Specialized Energy Code Information Session

ZeroCarbonMA.org March 7, 2025

12:30-1:30 PM

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WELCOME!�Please name yourself and the town/city you are from.

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We will mute everyone for the presentation. Please put your questions into the chat, and we will have plenty of time for a Q and A!

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Specialized Energy Code Information Session

ZeroCarbonMA.org March 7, 2025, edited 4.29.25

12:30-1:30 PM

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Presented by:

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Lisa Cunningham ZeroCarbonMA

Cindy Arens Sustainable Lexington

Alexander Gard-Murray PHMass

Mark Sandeen Lexington Select Board

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Three Codes (+ Fossil Fuel Free Demonstration Program)�Focus on Specialized Code

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Demonstration Program

• No new fossil fuel �for ew

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• 10 pilot communities

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Effective date: varies by community, Mar 2024 - Mar 2025

Base Code

(IECC with amendments) 

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• New construction and renovations/ additions in towns & cities NOT a Green Community

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• 50 communities

 (8% MA population)

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Stretch Code

(plus Base Code)

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• New construction and renovations/ additions in towns & cities that are a Green Community

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• 301 communities 

(92% MA population)

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Specialized Code

“Opt-in” (plus Stretch and Base Code)

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• New Construction ONLY in towns & cities that vote to opt-in to this code

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• 48 communities

(30% MA population)

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Effective date: Typically 6+- months after Town/City vote

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This Presentation

10 Community FFF Demonstration Program

• Fossil fuel free (no oil, propane, gas)�for new construction & major renovations & additions
• Currently limited to 10 communities
• Effective date: varies by community, Jan. 2024 - Mar. 2025

Specialized Code: Adoption by Municipality

33 communities have already adopted the Specialized Code, representing about 31% of the state’s population, most with overwhelmingly positive votes.

Massachusetts Building Energy Code Adoption by Municipality

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Now 56!

Specialized Code: Spreading Across the State

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Watertown (7.1.23)

Brookline* (2.20.24) (7.1.23)

Cambridge* (3.21.24) (7.1.23)

Somerville (7.1.23)

Newton* (1.1.25) (1.1.24)

Lincoln* (6.22.24) (1.1.24)

Lexington* (3.21.24) (1.1.24)

Boston (1.1.24)

Wellesley (1.1.24)

Arlington* (5.21.24) (1.1.24)

Truro (1.1.24)

Sherborn (1.1.24)

Wellfleet (1.1.24)

Concord* (6.22.24) (1.1.24)

Acton* (3.21.24) (1.1.24)

Aquinnah* (1.1.24) (1.1.24)

Stow (1.1.24)

Maynard (1.1.24)

Northampton* (1.1.24)

Medford (7.1.24)�Worcester (7.1.24)

Carlisle (7.1.24)

Amherst (7.1.24)

*Green = Fossil fuel free communities

(Spec. Code implementation dates)

Chelmsford (7.1.24)

Needham (7.1.24)

Bedford (7.1.24)

Belmont (1.1.25)

Norwood (7.1.24)

Wakefield (7.1.24)

Weston (7.1.24)

Melrose (7.1.24)

Salem (7.1.24)

Swampscott (7.1.24)

West Tisbury (1.1.25)

Ashland (1.1.25)

Ashfield (1.1.25)

Eastham (1.1.25)

Sharon (1.1.25)

Natick (7.1.25)

Hopkinton (1.1.25)

Milton (1.1.25)

Newburyport (7.1.25)

Wayland (1.1.25)

Dedham (1.1.25)

Easthampton (1.1.25)

Harvard (1.1.25)

Winchester (7.1.25)

Pelham (9.1.25)

Beverly (1.1.26)

Hingham

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as of 4.13.25:

FORTY-NINE

communities representing

30% of MA

population

WEST

EAST

NEWBURYPORT

CAPE/ISLANDS

https://www.mass.gov/doc/building-energy-code-adoption-by-municipality/download

Specialized Code: The Basics

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The Specialized Code applies to new construction only.

It does not apply to renovations, additions or historic buildings.

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The Specialized Code facilitates, but does not require, the electrification of new buildings.

Multiple pathways to compliance are available (including mixed fuels).

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Opportunities for additional state grant funding.�

New DOER program will give additional funding/privileges to communities that have adopted the Specialized Code and become “Climate Leaders” . More information about the program.

Specialized Code: 4 Key Features

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Solar panels for buildings using mixed fuels

Pre-wiring for future electrification

Exemplary performance for large multifamily

Multifamily buildings over 12,000 conditioned SF must use the Passive House pathway

Mixed-fuel buildings (using fossil fuels)�must prewire for future electrification, providing consumer protection

Mixed-fuel buildings must install rooftop solar - with exemptions - reducing future electrical bills and providing consumer protection

Exemplary performance for large homes

Homes larger than 4,000 conditioned square feet

must be all-electric �or zero energy

Specialized Code: The Benefits

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#1 - Consumer Protection

• Pre-wiring for electric transition is an incremental cost at time of construction.
• The cost of gas is projected to double in the next decade, while electricity prices are expected to remain stable. (see “New Construction and Future of Gas in MA” report)
• Solar requirements lower utility and operational costs (exceptions for shaded roofs).
• Reduces the cost of inevitable future retrofits to lower emissions and meet climate goals.
• Improves resale value. Clean and healthy all-electric homes command higher prices.

Health/Comfort/Resilience….Equity.

Passive House improves air quality and comfort, keeps temperatures stable in outages, and lowers operational and maintenance costs.��Additional DOER grant funding as well as State and Federal rebates and incentives (see slide 15).

New DOER programs will give additional funding/privileges to communities that have adopted the Specialized Code and become “Climate Leaders” . More information about the program.

Multiple Pathways:�Preserves choice

Key Definition - Mixed-Fuel:

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*Both Zero Energy and Mixed-Fuel Buildings can use fossil fuels (Mixed-Fuel path not allowed for units larger than 4,000 sf)

All-�Electric

Zero

Energy*

Mixed-

Fuel*

A Mixed-Fuel Building is any building connected to gas/propane/oil for cooking, space or water heating, clothes drying, fireplace, lighting

Specialized Requirements: 1-/2-Family/Townhome/Small Multifamily

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* ≥0.75 W/sf for small multifamily

Specialized Requirements: Large Multi-family

• New construction only
• Large Multifamily is a building over 12,000 ft²
• No solar requirement

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Specialized Requirements: Commercial Buildings

• New construction only

* Minimum of 1.5W/sf for each sq foot of the 3 largest floors or 75% of Potential Solar Zone Area with shading (except Passive House buildings).

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What is Passive House?

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What is Passive House?

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What are some benefits of Passive House?

• Healthier, because ventilation and filtering keep the air inside clean and fresh
• More comfortable, because of better noise, moisture, odor control
• More resilient, because they can maintain safe temperatures for days without power
• Cheaper to run, because you can cut heating energy use by up to 90%
• Better for the environment, because lower energy use means lower emissions
• Better for the grid, because of lower peak demand
• Electrifying without the Specialized (or to a lesser extent the Stretch Code) risks substantially increased electrical loads during peak demand
• Passive house buildings can also be all-electric or mixed fuel
• Verified by independent 3rd parties, so building officials don’t require new training
• Low upfront cost premium, especially for large buildings, only 1-3% more than traditional
• Increased cost design and material costs largely offset by lower cost for HVAC

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What support is available for Passive House?

• Significant incentives & subsidies are available from MassSave
• Multi-Family Residential: MultiFHR@icf.com
• Single-Family Residential: ResNewConstructionMA@icf.com
• Renovations: RenovateAddMA@icf.com
• Training Subsidies: PassiveHouseTrainingMA@icf.com
• Affordable Housing is especially well-supported
• Increasingly Passive House is the method of choice for affordable housing projects, providing lower energy costs and cleaner air for occupants
• Passive House gets preference for affordable housing funding, and this incentive is increasing
• Passive House Massachusetts can help you navigate
• Free video trainings at phmass.org
• Contact us at alexander@phmass.org or education@phmass.org

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Source: Northland Newton Development

Passive House buildings are everywhere.

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1005 Broadway

Chelsea MA

Utile, Inc

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The Loop at Mattapan Station

Boston MA

The Architectural Team

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Hillside Center for Sustainability

Newburyport MA

Hall & Moskow

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JJ Carroll Redevelopment

Boston MA

MASS Design Group

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20,000+ units have pursued Passive House through Mass Save

Leyland Community

Dorchester MA

Davis Square Architects

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McElwain Apartments

Bridgewater MA

Prellwitz Chilinski Associates

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Glen Brook Way

Medway MA

Meander Studio Collaborative

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11 E. Lenox Street

Boston MA

Haycon Construction

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Walnut Street Building 2

Foxborough MA

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CASE STUDY: Lexington, MA

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As a result of passing MBTA-compliant zoning, Lexington now has multi-family proposals totaling over 1000 units - 15% will be affordable. Lexington has not only passed Specialized Code, but is also part of the Fossil Fuel Free Demonstration Program, which requires all-electric building for major construction.

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Lowell Street design

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• 40 units of 100% affordable housing at an average of 60% AMI
• all-electric, solar powered, and built to Passive House standards
• healthy indoor air quality
• extremely quiet
• superior thermal comfort
• amazing resilience (DOER studies show that a multi-family building built to Passive House standards have such excellent thermal resilience that they can go a week without electric power on the coldest week of the year, with indoor temperatures only dropping 6 or 7° F. No backup power needed.)
• excellent thermal performance and lower heating loads translates into upfront savings for developers on HVAC equipment

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Financial Incentives

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• State
• MassSave rebates and incentives
• MassSave 0% heat loan up to $25,000
• DOER Climate Leaders program (in addition to Green Communities funding)
• C-PACE program Finance 25 or 35% of cost of building over 20 years, paid via local taxes (plus interest)
• Mass School Building Authority (MSBA)
• 3% adder for schools built to the Specialized Code requirement
• Passive House
• Passive House gets preference for Affordable Housing and MassSave incentives

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DOER: Green Communities Contacts and Assistance

Regional Coordinators act as direct liaisons with cities and towns

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Joanne Bissetta, Director - Joanne.Bissetta@mass.gov

Mark Rabinsky, Deputy Director – Mark.Rabinsky@mass.gov

Click here for energy code training or support or email energycodesma@psdconsulting.com.

MASSACHUSETTS

DEPARTMENT OF

ENERGY RESOURCES

ZeroCarbonMA.org : Coaching Program and Resources

We can help!

• Coaching program: we will connect you with a coach in another community that has already passed the Specialized Code to advise your team.
• Loads of online resources
• We can also connect you to experts.

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• Contact us with questions or to be added to the list-serv: info@zerocarbonma.org

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Q&A

Please share your

questions in the chat.

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Please contact us at info@ZeroCarbonMA.org to find out more about our Opt-in Specialized Code coaching program or to be added to our listserv.

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THANK YOU for your hard work and leadership and working for a better climate future.

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END

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APPENDIX

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All electric:

• space conditioning (heating/cooling)
• cooking
• clothes drying

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Service water can be gas (for now)

Resilience

Less complaints

All electric:

• space conditioning (heating/cooling)
• cooking
• clothes drying
• service water (NO gas hot water)

Adders

• Heat pump water heating: 750/unit
• Ground source: $9,000/unit
• Induction cooktop: $250/unit
• Others

Cost of land/site

Time 0

Cost of building

PACE Massachusetts & Passivehouse

Source: DOER

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Cost of land/site

Time 0

Cost of building

Year 1

Year 2

Year 3

Year 4

Year 5

Year 6

Finance 25 or 35% of cost of building over 20 years, paid via local taxes (plus interest)

• 25% - gas service water
• 35% - electric service water

PACE Massachusetts & Passivehouse

Etc...

Source: DOER

Passive House and the Stretch Code significantly reduce loads on the Electrical Grid

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Gas heating (0 kW)

• Crushing heating with thermal codes (meaning the Stretch Code and Passive House) is essential to accomplish grid friendly electrification�
• New Buildings Institute: swapping from gas to electric increases peak winter electric use by only 5% when using the Stretch code approach.�

MA Stretch Code (Electric Heating)

MA Base Code (Electric Heating)

MA Base Code (Gas Heating)

Passive House (Electric Heating)

Source: DOER

Who has endorsed the Specialized Code?

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• The Homebuilders and Remodelers Association of Massachusetts (HBRAMA) from their 2023 MIT/WIT commissioned press release:
• “Adoption of the opt-in specialized code is crucial to helping Massachusetts achieve statutory emissions reductions by requiring pre-wiring of new mixed fuel homes and avoiding higher cost future electrification retrofits,” said Justin Steil, one of the authors of the report. “The opt-in specialized code requirement that new multifamily housing achieve Passive House standards will significantly reduce carbon emissions from those buildings in addition to delivering health benefits to residents.”

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• The HBRAMA report also found that all-electric homes (which the Specialized Code does not require) were LESS EXPENSIVE than dual-fuel homes. Read the ZeroCarbonMA comments on this report here.

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