Optimization

Structural Insulated Panels — R-40+ walls, airtight construction. Factory-cut panels arrive ready to assemble with integrated framing, sheathing, and insulation.

Utility costs 40-60% lower than conventional framing. Performance is consistent unit to unit — pro forma uses tighter assumptions for operating expenses.

No thermal bridging through studs. Continuous insulation eliminates cold spots. Faster installation with fewer trades on site.

Conventional 2×6 construction. R-13 cavity insulation. Performance varies based on installation quality and air sealing.

Utility costs higher and less predictable. Thermal bridging at studs reduces effective R-value. Air infiltration depends on workmanship.

Wider contractor availability. Familiar to local trades. No specialized training required.

Construction cost comparison depends on procurement strategy. SIP material cost is higher; labor cost is lower. Net difference varies by supplier relationship and installer experience.

Operating cost difference is predictable — SIP saves 40-60% on heating and cooling annually. Payback period depends on construction cost delta.

See Strategy section for procurement options.

French doors from each bedroom to private balcony (upper floors) or patio (ground floor). Provides morning privacy and secondary fire egress.

Low-E glazing and thermally broken frames maintain envelope performance at penetrations. Factory-cut openings in SIP panels include integrated headers.

10-foot ceilings allow taller window units. Increases natural light penetration. Reduces artificial lighting demand during daylight hours.

On-demand gas water heating per unit. Sized for 6-person peak demand — 120 gallons during morning rush. Endless hot water eliminates tenant complaints.

Gas tankless saves ~$85,000 over 8 years vs electric. 20+ year lifespan vs 10-12 for tank units.

Works during power outages — gas keeps flowing. Reduces generator sizing significantly (no 18 kW electric draw per unit).

Home-run PEX distribution from central manifold to each of 6 bathrooms per unit. Individual shutoffs at manifold — no in-wall valves to access.

Continuous PEX runs with no fittings inside walls. Fewer leak points. Faster installation than copper branch-and-tee systems.

Manifold location in utility closet. Color-coded hot/cold lines. Each run labeled for troubleshooting. Leak sensors at manifold and water heater.

Individual HVAC system per unit. Sized for 6-bedroom/1,400 SF layout with 10-foot ceilings.

Mini-split option: ductless heat pump with individual zone control. No duct losses, no attic penetrations. Each indoor head has independent temperature control.

Conventional option: ducted system with single thermostat. Lower equipment cost, simpler installation. Less granular control.

NFPA 13R sprinkler system required per Georgia code for R-2 occupancies under 4 stories. Residential low-rise standard — less expensive than full NFPA 13.

NFPA 13R does not require sprinklers in: attics (with draftstopping), concealed floor/ceiling spaces, small bathrooms (≤55 SF), small closets.

Balconies without roof covering above may be exempt — verify with Albany Fire Marshal. French door egress from each bedroom provides secondary escape route.

All-inclusive — owner pays utilities, baked into rent. Simplifies billing for 204 beds. No tenant disputes over usage allocation.

Circuit-level monitoring for anomaly detection and load balancing, not tenant billing. Identifies equipment issues before failure.

Can convert to tenant-paid submetering later if desired. Submetering typically reduces consumption ~17% but adds billing complexity.

Generator per quadruplex sized for full building load. All units remain operational during outage — HVAC, lighting, appliances.

Automatic transfer switch between grid and generator. No manual intervention required. Seamless transition during power events.

Gas water heating reduces generator sizing significantly. No 18 kW electric draw per unit. Smaller generator, lower fuel consumption.

2.5 story buildings have no elevator — minimal code-required emergency loads. Full backup is owner choice for tenant satisfaction.

Master meter per building from utility pole. Feeds automatic transfer switch, then distribution to units.

Panel location accessible without entering occupied units. Grouped in common electrical room. Simplifies meter reading and maintenance.

Main panels sized for future EV charging capacity. Stub conduit to parking areas during construction — cheaper than retrofit.

Rooftop solar not viable under current Georgia Power policy.

Net metering capped at 5,000 customers statewide (already full). Buyback rate 6.68¢/kWh vs retail 14¢/kWh — sell cheap, buy expensive. 10 kW residential limit per meter. No state incentives.

Battery storage optional for demand response without solar generation. Revisit if Georgia Public Service Commission changes net metering rules.

Open source automation — one hub per building. Local control, no cloud dependency, no subscription fees.

Integrations: smart thermostats, electronic locks (audit trail, remote code changes), leak detection at fixtures and water heater, energy monitoring per circuit, appliance scheduling (dishwasher runs off-peak).

Resident app (Home Assistant Companion) for in-unit control. Property management dashboard for common areas and vacant unit monitoring.

Enterprise-grade Wi-Fi per building. Designed for 4+ devices per resident — 204 beds × 4 = 816+ devices campus-wide.

LoRaWAN gateway for campus-wide sensors. Long range, low power. 10+ year battery life on sensors. One gateway covers all 9 buildings.

Zigbee/Thread mesh for in-unit devices. Local communication, no cloud latency. Sensors and switches route through building hub.

Per unit: electronic locks (smartphone/code entry, audit trail), leak sensors, French door egress from each bedroom.

Per building: video doorbell at main entry, camera at parking area.

Campus-wide: LoRaWAN motion sensors at perimeter, central monitoring dashboard, alert routing to property manager.

Local LLM (Ollama/Llama) via Home Assistant. Tenants interact through phone app. No wall displays — tenants use their own devices.

Capabilities: voice/text control of unit systems, report maintenance issues, ask questions about utilities and policies, property manager receives alerts.

No recurring API costs. Runs on building hub hardware. Stable once configured, updates quarterly.

Circuit-level consumption tracking via IoTaWatt or similar (14+ circuits per unit). Data logged locally to Home Assistant.

Identifies equipment issues before failure — water heater cycling excessively, HVAC running continuously. Maintenance dispatched proactively.

Load balancing across building. Schedules high-draw appliances (dishwasher, laundry) to off-peak hours automatically.

9 buildings on 925 Mercedes Lane site. 8 quadruplex buildings (32 units/192 beds) plus 1 duplex (2 units/12 beds).

0.7 miles to Albany State University campus. Pedestrian connection to Mercedes Lane. Walking distance to university facilities.

Individual exterior entry per unit — no interior corridors. Each unit has street address for deliveries and emergency services.

51 parking spaces — 1.5 per unit with approved variance. Student housing typically has lower vehicle ownership than conventional multifamily.

Covered bike storage at 0.5 per bed = 102 spaces. Encourages alternative transportation. Pedestrian paths connect all buildings.

EV charging stub conduit installed during construction. Capacity for future charging stations without trenching.

Site confirmed no floodplain. Sewer capacity confirmed with Albany Planning — no restrictions.

Stormwater detention sized to local requirements. Pervious surfaces where soil conditions allow — parking areas, walkways, patios as infiltration zones.

Positive drainage away from foundations. Minimum 6" drop in first 10 feet. Swales direct surface water to collection points.

Private balcony/patio per bedroom via French doors. Morning privacy without shared common space. Secondary fire egress.

10-foot ceilings throughout. Reduces density feeling for 6-person units. Improves air circulation.

Common gathering area on site. Pedestrian paths connecting buildings. Low-maintenance landscaping with native plantings.