Special Meeting of the Sharon Energy Advisory Committee to Discuss Adoption of the Specialized Stretch Code for New Buildings

Written By M Burnett

The Town of Sharon Energy Advisory Committee has sponsored a Warrant Article for this May’s Town Meeting recommending adoption of the Specialized Stretch Code for new building construction. A Zoom meeting has been scheduled for Wednesday, February 28, 2024 at 7:00pm to provide an understanding of the details and implications of adoption of the new Code, along with a discussion of related climate and energy initiatives that Sharon can undertake.

Sustainable Sharon Coalition (SSC) fully endorses adoption of the Specialized Stretch Code and encourages members of the community to view the meeting. The agenda and Zoom link are online on the Town’s website, here.  In this blogpost SSC explains the background and rationale for the new Code.

Overview of the Opt-In Specialized Stretch Code: This new building code is designed to ensure that new residential and commercial construction is consistent with a net-zero Massachusetts economy in 2050, characterized by a combination of energy efficiency and electrification. This code may be adopted by cities and towns; it is not required by the state. Under the code, while new homes and businesses may continue to be built with connections for fossil fuels such as gas and propane, they must also meet additional requirements for on-site solar generation and for pre-wiring to accommodate future electrification, such as heat pumps, that can replace the use of any fossil fuels.

Context: The world is indeed facing a climate crisis. Fortunately, the worst impacts of climate change can hopefully be moderated by applying the science and technologies already available. The most important step we can take to try and control the crisis is to stop using fossil fuels, the main driver of climate change. The Commonwealth of MA has committed to achieving a limit on statewide greenhouse gas (GHG) emissions (which are primarily CO2), set at Net Zero for 2050. This means that emissions caused by use of gas and oil and other fossil fuels will be eliminated to the greatest extent possible. The state’s Clean Energy and Climate Plan for 2050 identifies Transportation and Buildings as the two sectors responsible for most of the GHG emissions, and the Plan presents strategies and actions for change.

The goal for buildings, both existing ones and those to-be-developed, is to replace fossil fuel-based electricity and heating with electrical and renewable technologies, like rooftop solar and heat pumps. As early as 2009, the state created a Stretch Code for adoption by cities and towns to achieve more energy efficiencies in new construction. That Stretch Code set requirements that exceed baseline codes for energy performance in buildings. Along with most municipalities, Sharon, a state-designated Green Community, has adopted the Stretch Code.

In 2023 the state introduced a new Code, the Specialized Stretch Code, that goes further to promote renewable energy over fossil fuels in new buildings. (Unlike the previous Stretch Code, it sets no additional requirements for existing buildings’ additions, alterations, or renovations.) As of January 2024, thirty-two municipalities have adopted the new Code; many more, including Sharon, wish to do so. They are motivated by the benefits for residents, and by the state’s new program to designate Climate Leader Communities based on meeting certain requirements, including the Specialized Stretch Code. That designation will allow cities and towns to achieve further gains in energy efficiency and apply for new state grants.

What does the Specialized Stretch Code do? Like the previous Stretch Code, it promotes energy efficiency and electrification of new residential and commercial buildings, and welcomes enhancements like solar panels. Where it differs is that it requires all new buildings to be designed with electric service and wiring sufficient for future electrification of space and water heating, as well as any combustion equipment appliance loads. That is, homes can be built with fossil fuel hookups, like gas heat and appliances; but they must also have the built-in capacity and capability to change to all-electric systems, like solar and heat pumps. There is no mandate that new buildings must omit use of fossil fuel energies when first occupied. There are additional requirements for new large homes (over 4,000 sq ft) and new large multi-family housing construction. See the MA Department of Energy Resources (DOER), responsible for the Codes; and learn more at the February 28th presentation by the Sharon Energy Advisory Committee.

The expectation is that in the coming years more homes and buildings will convert to all-electric utilities. The Specialized Stretch Code is a consumer-friendly measure that offers protections by avoiding costly retrofits down the road. As to the cost of construction under the different Codes, it is true that adding additional wiring to a home that is built for gas may increase the cost slightly. However, as developers, engineers and contractors gain experience with new construction requirements and techniques, costs are expected to decline.  Also, remember that developers can choose to forego fossil fuels altogether in favor of an all-electric infrastructure, which has been shown to be the less expensive alternative.  Furthermore, studies have found that electrification with highly efficient electric appliances like heat pumps can reduce utility bills and eliminate volatile natural gas bills. The MA Department of Energy Resources (DOER) has also documented costs and benefits. As a final note, incentives from the Inflation Reduction Act are making electrification and efficient electric appliances more affordable.

There are other advantages to Sharon’s encouraging all-electric homes and buildings. For residents and families, eliminating gas reduces indoor air pollution; this is particularly important because asthma is an ongoing public health challenge in Massachusetts. Also, gas leaks are a cause of fires, and all-electric buildings are far safer. For communities beyond our own, adopting the Specialized Stretch Code builds momentum for further state action towards a truly net-zero building code. Finally, at the broadest level, we will be acting as part of the solution to the crisis confronting our planet and our next generations.

Additional recommended resources:

 

M Burnett
Previous

The Candidates Respond
Next

Home Heating Event Recap: Collaborating to Educate our Neighbors