Technoform showcases key research and engages in informational workshop at FGIA annual conference

Sanders noted that if all windows in commercial buildings were replaced, the market could see $20 billion in costs turn to $15 billion in savings. “We can change markets, but we can't wait 30 years,” she said. “If we want to enable heat pumps in our buildings, we want to make sure those buildings are as efficient as possible. The cost tradeoff is glazing versus perimeter heating. If the glazing is well insulated, you won't need to pay the cost of heating.”

Sanders said FTI's study was meant to identify reasons why high-performance fenestration and facades are not routinely installed in non-residential buildings. “Residential window adoption is further ahead because of the combination of the ENERGY STAR program and homeowner tax credits,” she noted. One major barrier for the adoption of higher performance fenestration in commercial buildings is the fact that there is not really a definition for "high-performance" when it comes to commercial, said Sanders. A significant cost increase over the cost of business-as-usual performance, which is typically what codes call for. “Since current codes have relatively low performance requirements and widespread adoption of the latest model codes is slow, the cost baseline is low,” she said.

Additional high-level barriers include:

• Model codes do not take an envelope-first approach
• Insufficient return-on-investment (ROI) on first cost increase
• Risk aversion to new and different and the typical design-bid-build delivery method act to maintain the status-quo
• HVAC-focused design practices
• Lack of capacity, time and resources in design firms to focus on façade design and implementation
• Poor code enforcement

“There is a significant increase in first cost over business as usual,” said Sanders. “High-performance includes a risk premium on price. It's not like changing a light bulb. And there is no incentive to be the first to market or to do research and development.” On top of this, Sanders said, “There is no sufficient ROI or payback on that initial first cost increase. Tenants are unaware of the benefits of high-performance façades and so owners can't get a lease rate premium.”

Also, developers want a design that often doesn't align with low carbon and low energy, according to Sanders. “There is a lack of knowledge of the non-energy benefits and their value,” she said. “Project design is often HVAC driven.” And finally, Sanders explained there is insufficient capacity at architect/consultant firms to design better facades because there is insufficient budget allocated. “There is not enough money in projects to support focused facade design and verification,” said Sanders. “The result is architects can't advocate to their clients for above code facade performance, nor can they consistently deliver it.”