By incorporating the Canadian FlexHousing™ concept, FlexSola™ wins over the German Passive house (a success story which has recently crossed the ocean and generated the US equivalent). The Passive house (short for Passive Solar) uses its thermal mass provided by concrete to store heat from the sun; the floors and walls become part of the heating/cooling system; the house is called passive because it does not require energy produced from fossil fuels.
By accommodate changing needs, FlexSola will reduce the need for new home construction, thus helping curb urban sprawl. FlexSola will make use of solar energy to produce electricity, and will also provide rental revenue; as such, FlexSola will reduce the demand for energy and natural resources, currently wasted by conventional residential developments. FlexSola will also create stronger communities, by helping people avoid moving, by encouraging multi-generational living, and by providing homecare for seniors and the disabled. All these benefits, which strengthen community spirit, will also create a better social climate and will lower healthcare costs.
By accommodate changing needs, FlexSola will reduce the need for new home construction, thus helping curb urban sprawl. FlexSola will make use of solar energy to produce electricity, and will also provide rental revenue; as such, FlexSola will reduce the demand for energy and natural resources, currently wasted by conventional residential developments. FlexSola will also create stronger communities, by helping people avoid moving, by encouraging multi-generational living, and by providing homecare for seniors and the disabled. All these benefits, which strengthen community spirit, will also create a better social climate and will lower healthcare costs.
FlexSola applies all four FlexHousing™principles: Adaptability, Accessibility, Affordability, and Healthy Housing™; furthermore, it brings additional features and benefits: The house can grow as needed, from an initial one floor, to two and three floors. The owners will never have to say “We are moving”; see “The Circle of Life” and “A story of Love and Success”.
Barrier- free access can be provided to all floors,including rooftop, by adding an elevator, with minimal disruptions, in the space used by stacked storage rooms. The house could be used as one dwelling unit, or two independent units, one may be rented to help pay the mortgage; it is ideal for “snow birds” and “retire-at-home”.The layout creates an independent one bedroom in-law suite and/or home office on the ground floor. The flat roof, complemented by a greenhouse, will provide a private outdoor space to be used for relaxation and gardening.
All interior partitions will be non-load bearing and may be relocated as desired. All floors are designed to be accessible to wheelchair users and they may be easily connected by an optional elevator installed in the stacked storage rooms located on each level.
FlexSola may be expanded from an initial one storey 728 sq ft unit, to 1456 sq ft two storeys, or to 2096 sq ft three storeys, with minimum disruptions to the occupants. This is achieved by designing the flat roof as a future floor, and by using state-of-the-art steel framing technology. The staircase to access the roof, the sunroom and the green roof assembly, are all features that can be added later.
The building will be very energy efficient, with built-in passive solar heating achieved with thermal mass and a rooftop sunroom, with distribution ducts running through the open floor space. The surplus heat will be stored in the concrete floors and will be supplemented by the radiant floor heating generated through a geo-thermal system. This combination of renewable energy sources will provide comfortable and efficient heating and cooling.
Photovoltaic solar panels will be installed on the roof and walls to generate electricity. They can be installed with optimum orientation on the flat roof. The surplus electricity will be stored in batteries, or in a tank, as hydrogen obtained from water through hydrolysis. The oxygen, which will also be produced in this process, will improve the interior air quality. On cloudy days, a small generator could be used to burn hydrogen for back up heat and to produce electricity and pure water. The owner will also have the option of producing extra electricity for sale into the grid, thanks to very attractive feed-in tariffs.
Cost effective and technologically advanced building materials and systems will be used to create adaptable, comfortable and healthy housing. The use of open light-weight steel joists and T-bar ceiling will allow for easy installation and future modification of the mechanical and electrical systems. A “smart house” computer control system can also be easily installed anytime through the wall and floors space.
Following is a summary of the social, health and economic benefits of FlexSola™:
• Allows for multi-generational family living
• Making home ownership more affordable
• It can grow in time
• Offers neighbourly security and assistance
• Facilitates home care for seniors
• Provides adaptability of the living space
• It is ideal for people who need two residences, such as "snow birds"
• Provides a private outdoor space on the roof
• Has comfortable radiant floor heating, ideal for seniors
• Eliminates most allergens from interior finishes
• Strengthens community neighbourhood spirit
• Potential rental income
• Ground floor may have a separate office for home business
• Low maintenance requirements
• Potential electricity generation
• Growing fruits and vegetables on the roof
• Reduced insurance premiums due to non-combustible construction
• Saving on CMHC mortgage insurance
• Reduced moving costs
• Longer building life span
• Higher resale value
Based on certain assumptions regarding home ownership and current economic trend, FlexSola™ appears to be economically viable and attractive compared to other homes. The economic projections indicate that, if all the potential financial benefits of FlexSola™ were taken advantage of, the initial investment could be recovered in less than twenty years.
From the financial point of view, where a large percentage of the purchase price is covered by a mortgage, a conventional home is in fact a liability to the owner, in spite of its equity. In contrast, FlexSola™ becomes a financial asset thanks to the revenues it can generate and the long term savings on energy and maintenance.
Discussion on Trends and Marketing
Aging population
An increasing number of elderly people seek more convenient forms of housing, with less space and maintenance and where they can get outside help more easily. Many home owners sell their houses and move into apartments or "trendy" one storey condos. Then, as they become less self-reliant, most move to some form of senior housing that is suitable to their income. Moving is stressful, especially for seniors, but for many it is the only alternative available at the present. FlexSola™ offers an ideal home for snow birds. They can fly south in the winter without leaving their house vacant.
Changes in Family Lifestyles
As the older generation ages, there is a trend to live with adult children, rather than in nursing homes. The grandparents become part of a larger family; they are cared for and contribute to the wellbeing of all, especially the grandchildren. They can provide free, high quality child care in families where both, or the single parent(s) works.
Accommodating People with Disabilities
There is growing awareness for the needs of the physically and mentally challenged. The last few years have brought new building code regulations, active contribution from numerous organizations and broader acceptance by the general public. There is a trend towards integrating people with disabilities into the community. FlexSola™ offers a unique solution for making the entire home barrier free, through its stacked storage space which can accommodate an elevator with minimum disruptions and cost.
Increasing Number of Self-Employed
Due to the present "downsizing revolution", the army of small entrepreneurs is growing steadily. To keep overhead costs low, many new self-employed are obliged to use part of their homes to run their businesses. This is a return to the times when many houses, especially on Main Street, had a shop at the ground floor with flats above.
The Economic Factor
Many people are searching for more affordable housing and new sources of income. The affordability of FlexSola™ is achieved in two ways: firstly, the purchaser can start with an initial smaller and lower priced unit and expand it later; secondly, the home itself can become a source of revenues. Also, due to financial restraints, more families are forced to pull back together. Young adults who cannot find work have to live with their parents; parents who could not save for retirement have to live with their children. The rising cost of energy and long term maintenance is becoming another determinant factor in selecting a home. FlexSola™ will have much lower maintenance costs. This is due to the highest energy conservation standards available on the market. And finally, being virtually non-combustible, FlexSola™ will secure lower long term insurance premiums, over a longer lifespan than conventional housing.
The Social Factor
A number of social problems, such as crime, juvenile delinquency, child abuse, vandalism, neglect, etc., can be alleviated by creating integrated communities. Staying in one place for a long time creates a sense of belonging and caring. Home ownership strengthens urban communities and can be made affordable with new innovative forms of housing.
Urban & consumer renewal
There is a growing acceptance today of the fact that society cannot afford to let urban sprawl continue. The environmental, economic and social costs are becoming more and more evident. New planning ideas and concepts that focus on better management of resources, especially land and infrastructure, are gaining ground. Infill and higher density residential developments work towards preserving the natural environment and farm land and also revitalizing downtowns. Compact, two/three storey dwelling units can compete effectively with conventional houses. FlexSola™ is ideal for creating economically sustainable residential communities.
Environmental awareness
The number of people who are environmentally conscious is growing rapidly. The trend in home buyers’ expectations is towards sustainable housing. By reducing the need for energy and natural resources, FlexSola™ will meet and exceed these expectations.
Target Market
- FlexSola™ will break into a housing market, which is thirsty for something that would meet the immediate and long term needs of a growing number of consumers: new home buyers, empty nesters, snow birds, people with special needs, ethnic groups with extended family traditions, etc. First home buyers will have the choice of starting with a small unit and enlarge it later, or partnering and buying a larger unit.
- FlexSola™ will be of particular interest to seniors and to those who care for them. Each unit can fluctuate between a single family home and a duplex; this allows for independent living.
- Thanks to its sustainability and reduced footprint on the land, FlexSola™ will also appeal to the environmentally conscious home buyer, not satisfied with the wasteful conventional housing presently available.
In view of the survey and trends described above, there is a demonstrated growing demand for housing that combines the adaptability, accessibility and affordability of FlexHousing™ with healthy housing, energy conservation and low maintenance. FlexSola™ will offer such housing, presently not available on the market. Most presently available forms of housing have been targeted for specific types of individuals and families based on age, mobility, income, and so on. Such housing makes it difficult to accommodate changing needs within the same home. Therefore, by providing a much needed alternative, FlexSola™ will have a competitive edge over the competition.
Economic Projections
The following considerations should appeal to the informed homebuyers and housing providers. The estimated construction cost for a three storey FlexSola™ unit, of 2096 ft2, is $230,000 (excluding land, development charges and other soft costs). Compared with a conventional townhouse of similar size, a FlexSola™ unit would cost up to $30,000 more, required to provide the following features:
A. FlexHousing™ Design Features (based on award-wining design): $1,000
B. Green Roof, Terrace & Staircase (to replace a pitched roof): $9,000
C. Concrete & Steel Structure (to replace wood framing): $4,600
D. Radiant Floor Heating (to replace conventional forced air heating): $3,400
E. Solar panels: $12,000
Total additional cost: $30,000
The above features provide the following corresponding benefits which make FlexSola™ an economically viable and sustainable alternative over conventional townhouses currently available on the market:
A. Adaptability, Accessibility & Affordability features accomplished with the unique design which has won the CMHC national award. Initial affordability is achieved either by starting with a smaller unit (one or two floors), or by using a two or three storey unit as a duplex.
B. The green roof saves energy, lowers roof maintenance over the life of the building, and provides space for growing fruits & vegetables.
C. The concrete & steel structure is safe, durable and energy efficient due to thermal mass. It also extends the life of the building well beyond what is expected from a conventional townhouse.
D. The radiant floor heating is most comfortable and energy efficient. It can also be easily integrated into a geothermal heating & cooling system.
E. The solar panels will produce electricity allowing the owner to take advantage of Ontario’s lucrative feed-in tariff program.
The additional cost required to construct FlexSola™ should be considered as a profitable investment for achieving the following objectives:
Improved safety, health & comfort
Energy efficiency
Low maintenance
Revenue generation
Following is a comparison of projected live-in costs between a conventional townhouse and a FlexSola™ unit using its full revenue-generating potential. It appears that FlexSola™ will be a profitable investment and could pay for itself in less than 20 years.
Conventional Townhouse
per month per year over 10 years
• Heating (*): $90 $1,080 $12,960
• Electricity (*): $130 $1,560 $18,720
• Maintenance(*): $80 $960 $11,520
• House insurance (*): $70 $840 $10,080
• Moving (**): $1,000 $2,000
Total expenses: $370 $5,440 $55,280
FlexSola™ Unit
per month per year over 10 years
• Heating: $30 $360 $3,600
• Electricity: $50 $600 $7,200
• Maintenance (no roof maintenance required) (*): $20 $240 $2,880
• House insurance for non-combustible house (*): $50 $600 $7,200
• Moving: $0 $0 $0
Total expenses: $150 $1,800 $20,880
Notes: * These expenses will most likely escalate in the future. 2% per year increase, without compounding, is included in the calculation.
** 2 moves over 10 years are included in the calculation.
Approximate FlexSola™ cost gain over10 years: $34,400
LONG TERM NET GAIN = PROFIT ON INVESTMENT
FlexSola potential revenues
per month per year over 10 years
• Rent (*): $700 $8,400 $100,800
• Food (*): $100 $1,200 $14,400
Total revenue: $800 $9,600 $115,200
Approximate total net gain of a FlexSola™ unit,
as compared to a conventional townhouse over 10 years: $149,400
This long-term net gain will make FlexSola™ a profitable investment to a wide range of home owners; an investment made affordable through flexibility of choice and initial purchase price, associated with flexibility of use and potential revenues. This is a great choice that FlexSola™ will offer; a choice presently not available on the market.
Copy Rights
Nicholas Varias Architect, of Oakville, Ontario, Canada, has exclusive copy rights over the FlexSola™ design. Contact at nvarias@cogeco.ca
