Home Improvement Snafu - Page 2

"We've determined that we can't keep beating our heads against the wall trying to install slim aluminum [framed] windows in Eichlers," says Dave Stellman, owner of Palo Alto Glass, adding his exasperation to Tanja's multifaceted story.

"It's a challenge to find windows and doors that fit the aesthetic and meet Title 24 requirements," Kern conceded. "There are some slim custom options, but many of them are out of many homeowners' budgets."

"We like to do an aluminum solution when we can, but the aluminum solutions are just not as energy efficient, so you have to be very careful to pick just the right ones," Klopf says in the CA-Modern story. "There are so many requirements—we have a whole slew of boilerplate notes on our drawings just to pass code."

Kern's story summarizes the breadth of the legislation: "Today's remodels must meet Title 24 compliance when the changes impact the exterior building envelope—including walls, windows and doors, and roofs—or when they affect mechanical systems like heating, air conditioning, and ventilation (HVAC), in situations such as replacing ductwork or upgrading the water heater. Interior and exterior lighting projects can also be affected, depending on the project…"

Further complicating things, Kern adds, "Interpretation of Title 24 regulations varies from city to city; some follow the letter of the law, while others take a slightly more lenient approach."

As far as roofs go, Kern told us, "Higher R-values may lead you to a thicker roof, which then leaves you needing a wider fascia." The thing about Title 24 is, tradeoffs like extra roof insulation can help compensate for certain window choices, creating what Tanja called "another conundrum."

"Until now, many homeowners would tackle remodels or repairs piecemeal as they could afford projects," she explained. "The way Title 24 rules are written today, homeowners need to have a clear understanding of all the possible improvements they may want to make over time, foundation to roof, and make an informed decision about the order they are going to do those projects to maximize their options and their budgets."

"It's disappointing because these homes already cost a lot to buy today, even though they were conceived as an affordable option," Kern said. "I fear these measures will hamper affordability of these homes and perhaps make people less likely to buy them."

To go into 2019 with eyes wide open—and not be so dazed and confused—turn to our new Title 24 story, a sneak preview of the Winter '19 CA-Modern, by clicking here.