The Upgrade

GHI Community Upgrade

Updated JULY 2012

FREQUENTLY ASKED QUESTIONS

WHAT IS THE COMMUNITY UPGRADE?

Soon many of the major components of our homes will be at the end of their useful life, and in need of replacement. Basic component replacement might not be enough, however. According to a member survey, many of us are uncomfortable in our homes in the summer and winter, and we are not happy about the costs for heating and cooling our homes. In the past three and half years, GHI (through the Buildings Committee) has been working with experts to determine what other improvements would be beneficial to members, in order to reduce energy costs and increase comfort. 

The Community Upgrade will look to pair the replacement of these end of life components with additional energy efficiency improvements as voted on by the membership. The good news is that part of our monthly Co-op fee has always been placed in a Replacement Reserve fund in order save money to cover the cost to replacement of some these components.

WHY DO WE NEED THE UPGRADE?

Doing nothing, and allowing our homes to age and deteriorate, is not a realistic option as maintenance begins to cost more on older components. Many of the original doors in our homes will be due for an upgrade to improve protection against the weather. The frame homes also need to replace their vinyl siding and waste water pipes to avoid larger problems in the future. In terms of additional energy efficiency, we could add insulation to our crawlspaces, attics, and walls, and/or we could switch to a different heating system that also provides air conditioning in the summer. These are just a few examples of the challenges facing our aging homes.

WHO MAKES DECISIONS ABOUT THE UPGRADE?

GHI members do! The Buildings Committee will complete work on the Pilot Program and make recommendations for additional energy efficiency improvements beyond what is scheduled for replacement from the Replacement Reserve Fund. Workshops will be held to inform all members of the results of the Pilot Program and to review the committee’s recommendations for possible improvements. Members will vote on what (if any) buildings components being examined in the Pilot Program that are not covered by the Replacement Reserves Program, should be included in the Communitywide Upgrade. This membership vote will take place by type of unit, meaning that all frame homeowners will decide about possible improvements to frame homes and block and brick units will decide about improvements to their respective units.

HOW WILL THE UPGRADE BE FUNDED?

The chart below outlines the components that are fully funded through the Replacement Reserves Program. GHI Staff and Building Committee members are beginning to research funding options to reduce the cost to members for additional energy efficiency improvements that the membership votes to include in the Upgrade. While grants or other funding options may be available to reduce some of the costs, member’s Co-op fee may need to be increased to pay for some improvements. Data from the National Association of Homebuilders Research Center show that the additional cost of insulation or more efficient heating systems (in combination with replacement windows/doors/etc. covered under the Replacement Reserves Fund) would be offset in part by the increased savings on energy bills for most members.  Also, two potential strategies for insulating cinderblock unit walls are eligible for State and County Historic Restoration Tax Credits. 

The Buildings Committee will likely recommend that a member who installs energy efficiency improvements prior to GHI doing so during the Upgrade, will not have to pay increments to their monthly fees for the cost of that particular upgrade or upgrades – provided that the member-added improvements meet or exceed the standards of the components that will be installed in the community Upgrade.

GHI Pilot Program Components Included – and Not Included – in Replacement Reserves Program (RRP)

WHEN MIGHT THE UPGRADE BEGIN?

The membership vote will take place after completion of the Pilot Program. Additional communication about the Upgrade will be sent to members through the GHI E-News, Communicator Newsletter and other mailings. The Buildings Committee also plans to hold workshops to review the results of the Pilot Program.

Read more about the Pilot Program and the questions this project hopes to answer to provide the best data in determining possible Upgrade improvements. Sign up to receive emails from the Buildings Committee about work on this project by emailing Jim Cohen at jimcohen@umd.edu.

For more information about the Community Upgrade or the Pilot Program, please contact:

• Bill Jones, Board of Directors liaison to the Buildings Committee: bylljones@gmail.com
• Jim Cohen, Chair of the Buildings Committee: 301-345-0472,  jimcohen@umd.edu
  • Tom Sporney, Director, Technical Services: 301-474-4161,  tsporney@ghi.coop
• Alvin Shaw, Project Manager, Technical Services and staff liaison to the Buildings Committee:
     301-474-4161, ashaw@ghi.coop

Please help us spread the word by talking to your neighbors and friends in the community. If you have ideas for the Board or the Buildings Committee, please contact the people listed above.