Shortage of Quiet Building Sites

Consumer demands are complicated by the dwindling supply of first-rate developable land, and builders are forced to construct properties in less than ideal areas.  "All the good sites are gone," says Mike Doty, AIA, Michael Doty Associates, Architects, PC, of Ketchum, Idaho.   "We find ourselves designing projects on sites with more constraints, such as next to a highway, where people wouldn't have taken that on ten years ago."

Awareness of Noise Pollution

There is a growing realization among consumers that noise should be considered a pollutant in the same way as any environmental contaminant, and that sounds which are disturbing and loud are not only annoying, but they can actually produce adverse physical and psychological effects in humans. Studies also show that for Americans living in multi-family residences, noise-and particularly loud music-is the prime complaint.  Research documents that exposure to noise is seen as producing conditions from aggression to hypertension, high stress levels, tinnitus and hearing loss. Because it keeps the body in an alert state and causes chronic stress, noise pollution has been linked with heart attack and strokes. According to a 2008 study in theEuropean Heart Journal, any noise louder than 35 decibels-whether it's from passing traffic or a snoring partner-causes an increase in blood pressure even when the person remains sleeping.   

Building Codes

New, sophisticated building codes require architects to create, and builders to produce, air-tight structures with exceptional strength and fire-resistance.  Unfortunately, these safe practices result in buildings that are also efficient at transmitting unwanted noise and sound energy throughout, just like a network.  Formerly, between adjacent condos were double walls with a one-inch air space-just enough space to dissolve noise.  The stricter codes meant lining the inside of the walls with fire-rated drywall, which has narrowed the gap and, consequently, the wall's ability to dissipate sound.  All residences and commercial properties are prone to this issue, with multi-family buildings the most prone to sound complaints due to the close proximity of neighbors, living adjacent, above and below.

At the same time, the Uniform Building Code (UBC) contains requirements for sound isolation for dwelling units in the so-called Group-R occupancies, which include hotels, motels, apartments, condominiums, monasteries and convents.  Requirements relate to both airborne and structure borne noise and will be detailed below.

Litigation

Increasingly, sound that travels through a structure's shared walls has become of concern to architects and developers and for good reason-they can be held legally accountable for poor acoustics.  With the rising awareness among homeowners of noise standards stipulated in building codes, there has been a surge over the last decade in construction defect claims.  Sound is a major source of litigation for builders, second only to mold intrusion. California enacted a law that gives even more specific rights to condo and town home buyers. SB 800 was signed into California law on September 20, 2002, and applies to new construction intended to be sold as individual dwelling units, whether as single-family homes or attached units.   This law grants rights to owners of new construction for a one-year warranty for noise transmission from adjacent units.  Other states are following suit.    In an effort to ward off excessive litigation, a "right to repair," which could allow homeowners and builders to avoid a lawsuit by attempting a good faith repair, is on the books in more than 30 states.  The take away from the spate of actual litigation and good faith repairs is that the most cost-effective solution is to stop noise problems before they happen.

With sound control in the built environment, one thing is clear:  as an issue it is here to stay.  Demanding consumers, potential lawsuits, stringent building codes and the deleterious effects of noise on human health and welfare will force the building industry to adopt cost-effective acoustical control measures in their projects. Architects have an ever-evolving raft of sound control methods and technologies from which to choose-a situation that demands careful consideration of the right tools for a particular project. Adam Elias sums it up neatly.  "As builders, we better understand sound and how it works, or we're going to be driven out of the market."

STC ratings are not an accurate gauge of a wall's ability to block low frequency noise, such as the bass in music. Photo courtesy Supress Products

 

 

 

 

Supress Products manufactures state-of-the-art sound-suppressing building materials including Sound Engineered Drywall™, Sound-Engineered Plywood™, and Sound-Engineered Adhesive™ for Drywall and Wood.  Supress walls improve sustainability by eliminating 1/3 to 1/2 of the drywall required in traditional wall assemblies while delivering superior acoustical results.  Supress is actively involved in many industry associations including the U.S. Green Building Council, NAHB, and HBA to further the awareness, understanding, and use of advanced green building materials. www.supressproducts.com