TechNote Building Air Tightness:

Code Compliance & Air Sealing Overview

What is building air tightness? Benefits of Tight Houses

(Reduced Air Leakage)
Building air tightness describes the degree of air leakage into and out of  Heating & cooling energy savings
the building’s thermal enclosure which separates conditioned space from  Reduced potential for moisture
the outdoors. Air leakage is the uncontrolled flow through the thermal movement through the building
enclosure due to pressure imbalances caused by wind, stack effect, and thermal enclosure
mechanical equipment. Air leakage in a building should be minimized; this
 Improved insulation effectiveness and
goal can be effectively and consistently achieved using an air sealing
reduced risk of ice dams
strategy (page 4).
 Reduced peak heating and cooling
Tighter buildings are intended to increase energy efficiency, durability, loads resulting in smaller HVAC
occupant comfort and indoor air quality. Houses have become considerably equipment
tighter over the past couple decades; however, the most recent energy
codes mandate even more stringent air sealing and tightness testing
 Improved comfort (reduces drafts and
noise)
requirements.
 Improved indoor air quality
The building’s air leakage rate is quantified by testing. The most common
(limits contaminants from garages,
air tightness test is typically referred to as a “blower door” test (page 2). crawl spaces, attics, and adjacent units)
The test equipment consists of a calibrated fan, a panel to seal off the
door, and a flow and pressure meter. For residential applications, the fan Blower Door Test
typically depressurizes the house to 50 Pascals at which point the air flow
through the fan is recorded.

Potential Concerns with Tighter Houses

 Poor air quality due to “stale” air and indoor contaminants (such as
formaldehyde, cleaning agents, and odors) that take longer to dissipate
in a tighter house.

 Elevated indoor humidity that could lead to moisture accumulation and

damage in the building.

 Increased risk for back-drafting of combustion appliances (caused by

exhaust fans creating negative house pressures) that could lead to
unsafe levels of carbon monoxide.

Photo Provided by TEC

PREPARED BY
JANUARY 2014
 Testing
Blower Door Testing  The air exchange rate is calculated in air Certified Testing Professionals
Building tightness is measured by performing changes per hour at 50 Pa (ACH50); The most recent energy codes require
a blower door test [1, 2]. The most common ACH50 = CFM50x60/house volume. building tightness testing. The codes do not
method is a single-point depressurization test: require specific qualifications for the
 NOTE: For multifamily or attached housing, individual performing the blower door test.
 Exterior windows and doors are closed, the leakage to outdoors will typically be less
The building code official may require testing
HVAC systems are off, and vents are than total leakage. The adjacent unit(s) can
to be conducted by an approved third party.
generally left in a normal position. be depressuraized concurrently to measure
Builders may consider hiring trained and
leakage to outdoors. The difference
certified individuals to perform the building
 The house is depressurized to 50 Pascals represents leakage between units.
tightness testing. Organizations such as:
(Pa) with respect to outdoors using a fan
Alternate methods include multi-point tests RESNET (HERS raters) [2]; BPI (Building
set up in a doorway.
(measured air flows at multiple pressures Analysts) [3]; ENERGY STAR (contractors/
 The fan air flow is measured in cubic feet used to create a curve) or tests that include raters) [4]; and State or local agency energy
per minute at 50 Pa (CFM50) using a pressurization measurements. Building programs provide training and certifications to
pressure and flow meter. tightness can also be presented as leakage help ensure accurate results.
area normalized to the building surface area.
Testing standards include RESNET,
ASTM E-779 and ASTM E-1827 [7].

Understanding Air Barriers 2012 International Code Requirements

The 2012 International Residential Code (IRC) energy efficiency provisions (Chapter 11) are now
identical to the residential energy efficiency requirements in the 2012 International Energy
 Air barriers control the movement of air, Conservation Code (IECC). The 2012 IRC mandates specific air sealing requirements, stricter
including entrained moisture and heat, building air leakage rates, and compliance inspection and testing in Section N1102.4 (IECC
through the building enclosure. Section R402.4).

 Effective air barriers must be durable, Section N1102.4.1.1 (R402.4.1.1) requires that components of the building thermal envelope
listed in Table N1102.4.1.1 are installed in accordance with the manufacturer’s instructions and
continuous, air impermeable, and sealed the criteria listed in the table. The building code official may require that the compliance
to resist air flow and air pressure [5]. inspection be performed by an approved third party.

 Air barriers are required to restrict air flow Table N1102.4.1.1 (R402.4.1.1) provides a comprehensive list of 16 components (such as air
through air permeable insulation (e.g., barriers, ceilings, walls, floors, framed cavities, and penetrations) and corresponding criteria
with specific requirements (such as air barrier sealing and alignment with insulation, and the
fiberglass) to maximize the installed
requirement for a continuous air barrier in the building envelope).
R-value and minimize heat transfer.
Section N1102.4.1.2 (R402.4.1.2) mandates testing and a verified maximum air leakage rate of
 Because air carries water vapor, air 5 ACH50 in Climate Zones 1-2 and 3 ACH50 in Climate Zones 3-8. Testing must be conducted
barriers help reduce moisture flow and using a blower door at a pressure of 50 Pa (does not specify pressurization or depressurization).
consequently moisture accumulation Basic steps to prepare the building are included. A written, and signed, report of the results must
within walls and other building cavities; be provided to the building official. The building code official may require that testing be
conducted by an approved third party.
air leakage can be a greater source of
moisture than vapor diffusion through NOTE: building tightness of 3 ACH50 or less represents less than 10% of existing buildings and
building materials. will require special attention to meet the requirement, especially in attached dwelling units.
Other code considerations (2012 IRC/IECC): air leakage requirements are specified for fireplaces
 The air barrier function can be performed (N1102.4.2/R402.4.2), fenestration (N1102.4.3/R402.4.3), and recessed lighting (N1102.4.4/
by a single material or an assembly. R402.4.4). Whole-house mechanical ventilation is generally required (R303.4 & N1103.5/R403.5).
Materials used as air barriers can perform Leaky heating and cooling ducts outside the building thermal envelope also contribute to whole
other functions such as vapor barrier, bulk building leakage rates. Duct tightness testing is not required where ducts and air handlers are
moisture barrier, wall sheathing, etc. located entirely within the building thermal enclosure (N1103.2.2/R403.2.2).
Common construction materials such as The 2009 IRC Section N1102.4.2 (and 2009 IECC Section 402.4.2) included a detailed mandatory
exterior sheathing or drywall can function air sealing checklist, but the builder had two compliance options: a testing option to verify an air
as an air barrier provided proper sealing of leakage rate of less than 7 ACH50 (all climate zones) or a visual inspection option to verify
seams and penetrations. installation based on the checklist (Table N1102.4.2/402.4.2).

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Critical Areas for Air Sealing

Prioritize the air sealing locations – some are more critical than others. Building science research shows that the highest priority
locations are at the ceiling plane, penetrations, and rim joist areas. Walls are also a priority, particularly at top and bottom plates
and at attached garages. Some areas (such as wall sheathing vertical joints) require a lot of sealant but may result in a relatively
modest reduction in leakage [6].

Example Critical Areas for Air Sealing

The red dashed line represents an example continuous air boundary.

Ceiling Plane (vented attics)

 Top plates
 Access panel
 Penetrations – bath fans,
duct boots, electrical
 Framed cavities – above kitchen
cabinets, soffits, & chases

Walls
 Bottom plate at deck/slab
 Penetrations
 Sheathing
 Windows & doors
 Garage-side drywall
 Knee-wall air barriers
 Behind tubs & stairs
 Framed cavities – within
chases & bulkheads

Fireplaces
 Behind pre-fabricated
fireplaces
 Around dampers & vents

Rim Joist Areas

 Rim board – joist cavity
 Sill plate at foundation
 Draft stops at garage &
knee walls

Floors
 Cantilevered
 Above garages, vented crawl
spaces, & unconditioned
basements

Building Air Tightness: Code Compliance & Air Sealing Overview 3

Air Sealing Strategy

Develop a whole-house air sealing plan  Reduce the number of penetrations to the air barrier (e.g.,
 Establish a specific house leakage goal to meet or exceed recessed lights, speakers)
code (e.g., 2.5 ACH50).  Maintain continuity between air barrier materials
 Establish the continuous air boundary for the entire house.
Avoid installing systems through the air boundary (e.g.,
Consider combustion safety, humidity control,
HVAC systems not in conditioned space). and air quality
 When measures are taken to tighten a house (new or
 Prioritize the air sealing locations and efforts. Include all existing), ensure that combustion appliances vent properly.
code requirements (See also ENERGY STAR air sealing Install direct vent (outdoor air for combustion) or power
resources [4].) vent appliances. If you install or leave natural draft or
 Conduct design review meetings with all affected trades fan-assisted draft appliances, perform combustion safety
and vendors. Include the testing partner if applicable testing and install make-up air as required in accordance
(some may also be air sealing professionals). Evaluate with industry standards and manufacturer instructions. See
available products, and select methods that are practical to Reference [1] for charts that show appliance depressurization
install, cost-effective, and easily inspected for quality limits (p. 54) and the inter-relationship between house
assurance. Establish trade partner scopes of work based on tightness, exhaust fan operation, and house depressurization
mutually agreed upon responsibilities and expectations. (p. 51).

 Implement the plan – a thorough air sealing effort is critical  Effective mechanical ventilation is more important
for success. Quality inspections should allow for additional installing tight buildings to control humidity and maintain
“touch-up” air sealing as required. Seal all large holes and indoor air quality. The HVAC trade partner is responsible
focus on high priority areas. for (1) designing layouts and (2) installing ducts so that
measured air flows meet design expectations for source-
 Refine the plan as needed for optimum performance and cost. exhaust (kitchen, bath, and garage exhaust fans) and
whole-house (fresh air) ventilation systems.
Suggested techniques to achieve code compliance
 It is easier to air seal while the house is under construction What if the house fails to meet the house
rather than trying to seal after failing a tightness test. leakage target?
Testing prior to completion may identify leakage points  Search for leaks at the most likely and easily accessible
that can be easily fixed. areas, such as the ceiling plane from the attic, with the
 Perform blower door test prior to insulating the ceiling - blower door operating as a diagnostic tool.
this will allow easier access to air leakage points in the attic  Multifamily/townhouse – depressurize the adjacent unit(s),
if the building does not meet the tightness requirement. or an entire building, to isolate leakage to outdoors. Air
 When designing the house, avoid complex architectural sealing common walls is still important to minimize leakage
designs that may be difficult to seal. between units to control sound and odor transfer.

References
[1] The Energy Conservatory (TEC) Minneapolis Blower Door Operation Manual. August 2012. www.energyconservatory.com
[2] Residential Energy Services Network (RESNET) Chapter Eight RESNET Standard for Performance Testing and Work Scope. http://www.resnet.us/
standards/RESNET_Mortgage_Industry_National_HERS_Standards.pdf
[3] Building Performance Institute (BPI) Technical Standards for the Building Analyst Professional, v1/4/12. http://www.bpi.org/Standards/
[4] ENERGY STAR Certified Homes: National Program Requirements, Version 3 (Rev. 07); Thermal Enclosure Checklist, Version 3 (Rev. 07); Thermal
Bypass Checklist Guide, Version 2.1 updated June 2008. www.energystar.gov
[5] Lstiburek, J. (2006). BSD-104: Understanding Air Barriers. Somerville, MA: Building Science Corporation. www.buildingscience.com
[6] Characterization of Air Leakage in Residential Structures, ICAA Convention & Trade Show, 4 October 2012, Dave Wolf, Ph.D., Owens Corning,
Science & Technology. http://www.insulate.org/2012ICAAConvention/airleakage.pdf
[7] ASTM E779: Standard Test Method for Determining Air Leakage Rate by Fan Pressurization; and ASTM E1827: Standard Test Methods for
Determining Airtightness of Buildings Using an Orifice Blower Door. ASTM International.

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