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Renovation Insights: Edminster-Bohner Residence Near Pacifica Coast

This case study explores the renovation of the Edminster-Bohner residence, located just one mile from the coast, in an area that receives over 30 inches of rain annually between November and March. The home, a single-family dwelling with a home office, has a history that spans over 50 years and includes a recent second-story addition. Utilizing a 2x4 wood-frame structure, cathedral ceilings, and specific crawlspace challenges, the renovation addresses heating efficiency using forced hot air and tackles moisture control, leading to improved overall performance.

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Renovation Insights: Edminster-Bohner Residence Near Pacifica Coast

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Presentation Transcript

  1. Case Study: Edminster-Bohner Residence (Renovation)

  2. Pacifica - < 1 mile from coast • 30+ inches of rain annually, all from November thru March • 2860 HDD, spread evenly over the same period • Winds from the west, but sheltered site

  3. SFD with home office • 50+ years old, with recent second story addition • 2 by 4 wood-frame • Cathedral throughout • Attached garage • Terraced lot in steep, well-drained slope

  4. SFD with home office (cont’d) • Vented, unconditioned “tight” attics • Vented, “unconditioned” crawl • Forced hot air heat, no active cooling • Single-pane metal windows • Asphalt shingle roof

  5. Crawl Details • Wood-framed stem wall below-grade) • FA heating ducts – metal, uninsulated

  6. Crawl Details • Wood-framed stem wall below-grade) • FA heating ducts – metal, uninsulated • Exterior grade gypsum wall sheathing

  7. Crawl Details • Wood-framed stem wall below-grade) • FA heating ducts – metal, uninsulated • Exterior grade gypsum wall sheathing • All wood in direct contact with concrete (walls and piers)

  8. Crawl Details • Wood-framed stem wall below-grade) • FA heating ducts – metal, uninsulated • Exterior grade gypsum wall sheathing • All wood in direct contact with concrete (walls and piers) • High wood MC, but not universally • NO wood rot or surface mold (save on gypsum)

  9. Crawlspace Performance Profile • Things are getting wet • Wood wall • Uncovered bare soil • Things are drying • 6-month split • Energy hog ducts • Vents? • There is some kind of balance (for 50+ years) but what about changes?

  10. Retrofit High Performance Details

  11. Retrofit High Performance Details

  12. Retrofit High Performance Details

  13. Retrofit High Performance Details

  14. Retrofit High Performance Details

  15. Retrofit High Performance Details

  16. “After” Details

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