersection of the attic rafters and 

the attic floor.
26 

5.6 HVAC Installation

The HVAC equipment—a GSHP, hot water tank, and air handler—were installed and 

commissioned by the installer in Cedar 1 but not Cedar 2 at the time of this report. As specified, 

all ductwork joints and seals have been sealed with mastic (see Figure 14 below). Pressure 

testing of the ductwork system has not been completed. All ductwork has been installed inside 

the thermal enclosure as specified.

Figure 14. Typical ductwork sealing at takeoff from trunk; elbow to the site is sealed

5.7 Lighting and Appliances

A 100% CFL package and ENERGY STAR appliances have been specified for the NSP2 houses 

and these will be included in the final sale.

5.8 Sales and Marketing

The NSP2 retrofit homes will be sold by the City of Wyandotte through a real estate agent who 

has been contracted to sell all of the NSP2 new and retrofit homes. The project has received 

some attention in the local media and it is expected that as more new and retrofit homes are 

ready for market, this exposure will increase. At present, there is no direct marketing of the 

energy efficiency features of the homes beyond some basic notes in the real estate listing. BSC 

has recommended a home buyer education session (see Section 5.10: Homebuyer Education

below) and will provide information published by Building America to the City of Wyandotte 

and the real estate agent.

5.9 Purchase Price

The list price for Cedar 1 is $100,000 but has been put on the market with special restrictions on 

income class and a special long-term agreement on the ownership of the property. It should be 

noted that under a direct purchase of the house, the list price would be higher—more in line with 

the construction costs. 
27 

MSHDA’s NSP2 Consortium aims to retrofit and build a significant number of houses that can 

be sold or rented to households earning less than 50% of the AMI. The following example 

explains how the NSP2 houses will be priced and sold. 

If a family of seven has a total household income of $42,000 per year, they are considered lowincome and are eligible to purchase an NSP2 home. They have completed 8 hours of home 

counseling and qualified for a mortgage because they also have good credit and reliable income.

The next step is for the housing counselor to determine the price per month the family can afford 

to spend on housing payments. Again, the home buyer’s PITI cannot exceed 30% of the 

household monthly income. For this particular low-income family, that means that PITI cannot 

exceed $1,050 per month. Working backwards with estimated taxes and insurance at $291.66 

and $66.66 per month respectively, the housing counselor says that $691.68 is the most this 

family can allocate for principal and interest on a mortgage. On a 30-year mortgage at 5%, they 

can afford to purchase the home for $120,000 because the monthly principal and interest 

payment will be $644.19. Monthly PITI will come to $1,002.52, which is under their limit of 

$1,050. 

The particular home this family is purchasing cost $180,000 to build and appraised for $125,000. 

The listing price was the lower of the two, as per NSP2 requirements. The family can afford to 

purchase for $120,000, which will give the family $5,000 in homebuyer assistance and a total 

NSP2 subsidy of $60,000. The family will have a 5-year no-interest lien on the home in the 

amount of $5,000 which will dissolve 1/5 or 20% ($1,000) per year over the five years that they 

live in the home. If the family should move out or sell prior to this, a percentage of the lien is due 

to MSHDA at the time of closing.4

As explained above, Table 9 shows that the total projects costs for each house were significantly 

above the list price, and this is expected for an NSP2 community. 

Table 9. Construction Cost and List Price for Wyandotte NSP2 Retrofit Homes

House Number Construction Cost List Price Description

Cedar 1 $188,000 $100,000 1453 ft2, 3 Bed, 2 Bath

Cedar 2 $139,000 $90,000 (est.) 1327 ft2, 3 Bed, 2 Bath

5.10 Home Buyer Education

A homeowner manual based on previous work by BSC has been developed for this project and 

will be given to purchasers. BSC typically recommends that an introductory presentation on the 

operation of a high performance house be provided and in this case a public presentation for 

homebuyers and prospective homebuyers would seem like a good fit with the program goals. 

 

4 More information about the NSP2 program can be found here: 

http://www.wyandotte.net/Departments/Engineering/HousingRehabilitationProgram.asp
28 

6 Conclusions

6.1 Discussion of Research Questions

The retrofit test homes discussed in this report serve as examples of high performance retrofit

enclosures that could be built in a cold climate area similar to Detroit, Michigan. 

Both test houses in this study had significant construction issues that required additional work to 

reduce the impact on the final performance. However, improvements in whole house energy use 

are within the target range (estimated to be 42% savings over the pre-retrofit conditions based on 

the as-built post-retrofit specification) and the enclosure retrofit will significantly extend the 

service life of these houses.

Answers can be given to the project research questions:

1. Does the ccSPF retrofit insulation strategy provide the planned level of airtightness in the 

existing building frame? 

The answer is: yes; however, there is room for improvement and more consistency is needed. 

The construction process and detailing of the assembly can both be adjusted. The post-retrofit

blower door testing conducted on Cedar 1 indicates that, as a “first attempt” by the builder, the 

BSC Building America air tightness target of 2.5 in.2 leakage area per 100 ft2 enclosure @ 50 Pa 

is achievable using the retrofit wall assembly, if common areas of air leakage are addressed. 

BSC staff observed that a significant amount of air leakage occurs in several areas. Because of 

these findings, the project manager decided to change the QC process moving forward to include 

a pre-drywall blower door test for each home to help identify deficiencies earlier in the 

construction process. 

2. Where insulating sheathing is used with replacement windows, can water management 

details for insulating sheathing be cost-effectively executed by the construction team?

The answer is: yes. Work on site to-date has indicated that the details can be executed with 

reasonable speed and effectiveness given some initial training for the installers. BSC’s inspection 

of the construction for both houses showed that the work was on par with new construction using 

a similar wall assembly.

3. Does the total project cost fall within the project requirements and deliver higher than 

expected energy performance?

On the energy performance side, BEopt modeling with as-built post-retrofit specifications shows 

that 42% whole house energy savings is likely achievable. Data from the occupied houses is 

needed to confirm this and the City of Wyandotte will be collecting utility bill data after the 

houses are sold.

On the cost side, Table 9 shows that Cedar 1 was retrofit for $129.50/ft2 and Cedar 2 was retrofit 

for $105.10/ft2

. Both houses are above the $100/ft2 target set for the program.

4. Is the sizing method for the GSHP accurate for small houses with high thermal resistance 

enclosures?
29 

Data from completed and occupied houses is not currently available. However, equipment sizing 

calculations have shown that the enclosure improvements should result in a decrease in the 

capacity that was expected. More information is needed to make a final determination. This 

question will need to be answered by future research work. 

5. Can the GSHP unit be reduced in size to accommodate additional homes on the same well? 

The progress that has been made on the houses constructed by the program to date demonstrates 

that this is a real possibility. Based on the load calculations using the relatively high levels of 

insulation, above average windows, and the BSC Building America air tightness specification, it 

would seem possible to accommodate two small houses on a typical 6 to 8 ton well. However, 

the final as-built airtightness of the enclosure and the performance of the wells that have been 

installed are major variables in this estimation. With some work, efforts to reduce the building 

heating and cooling loads can be increased. Measuring performance of the wells should be 

undertaken by Wyandotte Municipal Services. In the future, Wyandotte Municipal Services 

intends to examine the possibility of linking wells together to form a district system. Low-load 

houses will be an asset if a district system is developed.

6.2 Future Development for Higher Performance Levels

Retrofit work is unlike new construction in that even seemingly identical houses built to the 

same plans, by the same builder, at the same time, may have very different pre-retrofit conditions

due to renovation work, homeowner habits, and lifestyle, poor maintenance, and accidental 

events such as flooding and fires. Assessing pre-retrofit conditions, therefore, is an ongoing 

concern in addition to specific challenges for any construction that must be overcome to reach 

the estimated energy savings. These include: 

• Achieving a coordinated approach between the architectural plans and the mechanical 

system design and installation. 

• Supporting multiple builders as they adjust to new construction techniques and new 

materials.

• Implementing a quality control process based on performance testing and feedback for 

the builder, specifically in the areas of air sealing and cladding attachment. 

• Adjustment of plans and specifications to incorporate solutions for issues observed on 

site, specifically involving framing and water management details.

• Developing a plan for marketing to buyers and educating homeowners. 

There are many issues that may change the specifications in these homes going forward. They 

include: cost and budget concerns, requirements of other rating and certification programs, 

material availability, and labor experience. BSC will continue to work with the City of 

Wyandotte to make necessary changes to the improvements while maintaining the high standard 

of construction that is required by the Building America program. 

6.3 Gaps in Existing Measure Guidelines

The following gaps were identified in existing measure guidelines: 
30 

6.3.1 Quality Management Strategies

Wyandotte NSP2 is not a typical project in the way that the funding and project management is 

structured. However, as codes and standards change, it may become more common for local 

building departments, state housing authorities or utility programs to be in a position to specify a 

high performance housing product. A quality management process is essential to achieving the 

estimated energy performance of many of the construction strategies used at Wyandotte.. 

Experience with the Wyandotte project suggests that this measure guideline should also be 

targeted to local building departments, state housing authorities and utility providers. 

6.3.2 Recommendations for Future Measure Guidelines

Based on the retrofit work completed at Wyandotte, the following measure guidelines would 

address key problems with performance or general knowledge: 

6.3.3 Ground Source Heat Pumps for Cold Climate Homes 

This technology is a popular choice for many builders in cold climate locations. Information 

about the proper sizing and operation of these units is not available from Building America in the 

form of a measure guideline. Additional research that includes longer term monitoring of 

installed systems in a number of situations could be an important part of such a publication. 

6.3.4 Heat Recovery Ventilator and Energy Recovery Ventilator Systems 

for Cold Climates

These systems are not being used in the Wyandotte NSP2 houses, but this technology was 

considered during the energy analysis phase and several builders in the program have asked 

about the use of these systems. Clear guidance from Building America—particularly regarding 

the effectiveness of both HRVs and ERVs in cold climates—is needed. 
31 

7 Acknowledgments

The City of Wyandotte’s community development program is part of a Michigan State Housing 

Development Authority-led consortium that is funded by HUD under the NSP2 program. The 

City of Wyandotte has also been awarded DOE EE&CBG funds that are being used to develop a 

district GSHP system to service the project. Wyandotte’s success is in large part due to the vision 

and motivation of the City’s Municipal Services Department and the efforts of the project 

architect and other contributors.

Building Science Corporation’s involvement on this project is funded by the Department of 

Energy’s Building America Research program. BASF Corporation, a member of the Building 

Science Consortium, has supported Building America’s involvement in the project through the 

hard work of their research staff and through the use of their local facilities.
32 

References 

Baker, Peter (2006). “RR-0604: Incorporating Insulating Sheathing into the Design of the 

Thermal and Moisture Management System of the Building Enclosure.” Building Science 

Corporation, http://www.buildingscience.com/documents/reports/rr-0604-incorporatinginsulating-sheathing-into-design-of-thermal-and-moisture-management-system-of-buildingenclosure/. Accessed January 3, 2011. 

BSC (1999). “Designs that Work - Cold Climate: Cleveland Infill Prototype House.” Building 

Science Corporation, http://www.buildingscience.com/documents/case-studies/cs-clevelandinfill/. Accessed January 3, 2011. 

BSC (2007). “Guide to Insulating Sheathing.” Building Science Corporation, 

http://www.buildingscience.com/documents/guides-and-manuals/gm-guide-insulatingsheathing/. Accessed January 3, 2011. 

BSC (2010). “Designs that Work - Cold Climate: Habitat for Humanity High R-Value 

Prototype.” Building Science Corporation, http://www.buildingscience.com/documents/casestudies/cs-ma-westford-hfh/. Accessed January 3, 2011. 

BSC (2011), “Designs that Work - Cold Climate: National Grid Deep Energy Retrofit Pilot 

Program—Two-Family Belmont Residence.” Building Science Corporation, 

http://www.buildingscience.com/documents/case-studies/cold-climate-national-grid-deepenergy-retrofit-belmont/. Accessed May 10, 2011. 

BSC (2011). “Designs that Work - Cold Climate: National Grid Deep Energy Retrofit Pilot 

Program—Millbury Cape.” Building Science Corporation, 

http://www.buildingscience.com/documents/case-studies/cold-climate-national-grid-deepenergy-retrofit-millbury-cape/. Accessed May 10, 2011 

Hendron, Bob; Engebrecht, Cheryn (2010) “Building America House Simulation Protocols”. 

NREL REPORT/PROJECT NUMBER: TP-550-49426, 

http://apps1.eere.energy.gov/buildings/publications/pdfs/building_america/house_simulation_rev

ised.pdf. Accessed March 12, 2013. 

Lstiburek, Joseph W (2006). Builder’s Guide to Cold Climates. Westford, MA: Building Science 

Press.

Lukachko, Alex; Bergey, Daniel (2010). ““Wyandotte NSP2” Cold Climate Commercialy Viable 

Energy Efficiency Solution Package” Building Science Corporation. Unpublished, 2010. 

MSHDA (2009). “Michigan NSP Consortium Application Program Design” Michigan State 

Housing Development Authority, 

http://www.michigan.gov/documents/mshda/mshda_NSP2_Program__Design_posting_for_publi

c_comment_284962_7.pdf. Accessed May 10, 2011. 
33 

Orr, H.W. and Dumont, R.S.(1987). “A major energy conservation retrofit of a bungalow.” 

Internal Report 540. Saskatoon, SK: National Research Council of Canada, Institute for Research 

in Construction. 

Pettit, Betsy (2009). “Designs that Work - Cold Climate: Concord Four Square Retrofit”. 

Building Science Corporation, http://www.buildingscience.com/documents/case-studies/csclimate-concord-four-square-retrofit?topic=resources/retrofits. Accessed May 10, 2011.

Rudd, Armin (2008). “RR-0304: Central Fan Integrated Supply Ventilation—The Basics.”

Building Science Corporation, http://www.buildingscience.com/documents/reports/rr-0304-

central-fan-integrated-supply-ventilation-the-basics/. Accessed January 3, 2011. 

Hendron, Robert, et al (2008). “Field Test of Room-to-Room Distribution of Outside Air with 

Two Residential Ventilation Systems.” Prepared for ASHRAE IAQ 2007 Baltimore, Maryland 

October 15–17, 2007. NREL/CP-550-41210. Golden, CO: National Renewable Energy 

Laboratory, 19 pp.

Straube, John, and Smegal, Jonathan (2009). “RR-0903: Building America Special Research 

Project—High-R Walls Case Study Analysis.” Building Science Corporation, 

https://www.buildingscience.com/documents/reports/rr-0903-building-america-special-researchproject-high-r-walls/. Accessed January 3, 2011. 

Ueno, Kohta (2010). “Residential Exterior Wall Superinsulation Retrofit Details and Analysis” 

Thermal Performance of the Exterior Envelopes of Whole Buildings XI International 

Conference, December 5-9, 2010. 
34 

Appendices 

Appendix A: MSHDA Wyandotte, Michigan NSP2 Target Areas

Appendix B: Wyandotte, Michigan NSP2 Initial Energy Analysis (November 9, 2010) 

Appendix C: House Plans for Wyandotte NSP2 Community 

Appendix D: Site Visit Reports

Appendix E: Press Reports 

Appendix F: Project Contact Information 
35 

Appendix A: MSHDA Wyandotte, Michigan NSP2 Target Areas
36 

Appendix B: Wyandotte, Michigan NSP2 Initial Energy Analysis (November 9, 

2010)

TECHNICAL SUPPORT FOR ENERGY EFFICIENT, AFFORDABLE

NSP2 HOUSING IN WYANDOTTE, MI – PRELIMINARY REPORT 

Alex Lukachko and Philip Kerrigan, Building Science Corporation 

November 9, 2010 

Introduction

In 2010, Building Science Corporation, through the Building America research program, assisted 

the City of Wyandotte with the first phase of a mixed new and retrofit affordable housing 

Neighborhood Stabilization Project 2 (NSP2) project in Michigan. Initial work included 

refinement of plans and specifications that were included in the preliminary bid package. The 

project, which is expected to extend into 2012, will include approximately 25 new houses and 19 

retrofits of existing homes in the downtown area. 

Project Information Summary Sheet

PROJECT SUMMARY 

Company City of Wyandotte 

Company Profile Incorporated in 1867, the City of Wyandotte is often described as the ‘Heart 

of Downriver.’ The site where Wyandotte sits today was, in the 1700s, a 

village for the Native American tribe known as the Wyandot, a part of the 

Huron Nation. A waterfront community, Wyandotte is rich in history and is 

known for its distinctive architecture, charming downtown district and 

variety of cultural offerings. The City has been awarded the designation of a 

Preserve America Community by the Federal Government. 

Wyandotte Municipal Service Commission provides electricity, water, and 

telecommunication utilities for Wyandotte. This City owned utility was 

created in 1889. 

More information about the City of Wyandotte can be found at 

www.wyandotte.net 

Contact Information Mark A. Kowalewski, P.E., City Engineer 

City of Wyandotte 

3131 Biddle Ave. 

Wyandotte, MI 48192 

Tel: (734) 324-4500 

Division Name n/a 

Company Type City - NSP2 recipient 

Community Name Wyandotte NSP2

City, State Wyandotte, MI 

Climate Region Cold, Climate Zone 5 

SPECIFICATIONS 

Number of Houses 25 new, 19 retrofit 

Municipal Address(es) varies 

House Style(s) Various single family homes 

Number of Stories 1.5 stories typical 

Number of Bedrooms 3 typical 

Plan Number(s) 247 Walnut 
37 

Floor Area 1475 ft2

Basement Area ~600 ft2

Estimated Energy Reduction Greater than 40% under BA Benchmark

Estimated Energy Savings More than $780 per year 

Estimated Cost Target construction cost is $100 per ft2

Construction Start Expected late 2010 

Expected Buildout End of 2012 

Preliminary Technical Support

In August, BSC worked with industry partner BASF and the City of Wyandotte to develop a 

technical specification for the new and existing houses in the planned project. The project 

architect working for the City prepared plans for the first three houses to be tendered. BSC 

provided initial advice on enclosure and mechanical systems, and planned to complete an energy 

analysis when the house plans were moved to a more developed stage. A major issue for the 

design team was the planned budget for each house. The architects worked with an estimator to 

establish baseline costing for proposed enclosure and mechanical system specifications. BASF 

worked with the City on material supply and pricing in an effort to provide more certainty on the 

material pricing. 

On September 22 and 23, 2010, BSC staff met with the City of Wyandotte and BASF. With the 

City, BSC discussed the systems engineering approach that will be employed on the new and 

retrofit plans being developed by the architect. BSC also presented the results of a preliminary 

energy analysis (see section below) based on as-is plans and specifications. BSC discussed 

deployment strategies for the planned high performance houses, which will include some 

element of information/education for trades bidding on the work for this project. This will be 

designed to broaden the understanding of high performance housing techniques in the local 

workforce. Plans for collecting utility bills from the completed houses were discussed and will 

be implemented by the City. 

Following the meeting with the City, BSC and BASF met with the project architect and HERS 

provider. A brief review of the tender packages for the first three houses was conducted. Testing 

and inspection requirements were discussed with the HERS rater. 

On September 23, BSC and BASF met with the architect to review the plans in more detail. 

Technical specifications and details for air tightness, water management and thermal control 

were discussed. BSC and the architect then met with the engineering firm that will provide the 

district GSHP system for the city to discuss basic details of the system. BSC noted that 

significant technical support and monitoring may be required for this system, possibly a research 

interest for NREL researchers. More information on equipment sizing, DHW, ventilation, and 

ducting will be collected from the HVAC installer hired for this project at a future meeting. 

A visit to several of the proposed project sites was made at the end of the day. BSC observed that 

the sites are well distributed in a lively neighborhood and will be excellent examples of 

neighborhood development. 
38 

Preliminary Whole-House Performance and Systems Engineering

The following is a preliminary energy analysis of one of the new house plans developed for the 

project. The reader should note that at the time of this analysis, not all energy efficient upgrades 

to the original specifications were agreed upon and implemented. While the preliminary analysis 

shows a significant energy savings, the project team expects that additional savings will be 

realized as the project develops. 

The 247 Walnut floor plan is a two story detached house with a full conditioned basement. Table 

10 below lists some of the basic dimensions and areas that were calculated through a plan 

takeoff. Some dimensions (such as floor area) may be different than what is listed in the drawing 

set due to takeoff procedures. 

Table 10: Basic dimensions and areas for 247 Walnut

Whole house hourly energy consumption simulations were completed calculating the source 

energy consumption savings for 247 Walnut compared to the 2010 Building America Benchmark 

Definition created by DOE. The Building America Benchmark is a protocol for creating a 

reference house to which the target floor plan (247 Walnut, in this case) is compared to in order 

to calculate a percentage savings. The BA Benchmark specifies a home with similar dimensions 

vs. the target floor plan but with standard code specifications that are based on the 2003 IECC. 

Other assumptions are built into the definition (lighting, appliances etc.) so a complete model of 

the entire house can be created. This provides an energy “baseline” that allows a percent savings 

to be calculated for Building America homes using computerized models (Energy Gauge USA). 

Whole house hourly energy consumption simulations were also completed vs. the 2009 IECC. 

Table 11 summarizes the characteristics for each of the three categories. In some cases, BSC had 

to make some assumptions; those are noted in the table. 

Floor area Surface Area Volume Beds Baths Glazing

(sf) (sf) (cf) (ct) (ct) Ratio

1475 4077 24969 3 2.0 24.8%
39 

Table 11. Building Energy Specifications

Table 12 below outlines the calculated energy savings for 247 Walnut for both comparisons. The 

house saves 39.1% vs. the Benchmark. The predicted HERS Index is also listed for each 

configuration. The floor plan with the current specifications receives a HERS Index of 75, 

compared to the 70 or lower that is needed to be Builder’s Challenge certified.

Table 12. Simulation Results for 247 Walnut

The total annual energy costs were predicted using local utility rates:

Wyandotte Municipal Services ~$0.09/kWh Residential Rate

Figure 17 is a bar graph that shows the whole house source energy use broken down into 

components. Energy consumption for heating was reduced the most. This is due to the enclosure 

upgrades along with the ground source heat pump. 

Description of change % savings

Annual energy 

cost Savings HERS Index

2010 BA Benchmark n/a $2,342 n/a 111.0

Current Builder Specifications 39.1% $1,560 $782 75.0

2009 IECC n/a $2,251 n/a 102.0

Current Builder Specifications 30.7% $1,560 $692 75.0
40 

Figure 15. 247 Walnut parametric results graph 

Preliminary Conclusions

The NSP2 project of the City of Wyandotte has good potential to achieve affordable high energy 

savings for new and existing homes. The preliminary plans developed by the project architect 

show excellent attention to building science detail, and a significant amount of work has been 

done to integrate energy efficiency and durability measure into the buildings while maintaining 

the aggressive construction cost target set by the City. BSC anticipates that additional energy 

savings will be secured as subsequent plan sets are developed.

The City of Wyandotte has proposed a long-term plan to create a district ground source heat 

pump (DGSHP) service run by the City-owned utility company. The initial stage of this plan will 

be for each of the NSP2 houses to be equipped with a single well drilled in the boulevard in front 

of the house. Initially, the wells will provide heating, cooling and domestic hot water for the 

homes. In the long term, these wells will be linked to form the source/sink for the district system. 

The efficiency of each of the new and existing houses in the project will in part determine the 

additional capacity of the DGSHP system that can be sold to residents that were not part of the 

initial NSP2 program. Therefore, the energy efficiency goals of the housing project are 

fundamentally connected to the long-term viability of the DGSHP project, creating a further 

reason to anticipate additional energy savings.

0

50

100

150

200

250

300

350 Million Btu/year (source energy)

Other Lighting Hot Water Cooling Heating
41 

Appendix C: House Plans for Wyandotte NSP2 Pilot Community

Selected drawings for Cedar 1 
42 
43 
44 

Appendix D: Site Visit Reports

2011-06-08 Wyandotte Site Visit Report

2011-06-28 Wyandotte Site Visit Report 

2011-08-22 Wyandotte Site Visit Report 

2011-10-06 Wyandotte Site Visit Report

Cedar 1 Testing Report 
1 

Memo

DATE: June 9, 2011 

TO: Betsy Pettit, Building Science Corporation 

FROM: Alex Lukachko, BSC 

RE: 2011-06-08 Wyandotte Site Visit 

CC: Aaron Grin, BSC 

Alex Lukachko and Aaron Grin visited the NSP2 project in Wyandotte, MI on June 8, 2011 and made the following 

observations. 

213 CEDAR STREET 

This is a Bid Pack 1 retrofit project. Briefly, the house was gutted and refinished on the inside – full depth ccSPF in stud 

cavities. New mechanical including GSHP. The crawlspace was covered to a conditioned crawlspace. The attic was 

insulated as a conditioned attic. The roofing was new and left as found. The building was reclad with 1” of XPS and new 

vinyl. This house is ready for us to test on June 27 but we do not have pre-retrofit data on this house because construction 

was started during our funding gap. 
2 

There is a sheet of polyethylene under the pea gravel. 
3

247 & 257 WALNUT STREET 

These are the first two new houses in the NSP2 project. There were a number of changes made to the framing on the first 

one. Framing of the second house should be smoother. The above-grade portion of the basement foundation wall will be 

finished with brick and insulated with Thermax on the interior. 2” XPS as insulating sheathing and 3-4” ccSPF on the interior. 
4

The window opening framing will be corrected. They were having some issues with alignment of the framing between walls 

and floors. This has been largely corrected by the architect. The meeting on-site included the GC, the framing crew, the 

lumber supplier, the mason, the architects and the City project manager. We talked through all of the details and gave them 

some guidance on corrections that need to be made. Aaron will issue a brief report to the architect with photos to help them 

with their site review. A major issue was that no framing drawings were produced. We discussed the value of this and it 

seems that everyone now understands what level of planning is required for these houses. 

Foundations have been built for the second house on the adjacent property. 
5

BID PACK 3 HOUSES

This is the unfinished project that the City purchased. There are two rows of attached houses. The row facing the street 

(behind this block) is ready for sale with only minor work. The pictured block is finished on the exterior but is completely 

open to the framing on the inside so significant work can be done on these buildings. Another 4 units will be built on the field 

in the foreground as part of Bid Pack 3. BSC could include these projects as part of the new construction task. 
6

BID PACK 2 RETROFIT

This house has been assigned as part of Bid Pack 2, which was awarded to the builder who is completing work on the first 

houses mentioned in this report. This house will be a full rebuild from the interior with minor repairs to the exterior cladding. 

The basement has obvious water intrusion issues and the City is considering both trenching the exterior to install 

damproofing and replacing the concrete floor slab to install insulation and a capillary break. 

We plan to do a pre-retrofit test on June 27 so that we could use this house as part of the BA retrofit project. However, the 

work on this project will be done in the fall. 
7

NSP1 RETROFIT HOUSE

This house is not part of the NSP2 project. It is being completed with NSP1 funds and other funding available to the City of 

Wyandotte and a local non-for-profit development group. The house was moved through the city to this location. It was 

owned by an important member of the community and has historical significance for the City. 3,500 sq ft plus basement and 

conditioned attic. 

The retrofit work on the interior is largely complete (finishing gypsum board). A new concrete block foundation and floor slab 

was provided. Insulation of the basement will depend on funding availability. Two ground source heat pump systems were 

installed, one to service an AHU on the third floor. 

 
8

The above-grade walls have been filled with ocSPF (they are sending us the product information) and the entire exterior will 

be clad with XPS and new siding. I have no information about how they plan to tie the windows in to the drainage plane. 

There are a number of recommendations we could make if we wanted to support this project as part of the program. 
9

The attic space is very much like the Concord house except that they have used 10+ inches of ocSPF and may need a 

better vapor control strategy. 
1

0

After having examined this project, I would recommend that we consider providing a set of recommendations for the 

construction team and making a case study of the project for BA. More significantly, there is good potential here for BASF to 

support the project given that it is being run by the City and a local group. 
1

Memo

DATE: July 13, 2011

TO: Building Science Corporation, Internal Memo

FROM: Alex Lukachko, BSC

RE: Update on 8.5 Wyandotte, MI Retrofit Project (DRAFT pending final blower door test results)

CC: Aaron Grin, BSC

Alex Lukachko and Aaron Grin visited the NSP2 project in Wyandotte, MI on June 27 and 28, 2011. A map of the Wyandotte 

NSP2 project area and house locations is available here: http://tinyurl.com/6ftnfwh. Aaron Grin conducted three assessments 

of existing homes on June 27. An update on each of the retrofit houses is given below.

8.5 WYANDOTTE, MI RETROFIT PROJECT UDPATE 

2632 9th Street

NSP2 Bid Pack 2 – Existing Home

Past updates:

2011-06-27 – Pre-retrofit blower door test

This house has been assigned as part of Bid Pack 2, which was awarded to the builder who is completing work on Bid Pack 

1. The City plans to expand the property to include part of a laneway to the north of the house. The house borders a City 

part to the north. 

The retrofit will be a full rebuild from the interior with minor repairs to the exterior cladding. The basement has obvious water 

intrusion issues and the City is considering both trenching the exterior to install dampproofing and replacing the concrete 

floor slab to install insulation and a capillary break. 

A pre-retrofit blower door test was conducted by Aaron Grin on June 27. The home currently does not have power but a 

generator was borrowed from Wyandotte Municipal Services. The preliminary blower door result (pending confirmation of 

the building volume) is 21 ACH

The retrofit work on this project will be done in the fall.
2

213 Cedar Street

NSP2 Bid Pack 2 – Existing Home

Past updates:

2010-12-07 – pre-retrofit walk-through

2011-06-08 – retrofit 95% complete

2011-06-27 – Post-retrofit blower door test

This is a Bid Pack 1 retrofit project. The house has been gutted and refinished on the inside – full depth 0.5 pcf ccSPF in the 

stud cavities. New mechanical systems have been added including GSHP. The existing crawlspace under the front of the 

house was converted to a conditioned crawlspace. The attic has been insulated as a conditioned attic with 0.5 pcf ccSPF 

sprayed to the underside of the existing roof deck. The roof cladding was recently replaced and left as found. The exterior 

walls were reclad with 1” of XPS and new vinyl cladding. Work on the trim and front and back porches has been completed. 

The second garage on the property has been removed and the side yard will be landscaped.

This house was ready for us to test on June 27 but we do not have pre-retrofit data on this house because construction was 

started during a 2010/2011 funding gap. The post-retrofit blower door test was conducted by Aaron Grin and a preliminary 

result of 5 ACH50 was recorded. Several areas for remediation were identified:

- air sealing at rim joist from first to second floor is questionable

- crawlspace air leakage details and uninsulated details

- within the crawlspace, the air seal at the interface between the floor vapor barrier (polyethylene) where it meets 

foundation pilasters is discontinuous. Instructions were given for remedial measures

- they had put in an outdoor hose bib and there was no air sealing after the SPF was cut away. Sealing is required.

Because of these findings, Ralph Hope (City Project Manager) has decided on a pre-drywall blower door test for each home 

moving forward to help identify deficiencies earlier in the construction process.

The HERS rater for this house, Stephen Christensen from WARM Training Center, will provide additional photographs and 

documentation of the retrofit work. 

Maple and Third

NSP1 – Existing Home

Past updates:

2011-06-08 – initial walk-through at retrofit 75% complete

2011-06-27 – post-air barrier blower door test

This house is not part of the NSP2 project. It is being completed with NSP1 funds and other funding available to the City of 

Wyandotte and a local non-for-profit development group. The house was moved through the city to this location. It was 

owned by an important member of the community and has historical significance for the City. The house is approximately 

3,500 sq ft plus an unfinished basement and partly finished, conditioned attic.

The retrofit work on the interior is largely complete (up to finishing gypsum board). A new concrete block foundation and 

floor slab was provided. Insulation of the basement will depend on funding availability. Two ground source heat pump 

systems were installed, one to service an AHU on the third floor. The above-grade walls have been filled with ocSPF and 

the entire exterior will be clad with XPS and new siding. At this time no information was available about how they plan to tie 

the windows in to the drainage plane. The attic space is very much like the BSC Concord House retrofit case study except 

that they have used 10+ inches of ocSPF and may need a better vapor control strategy.
3

A preliminary diagnostic blower door test was conducted by Aaron Grin to determine areas requiring air sealing. At the time 

of the test, the SPF insulation had been added to the wall cavities and the attic so the air barrier system was considered to 

be largely complete. Multiple problem areas were found including preexisting mechanical and electrical penetrations in the 

rim joist, an area in the basement that was a discontinuous rim joist, and all of the windows require low expansion foam air 

sealing or caulking depending on the size of the cracks. The preliminary blower door test result was 12-14 ACH50 (to be 

confirmed when more information about the house is received).
1

Memo

DATE: September 22, 2011

TO: Building Science Corporation, Internal Memo

FROM: Aaron Grin, BSC

RE: 2011-08-22 Wyandotte Site Visit

CC: Alex Lukachko and Jonathan Smegal, BSC

Aaron Grin and Jonathan Smegal visited the NSP2 project in Wyandotte, MI on August 22, 2011. Twelve sites were visited. 

The sites ranged level of completion from unchanged since the last visit to poured footings to final landscaping. Each site 

visited is described below with photo-documentation.

A map of the Wyandotte project area and house locations is available here: http://tinyurl.com/6ftnfwh

HOUSE-BY-HOUSE UPDATES

2632 9th Street

NSP2 Bid Pack 2 – Existing Home

2011-06-27 – Pre-retrofit blower door test

2011-08-22 – Unchanged from 2011-06-27 visit

This house has been assigned as part of Bid Pack 2, which was awarded to the builder who is completing work on Bid Pack 

1. The City plans to expand the property to include part of a laneway to the north of the house. The house borders a City 

park to the north. The retrofit work on this project will be done in the fall.
2

213 Cedar Street

NSP2 Bid Pack 2 – Existing Home

2010-12-07 – pre-retrofit walk-through

2011-06-08 – retrofit 95% complete

2011-06-27 – Post-retrofit blower door test

2011-08-22 – Landscaping in process

This is a Bid Pack 1 retrofit project. The house has been gutted and refinished on the inside – full depth 2.0 pcf ccSPF in the 

stud cavities. New mechanical systems have been added including GSHP. The existing crawlspace under the front of the 

house was converted to a conditioned crawlspace. The attic has been insulated as a conditioned attic with 2.0 pcf ccSPF 

sprayed to the underside of the existing roof deck. The roof cladding was recently replaced and left as found. The exterior 

walls were reclad with 1” of XPS and new vinyl cladding. Work on the trim and front and back porches has been completed. 

The second garage on the property has been removed and the side yard will be landscaped.

Several areas for remediation were identified during the June 27th visit. During the August 22nd site visit Ralph Hope 

indicated that construction and repairs would be soon underway and the local representative completing blower door tests 

would provide BSC with a final blower door test result once the repairs were complete. The contractors were in the process 

of installing the landscaping in the front yard of the home.

Maple and Third

NSP1 – Existing Home

2011-06-08 – initial walk-through at retrofit 75% complete

2011-06-27 – post-air barrier blower door test

2011-08-22 – No significant changes or updates

This house is not part of the NSP2 project. It is being completed with NSP1 funds and other funding available to the City of 

Wyandotte and a local non-for-profit development group. The house was moved through the city to this location. It was 

owned by an important member of the community and has historical significance for the City. The house is approximately 

3,500 sq ft plus an unfinished basement and partly finished, conditioned attic.

The retrofit work on the interior is largely complete (up to finishing gypsum board). A new concrete block foundation and 

floor slab was provided. Insulation of the basement will depend on funding availability. Two ground source heat pump 

systems were installed, one to service an AHU on the third floor providing space conditioning to the second floor and attic 

while the AHU located in the basement serving the basement and main floor. The above-grade walls have been filled with 

pour-installed ocSPF and the entire exterior will be clad with XPS and new siding. At this time no information was available 

about how they plan to tie the windows in to the drainage plane. The attic space is very much like the BSC Concord House 

retrofit case study except that they have used 10+ inches of ocSPF and may need a better vapor control strategy.
3

456 Vinewood

NSP2 Bid Pack 2 – New Construction

2011-06-28 – footings complete

2011-08-22 – Framing nearing completion. Electrical, mechanical, and plumbing 

started

During the August 22nd visit the framing of 456 Vinewood was reviewed. It was found that a new structural sheathing 

product was being used on this home. The structural OSB sheathing appears to have been replaced with Dow SIS although 

this could not be confirmed as the labeled side of the product is covered on the outside.

In terms of advanced framing the learning curve for this builder is evident on this home as very little was found in terms of 

deficiencies. The main deficiency found was the unnecessary installation of relatively heavy-duty manufactured headers 

above windows in non-load bearing walls. This was found on both the front and back of the house where it appears these 

walls are in gables and are non-load bearing. The removal of these headers has the potential to reduce construction costs. 

These findings were discussed with Tony Pizzo of Pizzo Construction. These findings will be discussed with Sarnacki 

Architects.

2011-08-22 – Unnecessary header above a window in a non-load bearing wall
4

115 Poplar

NSP2 Bid Pack 2 – New Construction

2011-06-28 – foundation complete

2011-08-22 – Framing nearing completion. Electrical, mechanical, and plumbing 

started

During the August 22nd visit the framing of 115 Poplar was reviewed. Similar to the home on Vinewood, this framing 

package also contained a few headers in non-load bearing walls. These findings will be discussed with Sarnacki Architects.

A window on the second floor had not been installed yet allowing a review of the sub-sill flashing. Care must be taken to 

ensure reversed flashings, gaps, or fish mouths do not occur. Shown in the photo below, a gap has been left in the corner 

flashing of the sub-sill flashing. This has the potential to direct water on the subsill flashing behind the insulating sheathing 

which is intended to be the drainage plane. This has the potential to cause moisture related damage to the structural 

sheathing. 

2011-08-28 – Gap in corner flashing

A new method of creating a back-dam on the sill was seen in this house. A back dam is used to ensure that water sitting on 

the sub-sill flashing cannot enter the home. In this installation a 3/8” foam backer rod was used below sub sill flashing to 

create this upturn. Although this has the possibility to work, it appeared that the foam backer rod did not adhere well to the 

flashing tape and hence did not stay in place. Alternatively a small strip of wood (or plywood) could be affixed across the full 

width of the rough opening and the flashing tape lapped onto the wood. This would help ensure the flashing tape has a 

secure, fixed substrate that has good adhesion to the tape.
5

2011-08-28 – Backer rod back-dam failing to adhere to the flashing tape

247 Walnut

NSP2 Bid Pack 1 – New Construction

2011-06-08 - AF 50% complete, changes recommended

2011-06-28 - AF 98% complete, window flashing

2011-08-22 – Framing complete. Electrical, mechanical, and plumbing started

This is the first new house in the NSP2 project. On the 2011-06-08 site visit, framing was approximately 50% complete and 

there were a number of changes recommended. On the August 22nd visit the framing was complete and the electrical, 

mechanical and plumbing had been started.

Water management details at the windows need some improvement - flashing was observed to be sealing the bottom of the 

window, rather than being drained. It was recommended that the flashing across the bottom of the window be slit or 

removed completely. BSC also recommended back dams on window openings. As recommended the flashing across the 

bottom of the window was removed in most areas. The east facing windows of the home on the first and second floor still 

require that the flashings along the bottoms of the windows be removed. There also areas within the field of the wall where 

the joints between the sheets of XPS must be sealed as the primary drainage plane. The windows above the front porch 

also require attention to repair the flashings.

Flashing at the bottom of the window removed
6

Areas where flashings below the windows need to be removed

Windows above front porch requiring remediation

Areas in the field of the wall that require tape sealing

It was also noted on this house that the garage was framed as standard with 16” on centre framing. Savings could be found 

if the framing was reduced in the garages.

Garage framing at 16” on centre.
7

257 Walnut

NSP2 Bid Pack 1 – New Construction

2011-06-08 - Foundation complete

2011-06-28 - Framing and insulating sheathing 95% complete

2011-08-22 – Framing complete. Electrical, mechanical, and plumbing started

The repairs recommended in July were substantially completed where possible. During the August 22nd site visit few 

additional issues were found. The primary concern is the continuity of the drainage plane. The tape was no longer adhered 

to the insulation as a drainage plane and the step flashing over the room at the back of the house needs to be integrated to 

the drainage plane. Finally a small hole was found in the venting. This hole appears to have been created by another trade 

drilling holes to run wiring. It is important that these deficiencies be repaired.

Failing and completely missing tape

Step flashing requiring integration to the drainage plane. Details to finish this 

flashing with a regletted cap flashing and tape can be found at:

http://www.buildingscience.com/documents/information-sheets/common-flashingdetails/files/bsc_info_303_common_flashing.pdf

Venting hole requiring foil tape repair
8

2445 Cora Street (2250 or 2445)

2011-08-22 – Foundation complete, capillary break not apparently present

During the August 22nd site visit it was found that the block foundation was complete for this house. Exterior parging and 

damproofing were complete but a footing capillary break did not appear to be present.

2446 8th Street (South, west side of the road)

2011-08-22 – Footings complete with capillary break

During the August 22nd site visit it was found that the footings were complete for this house. A capillary break was 

adequately installed in the form of a roller applied product.

2406 8th Street (Mid, west side of the road)

2011-08-22 – Foundation complete, missing capillary break

During the August 22nd site visit it was found that the block foundation was complete for this house. Exterior parging and 

damproofing were complete but a footing capillary break did not appear to be present.

2325 8th Street (North, east side of the road)

2011-08-22 – Footings complete missing capillary break

During the August 22nd site visit it was found that the footings were complete for this house. A capillary break not installed 

for on this footing. This information was relayed to Ralph Hope for remediation.
9

234 Chestnut

2011-08-22 – Foundation and basement floor complete. The status of the capillary 

break is unknown

2011-08-22 – Drilling of the geothermal wells in progress

During the August 22nd site visit it was found that the poured foundation was complete for this house. Exterior damproofing 

was complete but it could not be determined if a footing capillary break was installed as the basement slab was already 

poured.
1

0

472 Cedar Street (west, near tracks)

2011-08-22 – Foundation and basement floor complete. It appears that the 

capillary break was not properly installed between the footing and the foundation.

2011-08-22 – Foundation crack

During the August 22nd site visit it was found that the poured foundation was complete for this house. Exterior damproofing 

was complete but it appeared that the footing capillary break was improperly installed at the inside joint between the footing 

and the foundation rather than between the footing and the foundation before the foundation was poured. The crack 

appears to be due to the fact that the foundation was back filled before the floor of the house was installed and, as reported 

by Ralph Hope, before shoring was installed.
1

Memo

DATE: October 14, 2011

TO: Building Science Corporation, Internal Memo

FROM: Aaron Grin, BSC

RE: 2011-10-06 Wyandotte Site Visit

CC: Alex Lukachko, BSC

Aaron Grin and Alex Lukachko visited the NSP2 project in Wyandotte, MI on October 6th, 2011. The sites ranged level of 

completion from unchanged since the last visit to poured footings to final landscaping. Each site visited is described below 

with photo-documentation.

A map of the Wyandotte project area and house locations is available here: http://tinyurl.com/6ftnfwh

HOUSE-BY-HOUSE UPDATES

2632 9th Street

NSP2 Bid Pack 2 – Existing Home

2011-06-27 – Pre-retrofit blower door test

2011-08-22 – Appeared unchanged from 2011-06-27 visit

2011-10-06 – Appeared unchanged from 2011-08-22 visit

This house has been assigned as part of Bid Pack 2, which was awarded to the builder who is completing work on Bid Pack 

1. The City plans to expand the property to include part of a laneway to the north of the house. The house borders a City 

park to the north. The retrofit work on this project will be done in the fall and winter 2011-2012.
2

213 Cedar Street

NSP2 Bid Pack 2 – Existing Home

2010-12-07 – pre-retrofit walk-through

2011-06-08 – retrofit 95% complete

2011-06-27 – Post-retrofit blower door test

2011-08-22 – Landscaping in process

2011-10-06 – Post-repairs blower door test

This is a Bid Pack 1 retrofit project. The house has been gutted and refinished on the inside – full depth 2.0 pcf ccSPF in the 

stud cavities. New mechanical systems have been added including GSHP. The existing crawlspace under the front of the 

house was converted to a conditioned crawlspace. The attic has been insulated as a conditioned attic with 2.0 pcf ccSPF 

sprayed to the underside of the existing roof deck. The roof cladding was recently replaced and left as found. The exterior 

walls were reclad with 1” of XPS and new vinyl cladding. Work on the trim and front and back porches has been completed. 

The second garage on the property has been removed and the side yard will be landscaped.

Several areas for remediation were identified during the June 27th visit. During the August 22nd site visit Ralph Hope 

indicated that construction and repairs would be soon underway and the local representative completing blower door tests 

would provide BSC with a final blower door test result once the repairs were complete. The contractors were in the process 

of installing the landscaping in the front yard of the home.

A post repair blower door test was completed. The test showed that there was an improvement to the home with the repairs 

completed in the un-insulated basement. Although the un-insulated basement was repaired, the crawlspace issues 

discussed with Ralph Hope during the June 8th review were not addressed. It was also likely not feasible to remove finished 

drywall to find the 1st to 2nd floor rim joist leakage areas, hence these leakage points remain. The air leakage during the 

October 6th visit was found to be 1833CFM at 50Pa.

Maple and Third

NSP1 – Existing Home

2011-06-08 – initial walk-through at retrofit 75% complete

2011-06-27 – post-air barrier blower door test

2011-08-22 – No significant changes or updates

2011-10-06 – Did not review this site during this site visit

This house is not part of the NSP2 project. It is being completed with NSP1 funds and other funding available to the City of 

Wyandotte and a local non-for-profit development group. The house was moved through the city to this location. It was 

owned by an important member of the community and has historical significance for the City. The house is approximately 

3,500 sq ft plus an unfinished basement and partly finished, conditioned attic.

The retrofit work on the interior is largely complete (up to finishing gypsum board). A new concrete block foundation and 

floor slab was provided. Insulation of the basement will depend on funding availability. Two ground source heat pump 

systems were installed, one to service an AHU on the third floor providing space conditioning to the second floor and attic 

while the AHU located in the basement serving the basement and main floor. The above-grade walls have been filled with 

pour-installed ocSPF and the entire exterior will be clad with XPS and new siding. At this time no information was available 

about how they plan to tie the windows in to the drainage plane. The attic space is very much like the BSC Concord House 

retrofit case study except that they have used 10+ inches of ocSPF and may need a better vapor control strategy.
3

456 Vinewood

NSP2 Bid Pack 2 – New Construction

2011-06-28 – footings complete

2011-08-22 – Framing nearing completion. Electrical, mechanical, and plumbing 

started

2011-10-06 – Mechanical and electrical substantially installed
4

Step flashing requiring integration to the drainage plane. Details to finish this 

flashing with a regletted cap flashing and tape can be found at:

http://www.buildingscience.com/documents/information-sheets/common-flashingdetails/files/bsc_info_303_common_flashing.pdf

During the August 22nd visit the framing of 456 Vinewood was reviewed. It was found that a new structural sheathing 

product was being used on this home. The structural OSB sheathing appears to have been replaced with Dow SIS although 

this could not be confirmed as the labeled side of the product is covered on the outside.

In terms of advanced framing the learning curve for this builder is evident on this home as very little was found in terms of 

deficiencies. The main deficiency found was the unnecessary installation of relatively heavy-duty manufactured headers 

above windows in non-load bearing walls. This was found on both the front and back of the house where it appears these 

walls are in gables and are non-load bearing. The removal of these headers has the potential to reduce construction costs. 

These findings were discussed with Tony Pizzo of Pizzo Construction. These findings will be discussed with Sarnacki 

Architects.

2011-08-22 – Unnecessary header above a window in a non-load bearing wall

115 Poplar

NSP2 Bid Pack 2 – New Construction

2011-06-28 – foundation complete

2011-08-22 – Framing nearing completion. Electrical, mechanical, and plumbing 

started
5

2011-10-06 – Mechanical and electrical work continues

During the August 22nd visit the framing of 115 Poplar was reviewed. Similar to the home on Vinewood, this framing 

package also contained a few headers in non-load bearing walls. These findings will be discussed with Sarnacki Architects.

A window on the second floor had not been installed yet allowing a review of the sub-sill flashing. Care must be taken to 

ensure reversed flashings, gaps, or fish mouths do not occur. Shown in the photo below, a gap has been left in the corner 

flashing of the sub-sill flashing. This has the potential to direct water on the subsill flashing behind the insulating sheathing 

which is intended to be the drainage plane. This has the potential to cause moisture related damage to the structural 

sheathing. 

2011-08-28 – Gap in corner flashing

A new method of creating a back-dam on the sill was seen in this house. A back dam is used to ensure that water sitting on 

the sub-sill flashing cannot enter the home. In this installation a 3/8” foam backer rod was used below sub sill flashing to 

create this upturn. Although this has the possibility to work, it appeared that the foam backer rod did not adhere well to the 

flashing tape and hence did not stay in place. Alternatively a small strip of wood (or plywood) could be affixed across the full 

width of the rough opening and the flashing tape lapped onto the wood. This would help ensure the flashing tape has a 

secure, fixed substrate that has good adhesion to the tape.

2011-08-28 – Backer rod back-dam failing to adhere to the flashing tape
6

247 Walnut

NSP2 Bid Pack 1 – New Construction

2011-06-08 - AF 50% complete, changes recommended

2011-06-28 - AF 98% complete, window flashing

2011-08-22 – Framing complete. Electrical, mechanical, and plumbing started

2011-10-06 – Siding, mechanical, drywall and interior finishes underway. Blower 

door test completed.

This is the first new house in the NSP2 project. On the 2011-06-08 site visit, framing was approximately 50% complete and 

there were a number of changes recommended. On the August 22nd visit the framing was complete and the electrical, 

mechanical and plumbing had been started.

Water management details at the windows need some improvement - flashing was observed to be sealing the bottom of the 

window, rather than being drained. It was recommended that the flashing across the bottom of the window be slit or 

removed completely. BSC also recommended back dams on window openings. As recommended the flashing across the 

bottom of the window was removed in most areas. The east facing windows of the home on the first and second floor still 

require that the flashings along the bottoms of the windows be removed. There also areas within the field of the wall where 

the joints between the sheets of XPS must be sealed as the primary drainage plane. The windows above the front porch 

also require attention to repair the flashings.

Flashing at the bottom of the window removed
7

Areas where flashings below the windows need to be removed

Windows above front porch requiring remediation

Areas in the field of the wall that require tape sealing

It was also noted on this house that the garage was framed as standard with 16” on centre framing. Savings could be found 

if the framing was reduced in the garages.

Garage framing at 16” on centre.

The flashing issues on the second floor bathroom windows reported on during the August visit still require repair.

A blower door test was completed during the October site visit. The air leakage during the October 6th visit was found to be 

1023CFM at 50Pa. Although this result is not poor, there is still room for improvement. As indicated in the Home Energy 

Survey by Steve Christensen, it appeared that the leakage was coming from the area around the kneewall at the dormer on 
8

the second floor and around the eves. It is critical to ensure that the spray foam from against the roof deck continue down to 

the top top-plate of the wall assembly or the floor/rim of the second floor. The spray foam within the rim or the wall system 

will then continue the air barrier. The goal for a fully spray foamed home with a simple plan should be in the range of 300 to 

500 CFM at 50Pa, 1/3 to ! of what was attained at this home.

257 Walnut

NSP2 Bid Pack 1 – New Construction

2011-06-08 - Foundation complete

2011-06-28 - Framing and insulating sheathing 95% complete

2011-08-22 – Framing complete. Electrical, mechanical, and plumbing started

2011-10-06 – Siding, mechanical, drywall and interior finishes underway.

The repairs recommended in July were substantially completed where possible. During the August 22nd site visit few 

additional issues were found. The primary concern is the continuity of the drainage plane. The tape was no longer adhered 

to the insulation as a drainage plane and the step flashing over the room at the back of the house needs to be integrated to 

the drainage plane. Finally a small hole was found in the venting. This hole appears to have been created by another trade 

drilling holes to run wiring. It is important that these deficiencies be repaired.

Failing and completely missing tape

Step flashing requiring integration to the drainage plane. Details to finish this 

flashing with a regletted cap flashing and tape can be found at:

http://www.buildingscience.com/documents/information-sheets/common-flashingdetails/files/bsc_info_303_common_flashing.pdf
9

Venting hole requiring foil tape repair

2445 Cora Street

2011-08-22 – Foundation complete, capillary break not apparently present

2011-10-06 – First floor floor framing complete

During the August 22nd site visit it was found that the block foundation was complete for this house. Exterior parging and 

damproofing were complete but a footing capillary break did not appear to be present. During the October site visit it was 

found that the first floor floor framing was complete.

2446 8th Street (South, west side of the road)

2011-08-22 – Footings complete with capillary break

2011-10-06 – Foundation complete, nothing else to report

During the August 22nd site visit it was found that the footings were complete for this house. A capillary break was 

adequately installed in the form of a roller applied product. It was observed during the October visit that the foundation for 

this house was installed.

2406 8th Street (Mid, west side of the road)

2011-08-22 – Foundation complete, missing capillary break

2011-10-06 – Foundation complete, nothing else to report
1

0

During the August 22nd site visit it was found that the block foundation was complete for this house. Exterior parging and 

damproofing were complete but a footing capillary break did not appear to be present. It was observed during the October 

visit that the foundation for this house was installed.

2325 8th Street (North, east side of the road)

2011-08-22 – Footings complete missing capillary break

2011-10-06 – Foundation complete, nothing else to report

During the August 22nd site visit it was found that the footings were complete for this house. A capillary break not installed 

for this footing. This information was relayed to Ralph Hope for remediation. It was observed during the October visit that the 

foundation for this house was installed.

234 Chestnut

2011-08-22 – Foundation and basement floor complete. The status of the capillary 

break is unknown

2011-10-06 – Site not visited during this trip

2011-08-22 – Drilling of the geothermal wells in progress

During the August 22nd site visit it was found that the poured foundation was complete for this house. Exterior damproofing 

was complete but it could not be determined if a footing capillary break was installed as the basement slab was already 

poured. This site was not visited during the October site visits.
1

1

472 Cedar Street (west, near tracks)

2011-08-22 – Foundation and basement floor complete. It appears that the 

capillary break was not properly installed between the footing and the foundation.

2011-08-22 – Foundation crack

2011-10-06 – Framing substantially complete. Insulated sheathing was removed in 

locations to determine fastening pattern for SIS.
1

2

During the August 22nd site visit it was found that the poured foundation was complete for this house. Exterior damproofing 

was complete but it appeared that the footing capillary break was improperly installed at the inside joint between the footing 

and the foundation rather than between the footing and the foundation before the foundation was poured. The crack 

appears to be due to the fact that the foundation was back filled before the floor of the house was installed and, as reported 

by Ralph Hope, before shoring was installed.

During the October site visit this site seemed to be in a state of disassembly and repair. Sections of roofing were left 

uninstalled. Areas of the exterior insulation and SIS had been removed while the electrical and mechanical was at rough-in.

2250 Cora Street

2011-10-06 – Foundation complete, framing nearing completion.

During the October site visit this house was found to be nearing framing completion. This was a first try for the framer onsite and overall there were very few issues with the home. Some design issues were determined on-site, but do not require 

major repair. 1” of exterior insulation is used on this home because the design created for this home was developed during 

the initial design process with the city of Wyandotte when it was unclear how much funding would be available for energy 

saving upgrades. During the construction process it was found that the construction would be significantly simplified and 

increase the available headroom on the second floor if the two planned dormers became one large dormer as shown in the 

photo above. This framing package is the first completed that has a hung main floor framing system to minimize the rise of 

the first floor from grade allowing this unit to be fully wheelchair accessible.

Vinewood Condos

2011-10-06 – Preliminary walk through completed of units without drywall or 

insulation. Blower door test completed of a single interior unit which was 

substantially complete.

A finished blower door test was completed on October 6th. The results of this blower door test showed an estimated 

leakage rate of 1803 CFM at 50Pa. This correlates to an approximate 5 ACH at 50Pa. Areas of leakage found included the 

window to window rough framing where it appears no sealant is provided and interior partitions on the second floor which 

connect to the attic space. The windows should be sealed with low expansion foam while the partitions intersecting the attic 

space should be sealed with closed cell spray foam from the attic side. It is likely that the rim joists are also sources of 

leakage, but to seal this area would require removal of interior drywall to properly seal.
1

3

Blower Door Testing Summary

During site visits BSC completed blower door tests as they coincided with various stages of construction. The first set of 

blower door tests were completed on June 27th 2011. During this visit tests were completed on 2632 9th Street (existing 

home), 213 Cedar St (existing home), and the Century Home at Maple and Third (existing home). The 9th Street test was a 

pre-retrofit test while the Cedar and Century homes were post-retrofit. Upon completion of the tests the results and leakage 

areas were discussed on-site with Ralph Hope who made notes about required repairs or areas of concern. The second set 

of blower door tests was completed on October 6th. This testing included a re-test of 213 Cedar, a new interior townhome in 

the Vinewood Condos as well as a finished blower door test of 247 Walnut. The testing of 213 Cedar showed a small 

improvement although not all of the recommended repairs were completed. 247 Walnut was the first final blower door test of 

a new home built under the NSP2 project. This test showed promise as it was substantially lower than the other retrofitted 

homes, but there is room for improvement and leakage areas are indicated in the tables below. The following tables 

summarize the blower door tests completed to-date by BSC as well as areas of leakage and recommended remediation. It 

is strongly recommended for all homes that a pre-drywall blower door test be completed to source and repair air leakage 

areas before the drywall is installed.

Address

2632 9th Street

House Type

NSP2 Bid Pack 2 - Existing Home

Blower Door Results

The initial pre-retrofit blower door test was completed on June 27th. The 

results of this blower door test showed a leakage rate of 4269 CFM at 50Pa. 

This correlates to an approximate 21 ACH at 50Pa. 

Areas of significant leakage include the attic floor, the basement rim joist, 

existing windows, kneewall attic access hatches, and unsealed abandoned 

chimney.

Address

213 Cedar Street

House Type

NSP2 Bid Pack 2 – Existing Home

Blower Door Results
1

4

A post-retrofit blower door test was completed on June 27th. The results of 

this blower door test showed a leakage rate of 2135 CFM at 50Pa. This 

correlates to an approximate 5.2 ACH at 50Pa. 

Areas of significant leakage include the first floor to second floor rim joist, 

cracks in the uninsulated basement, missing details on the crawlspace 

spray foam application, unsealed details where the spray foam meets the 

floor polyethylene, and penetrations installed post spray foaming. These 

areas were discussed with Ralph Hope on-site. In order to air seal the 

uninsulated basement, air sealing and insulating the area was 

recommended. To detect and repair air leakage areas it is recommended 

that a blower door test be completed prior to drywalling the interior of each 

house. This will facilitate detection AND subsequent repair of leakage 

areas.

A post repair blower door test was completed. The results of this blower 

door test showed a leakage rate of 1833 CFM at 50Pa. This correlates to 

an approximate 4.5 ACH at 50Pa. Although this shows an improvement, 

some of the recommended repairs were not completed. The missing spray 

foam at certain areas of the rim-sill plate intersection in the crawlspace 

remain as well as unsealed details where the spray foam meets the floor 

polyethylene. 

Address

Century Home at Maple and 3rd St.

House Type

NSP1 – Existing Home

Blower Door Results

A post-retrofit blower door test was completed on June 27th. The results of 

this blower door test showed an estimated leakage rate of 7500 CFM at 

50Pa. This correlates to an approximate 9 ACH at 50Pa. 

Areas of significant leakage include window rough framing to window bucks, 

gaps and cracks in the uninsulated basement and rim joist, and unsealed 

penetrations. 

Address

247 Walnut Street

House Type

NSP2 Bid Pack 1 – New Construction

Blower Door Results
1

5

A semi-finished blower door test was completed on October 6th. The 

results of this blower door test showed an estimated leakage rate of 1023 

CFM at 50Pa. This correlates to an approximate 3 ACH at 50Pa. 

Although this result is not poor, there is still room for improvement. As 

indicated in the Home Energy Survey by Steve Christensen, it appeared 

that the leakage was coming from the area around the kneewall at the 

dormer on the second floor and around the eves. It is critical to ensure that 

the spray foam from against the roof deck continue down to the top topplate of the wall assembly or the floor/rim of the second floor. The spray 

foam within the rim or the wall system will then continue the air barrier. The 

goal for a fully spray foamed home with a simple plan should be in the range 

of 300 to 500 CFM at 50Pa - 1/3 to ! of what was attained at this home.

Address

Vinewood Condos - Interior Unit

House Type

NSP2 Bid Pack 1 – New Construction

Blower Door Results

A finished blower door test was completed on October 6th. The results of 

this blower door test showed an estimated leakage rate of 1803 CFM at 

50Pa. This correlates to an approximate 5 ACH at 50Pa. 

Areas of leakage found included the window to window rough framing where 

it appears no sealant is provided and interior partitions on the second floor 

which connect to the attic space. The windows should be sealed with low 

expansion foam while the partitions intersecting the attic space should be 

sealed with closed cell spray foam from the attic side. It is likely that the rim 

joists are also sources of leakage, but to seal this area would require 

removal of interior drywall to properly seal.
Building Science Corporation 

Snapshot Form

SNAPSHOT! “The Form”

Lot #: ‘---

Model: Retrofit

Subdivision:

Wyandotte NSP2

Address:

213 Cedar, Wyandotte

Date and time:

2011/11/28 ~3pm

INITIALIZATION

Square feet 1575 sq. ft.

Surface area (all outside surfaces, including foundation) 5500 sq. ft.

Volume 18792 cu. ft.

Windspeed (approximate mph) 15-20 mph

Outside temperature (estimated) o F

Check that all registers and bedroom doors are open. Yes No

Measure static pressure in return between fan & filter. Did Not Complete pa

Static pressure in Supply and Return S 31.1Pa / R -21.9Pa

Is there a ventilation system? Yes No

Type of ventilation system (e.g., exhaust-only, HRV, ERV) Outside Air Duct

If there is an AirCyclerTM, enter the off / on times. off -- on --

Enter outside air duct pressure. -7.2 pa

Type of outside air duct (flex/sheet metal; diameter) 6” Insulated Flex

Is there an adjustable outside air damper? Yes No

Is there a fireplace or wood stove? Yes No

Duct location (approximate % in attic, conditioned space, basement, etc.) 100% Indoors

PRESSURE and FLOW TESTING

Stack Pressure (baseline with blower door installed; covers on) -4.2 pa

Dominant Duct Leak Effect (baseline with HVAC system running) -4.2 pa

Master Bedroom Door Closure Effect (!P from main space to outdoors) No change pa

All Doors Closed Effect (!P from main space to outdoors) No change pa

Fireplace/Wood Stove Zone HVAC Test No change pa

Main Floor Bath +2.9 pa pa

Bedroom 1 +0.9 pa pa

Bedroom 2 +0.9 pa pa

Bedroom 3 +0.3 pa pa

Pressure In Each Closed Room (room label and 

pressure)

2nd Floor Bath +0.4 pa pa

Exhaust Fan Flow Main Floor Bath 51 CFM

2nd Floor Bath 48 CFM

Dining Room 85 CFM Bedroom 1 44 CFM

Living Room A 69 CFM Bedroom 2 52 CFM

Supply Register Flows

Living Room B 76 CFM Bedroom 3 20 CFM

BLOWER DOOR TESTING (BDT)

Blower Door Location Front Door

Total CFM50 (add C & n values if available on multipoint test) CFM50= 1860 C= 159.4 n= .628 

DUCT AIRTIGHTNESS TESTING (DAT)

DAT CFM25 TOTAL 1997 CFM @ -18.1 Pa

DAT CFM25 OUTSIDE 127 CFM

MECHANICALS

Furnace or air handler Make: Water Furnace Model: NDV026B111CTR

Air Conditioning Make: Model: 

Domestic hot water Make: Bradford White Model: M2HE50S6DS-1NCWW
8

Appendix E: Press Reports
Update: Have you checked out our Facebook page? "Like" our page and join in on the community conve

facebook.com/wyandottepatch

News Print Email

By Paula Evans Neuman Email the author October 3, 2011

The federal government awarded Wyandotte nearly $8 million last year to improve the city's housing stock.

That work has now come to fruition with the announcement that the first of 44 houses to go through the Neighborhoo

to go on the market to be sold.

The three-bedroom house at 213 Cedar was built in 1893. It has big front and back porches, a two-car garage, two ba

appliances and a brand-new geothermal heating and cooling system that will cost the homeowner only $28 a month y

Wyandotte Showcases First Home Renovated

Through $8M Federal Grant Program

An open house for the three-bedroom home at 213 Cedar is set for 10 a.m. to 6 p.m. Oct. 16.

Related Topics: Neighborhood Stabilization Program 2 and dispat

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be given from 10 a.m. to 6 p.m. Oct. 16.

The house was purchased out of foreclosure by the city, completely remodeled from stem to stern—plumbing, wiring 

qualifying low-income family through a lottery process mandated by the federal grant money that makes the program 

"This house was totally gutted all the way down to the studs,” said architect Jay Sarnecki of Sarnecki & Associates of 

two-family house.”

He sounds proud when he talks about the project, and about the other homes he has worked on that will be available 

income families through the program.

Wyandotte Is One of a Lucky Few

The program began last year, when Wyandotte got $7.8 million in neighborhood stabilization grant money through the 

Urban Development. The city is using it to buy abandoned, vacant and foreclosed properties. Wyandotte was one of o

state and 56 entities—cities or states—nationwide that got the grant money, and officials are on target with the federa

of the funds to revitalize Wyandotte’s neighborhoods.

Some houses, including a rental unit next to 213 Cedar, are being torn down, and new homes are being built through 

sites. Others, such as the Cedar Street home, are being rehabilitated.

Energy efficiency is a major player in the process, and each of the 44 homes will have a new geothermal heating and 

insulation, new windows and Energy Star appliances. The eventual homeowners will benefit from the grant-assisted b

energy efficiency.

“We can save them a lot through lower utilities,” said City Engineer Mark Kowalewski.

Geothermal heating and cooling starts with the drilling of a narrow 300-foot well. The temperature underground is a co

how hot or cold the weather gets on the surface. The geothermal system works as a closed loop, circulating water—t

extract that consistent heat from the ground, compress it and distribute it through a heat pump and duct system as w

the same procedure in reverse, taking heat from the air of the house and moving it into the earth loop.

The system is “carbon neutral,” Kowalewski said, and is quieter than a regular furnace system, as well.

“You save quite a bit on your hot water, too,” he said.

Wyandotte also is making use of “advanced framing” building techniques, which reduce the amount of lumber used t

increase the amount of insulation used. The city, working with Building Science Corp., has had to conduct classes for 

project to teach them the new and more sustainable advanced framing techniques, which have proven to be effective

Michigan State Housing Development Authority regulators are so impressed with the geothermal and advanced frami

incorporating into the home rehabilitation and construction that they’ve asked city officials for a presentation.

“We’re going to set up a webinar on geothermal and advanced framing,” Kowalewski said. “Hopefully, MSHDA adopt

housing.”

The first 25 percent of the Wyandotte homes readied for the market through the grant program must be sold to low-in

$23,250 a year for a one-person household to $43,850 a year for a household of eight adults. The rest will open up to 

buyers. The moderate-income range starts at $55,800 for a one-person household and goes to $105,240 for an eight-

How to Apply
Pick up an application from the Engineering Department at City Hall. Fill it out and return it with the required doc

Once your income is verified as eligible under program guidelines, officials will look at your credit rating. If it’s low

credit repair counseling to raise it, and try again. If your credit rating is acceptable, your application (for a cost of $3

be submitted to the city’s approved home counseling agency—Lighthouse of Oakland County.

You then must take an eight-hour course on buying a home—four hours of classroom work that will be offered at 

Library, and four individual hours. The counselors will help to determine how much of a mortgage you can afford. T

comes off your required 1 percent down payment.

Then you submit a purchase agreement, a mortgage price and your class certificate to the city, and you’re in the 

the homes in the program.

If your name is drawn, congratulations! You can buy the house. If not, you’re back in the lottery for the next drawi

become available.

The homes are a bargain, to say the least. Take the one at 213 Cedar that’s on the market now. The city has put more 

remodeling. The house is appraised for $100,000, setting that as the purchase price. Applicants through the program, 

additional discount, as well.

“Therefore, the maximum purchase price is $82,500,” said Santina Daly, the city’s marketer for the program.

The price includes a range, dishwasher, microwave oven and a washer and dryer—all energy-efficient, of course. It als

phone, cable TV and Internet service.

“We’ll be accepting applications until February 2013, “ Daly said.

Money from selling the houses goes back into the program.

How does the city benefit?

“It gets the properties back on the tax rolls, and cleans up blight,” Daly said.

Vacant homes in foreclosure bring down everyone’s property values, Kowalewski said, adding that the new program "

The program also creates jobs, putting builders and other people to work, and helps the economy in general, Daly sai

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The News Herald (thenewsherald.com), The Voice of Downriver

News

WYANDOTTE: Two years later, $7.8 million

Neighborhood Stabilization Program begins to take

seed

Wednesday, October 5, 2011

By Jim Kasuba

WYANDOTTE — Almost two years ago, the city received $7.8 million in federal funds for a Neighborhood Stabilization

Program that is now taking seed.

The first of 44 houses or renovated condominiums is on the market, a tangible sign of the benefit the city received when

it was awarded the grant.

The first house the city is showcasing is at 213 Cedar, two blocks south of Ford Avenue, between Second and Third

streets.

The first of two open houses was held Sunday, and based on the number of people who showed up to tour it, interest in

the program is strong.

“I was overwhelmingly busy,” said Jerry Miller, owner of Downriver Real Estate Group, the Wyandotte-based company

chosen to market all NSP2 houses in the city. “Open houses have pretty much been a thing of the past.”

That might be true for a typical sale in today’s market, but NSP2 houses are anything but typical.

For one thing, this house can only be sold to a qualified low-income buyer. Miller said the first 25 percent of NSP2

houses must come from this category; However, after that goal has been achieved, the rest can be sold to low- or

moderate-income buyers.

The definition of low income is a household income at or below 50 percent of the area median income, and it also is

based on number of people in the household.

Another thing not typical about this sale is that people who are not necessarily interested in buying the house attended

the first open house, and the same probably will be true for a second one, slated for 10 a.m. to 6 p.m. Oct. 16.

Miller said about 40 groups of people went through the house Sunday. He said they asked questions about the program

itself, about the geothermal power that is being used for all NSP2 houses and commented on what they viewed as a

first-rate renovation.
“I received very positive feedback,” Miller said. “People were going on about the quality of the home.”

The geothermal aspect of the project is another thing that makes it unique from any other houses that have been

rehabilitated or constructed in the city in the past.

City Engineer Mark Kowalewski said the geothermal project is believed to be the first for residential customers in this

part of the state.

The first NSP grant the city received was for $560,000, allocated as part of a federal Community Development Block

Grant.

Wyandotte used its grant money for a relatively small project — the rehabilitation of a house on Lindbergh and another

on Lincoln, the first to utilize geothermal energy.

Last year, the City Council approved the creation of a geothermal utility. Although the cost of installing a system is

relatively expensive, its efficiency saves homeowners money in the long run.

“We can save them a lot through lower utilities,” Kowalewski said.

A geothermal utility works by circulating water through pipes buried deep in the ground, where temperatures are a

constant 54 to 56 degrees. The water is heated or cooled to a desired temperature, depending on whether it’s winter or

summer.

It costs about $8,000 to drill a 300-foot well to tap into that energy, and another $12,000 for a heat pump, considerably

more expensive than a new furnace or air-conditioning unit.

But after those initial costs, the consumer doesn’t need to use natural gas. The estimated cost for geothermal is $28 per

month. There is no gas bill for heating, but gas still will be available if the homeowner chooses to be connected.

Kowalewski said many people ask about what the furnace and ducts look like on a geothermal system, but based on the

one installed at the Cedar house, the furnace and hot water tank don’t look drastically different than conventional ones.

Although the use of government stimulus funds draws mixed reactions, based in large part on a person’s political

opinions and leanings, Kowalewski is a passionate advocate for the program and the benefits he believes it brings to his

community.

The funds target a portion of the city considered in the greatest need of affordable new housing, an area bounded by the

Detroit River, Eureka Road, 15th Street and Ford Avenue.

The city has hired local people to work on the project, such as Jay Sarnacki of Sarnacki & Associates Inc. of Wyandotte,

and Santina Daly, a Grosse Ile resident who is marketing the renovated and newly constructed houses and

condominium units.

It’s also providing work for construction companies, such as Pizzo Development of Lincoln Park, whose company has

been hired to work on some of the houses currently under construction or rehabilitation.

In addition to using geothermal energy, the project is environmentally friendly in another way. Sarnacki pointed out the

advance framing technique used in a new-construction house ready to hit the market in a few weeks.
“It’s an old technology that has proven to be more efficient,” Sarnacki said. “It uses 20 percent less lumber (than

conventional building techniques).”

Daly said the project has merit from the standpoint of what it does for the city and neighborhood: It puts a property back

on the tax rolls and cleans up blight.

But perhaps most importantly, Kowalewski said, is the fact that the program helps put people who otherwise might not

be able to afford it into high-quality houses.

Prospective buyers must complete at least eight hours of counseling from a U.S. Department of Housing and Urban

Development-certified home counseling agency, which in this case is Lighthouse of Oakland County.

After being prequalified for a mortgage, the purchaser is eligible to buy a house at a price that is less than either the total

development costs or the appraised market value.

Kowalewski said that with the Cedar house, the $100,000 appraised value was less than construction costs of about

$200,000, so the listing price is the lower of the two.

After it’s determined how much a buyer can afford, a family can receive assistance through a subsidy, which is listed as

a no-interest lien. The lien amount dissolves a certain percentage for each year the buyer lives in the house.

Miller said that because the minimum subsidy is 17.5 percent, that translates into $17,500 for the $100,000 house. He

said the maximum subsidy is $40,000, even if the house’s listing price would be higher, such as $150,000.

If the buyer moves out before the dissolving of the lien, the amount that remains must be paid to the Michigan State

Housing Development Authority at the time of closing.

To make the process fair, all qualified buyers have their names placed in a lottery, which takes place Nov. 14 for the

Cedar house.

In the unlikely event no one qualifies to buy the house at the $100,000 list price, Miller said the price would be lowered.

Those whose names were not drawn can try their luck at another NSP2 house.

Those who believe they are qualified to purchase this or other NSP2 houses can pick up an application from the

Engineering Department at City Hall, 3131 Biddle Ave. A completed application must include required documentation in

order to be considered.

Contact Staff Writer Jim Kasuba at jimk@heritage.com.

URL: http://www.thenewsherald.com/articles/2011/10/05/news/doc4e8ca5a7e227b554893709.prt

© 2011 thenewsherald.com, a Journal Register Property
Office: 313-886-5040

Fax: 313-886-5042

E-mail: grossepointe@tcagents.com

213 Cedar St

Wyandotte, MI 48192-4622

$100,000

MLS ID: 211102821

WYANDOTTE NSP2 HOME! INCOME GUIDELINES APPLY. BUYERS TO COMPLETE

COUNSELING CLASS. SEE ATTACHED APPLICATION & REQUIREMENTS.

DOWNPAYMENT ASSISTANCE AVAILABLE. COMPLETELY REMODELED. ENERGY

EFFICIENT. GEO THERMAL HEATING AND COOLING. ALL APPLIANCES INCLUDED.

ALLEY TO BE PAVED. OPEN HOUSES 10/2 & 10/16 10A-6P

For more information visit www.century21town-country.com/211102821.

Presented By

Grosse Pointe

20439 Mack Avenue

Grosse Pointe Woods, MI 48236

Property Details

MLS ID: 211102821

Style: Colonial

Year Built: 1908

Bedrooms: 3

Bathrooms: 2 (Full: 2 3/4: 0 1/2: 0 Other: 0)

Status: Active

Stories: 2

Parking Type Description: Detached 2 cars

New Construction: No

Special Considerations: HUD Foreclosure

Sq. Footage

Total Square Footage: 1,453 ($68.82 per sq. foot)

Features

Appliances

Dishwasher Disposal

Dryer Microwave

Refrigerator Stove

Washer

Architecture

2 Story

Area

05147-WYANDOTTE

Basement

Yes

Bath Description
Lot Information

Lot Size: 50 X 105

Financial Considerations

Tax / Property ID: A81E76021FC545

Locale

County: Way

School District: Wyandotte

Subdivision: Grand Cross Sub

Rooms

Room Location Dimensions

Bedroom 2 Upper Level 13x11

Bedroom 3 Upper Level 11x08

Dining Room Main Level 11x11

Kitchen Main Level 13x12

Living Room Main Level 15x13

Master Bedroom Upper Level 13x13

1ST FL BTH 2ND FL BTH

Exterior

VINYL

Exterior Features

PORCH

Foundation

BASEMENT

Fuel Type

GEO-THERMAL

Garage

Yes

Garage Features

DETACHED ELECT

OPENER

Garage Size

2 CAR

Heating

Y

Homestead

Yes

Other

Directions - Northline To 3rd South To

Cedar Directions E-W - Biddle

Directions N-S - Northline East/West - W

North/South - S Parcel Number -

57012030011000

Possession - Immediat Price Per Sqft - 69

Property ID - A81e76021fc545 Protection Period - 90

Square Feet Measurement Src - 1453

Ownership

GOVERNMENT - OWNED

Road Frontage

PAVED

Style

COLONIAL

Terms

FHA

Water/sewer

MUNICIPAL WATER SEW-SANIT


Listing Courtesy of Jerald Miller of Downriver Real Estate Group

Broker Reciprocity provided courtesy of CENTURY 21 Town & Country

Property Information Last Updated: 10/13/2011 at 2:15 PM.

The IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than

to identify prospective properties consumers may be interested in purchasing. All data is deemed reliable but is not guaranteed to be

accurate by the MLS.

Equal Housing Opportunity

Learn more about how CENTURY 21 Town & Country can assist you in the buying or selling of your home and finding Michigan real estate

CENTURY 21 Town & Country is your one stop Michigan homes resource for bank foreclosures, short sales. We specialize in Michigan rea

estate and the Metro Detroit area, including Wayne, Oakland, Macomb, Lapeer, Genesee, St. Clair, Livingston, Washtenaw, and Monroe cou

real estate. Use our interactive map search and MLS listings search of MI homes to find Michigan real estate. CENTURY 21 Town & Countr

Real Estate also provides mortgage, relocation, home warranty, escrow and title insurance services.

All information deemed reliable but not guaranteed. All properties are subject to prior sale, change or withdrawal. Neither broker(s), agent(s

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©2011, CENTURY 21 Town & Country. Licensed in MI. All rights reserved.

Map data ©2011 Google -
96

Team Contact Information

Table 13. Industry Team Member Contact Information

Company Name Team Member Email Phone

City of 

Wyandotte

Ralph Hope, 

Project Manager rhope@wyan.org (734) 324-4525 

City of 

Wyandotte

Mark Kowalewski, 

Chief City Engineer mkowalewski@wyan.org (734) 324-4554 

Sarnacki & 

Associates 

Architects

John “Jay” Sarnacki, 

AIA jsarnacki@sarnackiaia.com (734) 282-3900 

Sarnacki & 

Associates 

Architects

Dan Boggs dboggs@sarnackiaia.com (734) 282-3900 

Hardin 

Geothermal Dave Congdon dcongdon@hardingeo.com (734) 890-1889 

Cappy Heating 

and Air 

Conditioning

Jeff Caplan jeff@cappyheating.com (313) 218-2846 

Building 

Science 

Corporation

Alex Lukachko alex@buildingscience.com (978) 589-5100 

Building 

Science 

Corporation

Daniel Bergey daniel@buildingscience.com (978) 589-5100 

Building 

Science 

Corporation

Aaron Grin agrin@buildingscience.com (978) 589-5100 

Warm Training 

Center Stephen Christensen schristensen@warmtraining.

com (313) 418-5419 

BASF Paul Campbell paul.w.campbell@basf.com (704) 587-8283

BASF Aaron Davenport aaron.davenport@basf.com (980) 207-8192
DOE/GO-102013-3607 ▪ April 2013

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