Article 7: Adopt the Specialized Energy Code

November 28, 2023

Article 7: Specialized Energy Code

To see if the Town will vote to accept and adopt the so-called “Specialized Energy Code”, found at 225 CMR 22 and 23 and Appendices RC and CC, including amendments or modifications thereto, with an effective date of July 1, 2024, a copy of which is on file with the Town Clerk, all for the purpose of regulating the design and construction of buildings for the effective use of energy and reduction of greenhouse gas emissions, and to amend the Town By-laws, Article XXXII to reflect adoption of such code as follows; or take any other action relative thereto.

Specialized Energy Code: What & Why

What

• Energy-related Building Code

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• Affects new construction only.

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• “Yes” = Adopt Specialized Energy Code as of 7/1/24.

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• “No” = Updated Stretch Code automatically takes effect as of 7/1/24.

Specialized Energy Code: What & Why

What

Why

• Energy-related Building Code

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• Affects new construction only.

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• “Yes” = Adopt Specialized Energy Code as of 7/1/24.

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• “No” = Updated Stretch Code automatically takes effect as of 7/1/24..

• Essential to meeting Weston’s climate goals.

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• Protects homeowners from future costly retrofits.

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• 100% standard bylaw.

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• Access to funding.

• 1965: Grounded wires required to decrease fire risk
• 1970s: Requirement to have insulation in the walls in Massachusetts following 1973-74 oil crisis
• 1973: Asbestos bans due to health risks
• 1976: Fire alarms required
• 1978: Lead paint banned due to health risks
• 2006: Carbon Monoxide detectors required

Building Codes: Story of Change

Massachusetts Building Policy

The 2021 Climate Act commits MA to Net Zero in 2050.

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Approach to Building Sector

• Electrify everything.
• Expand the grid.
• Green the grid.

Future MA Building Code Options

2021 Stretch Code

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301 of 351 MA communities, including Weston.

Today

All-Electric Pilot Program

• Aligned to Climate Act.
• All-Electric or Mixed Fuel.

Updated Stretch Energy Code

Specialized Energy Code

July 1, 2024

• Not aligned to Climate Act.
• Exposes homeowners to risk.

• Bans fossil fuels.
• 10 community limit.

The HERS Index Rates a Building’s Efficiency

HERS Index: Nationally-recognized standard to measure a home’s energy efficiency using variables like walls, insulation, ceiling/roof/window/doors, and HVAC systems.

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Applies to: new construction only; all building types (residential, multi-family, municipal)

Frequently Asked Questions

Specialized Energy Code: Key Points

• Applies to new construction only.

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• Encourages all-electric buildings: cheaper, healthier, better for the environment.

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• Preserves choice.

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• Avoids future costly retrofits for mixed-fuel buildings.

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Essential to Weston’s Climate Goals

Essential to Weston’s Climate Goals

#1 for % EV ownership.

Specialized Energy Code essential.

Consistent to Surrounding Communities

Why Weston, Why Now

• Consumer protection — buildings last 50-100+ years.
• High-quality, clean homes now.
• No expensive retrofits later.

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• No adverse development. Protect home values.

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• Standard bylaw. 100% template language. Already in use!

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• Access to funding. Climate Leaders program requires the Specialized Energy Code.

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• Reduce emissions in our #1 area.

Please Vote Yes on Article 7

Appendix

Detailed Code Requirements

Appendix for

Permanent Building Committee

Questions I’ve Heard

• Will All-Electric new construction cost taxpayers more?
• Upfront building costs
• Total expense. Gas costs are low.

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• Can the grid handle All Electric buildings?

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• Are heat pumps cost effective in the Northeast?

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• Affordable housing? ADUs?

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• What about retrofits?

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Cost of Net Zero Buildings in MA

Key Findings from 2019 report and 2023 reports on MA Net Zero and Net Zero Ready buildings:

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• In Massachusetts, there's over 32 million square feet of Net Zero Ready buildings and that number is growing exponentially.
• Of the 7 million GSF with reported cost data, 81% reported <1% construction cost premium to achieve Net Zero Ready.
• When there is an upfront cost premium for new buildings, it ranges from 0-7%, and the payback is 8 years. (Aside: retrofits payback in 6 years).
• Building energy demand can be reduced 44 – 54 percent across all building types with technology that’s readily available today.
• In summary, the upfront cost premium is usually <1%, and when it exists, the payback is strong because of the significant operating cost savings.

Cost of Net Zero Projects, 2023

Grid Readiness: Per Ian Finlayson, DOER

Stretch/Specialized Code buildings typically have lower peak heating loads and dramatically lower peak cooling loads than existing buildings and often new code gas buildings. Driven by strong envelopes + efficient tech.

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Thus the Specialized Code doesn’t increase the load on the grid. (Note: ISO-NE peaks in summer)

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The reasons for this are:

• No change to panel: These new homes already needed to size their electricity supply for whole home A/C so are typically already on a 200 amp panel
• Now we are looking for them to replace the A/C plus furnace with a Heat pump but with lower heating and cooling hours and -so has a lower peak electric rating needed – so no net increase in amperage.
• EVs drive main grid growth: The main increase in electrical peak demand is the EV ready requirement at 50amps for a single-family home – however, this is not a Specialized code requirement – this is the same in the base code and stretch code.
• Strategies for EVs exist: Also, adding a 50amp charger is not the same as adding 50amps to the peak load on the home. The builder can use a couple of strategies to keep the EV charger on the same circuit as a dryer for example – with a switch that prevents both being used at the same time, or better still using a ‘smart electric panel’ such as those offered by SPAN and Schneider electric – that manage the internal load of the home.

Grid Investment in Massachusetts

https://www.utilitydive.com/news/massachusetts-eversource-national-grid-modernization-future-grid/692669/

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National Grid said it is planning to spend $2 billion over the next five years for new and upgraded power lines, transformers and substations, to meet an anticipated doubling of system peak demand.

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According to Eversource, its plan will increase its grid capacity by 180%, or 3.4 GW, enabling “full electrification” for customers adopting EVs or heat pumps

Heat Pumps: Case Study from the Nordics

• As cold, or colder, than Weston. Relied on heating oil.
• In the 1970’s, oil prices rose, and they made a concerted effort to move away from heating oil.
• Today, between 40-60% of total buildings run on heat pumps (ground or air).
• Nearly all new buildings.
• Fossil fuels banned in Norway as of 2018. Sweden moving to do so.
• Governments have made concerted effort to invest in the grid and keeping electricity prices low.

https://www.resilience.org/stories/2023-10-03/how-heat-pumps-became-a-nordic-success-story/

More FAQs for PBC

Does this impact affordable housing?

Minimally, if at all. Passive multi-family buildings are 3.7% more expensive to construct before rebates. Monthly bills are 30-50% lower for residents.

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What about Accessory Dwelling Units (ADUs)?

If connected to the home, it’s considered an addition and subject to the normal code (like any addition). If not connected, then subject to new building codes.