Building with Clean Energy

Thanks to all those who supported the “Building with Clean Energy” warrant articles, which passed at the Acton Town Meeting on June 21, 2021.

Now we need to pass Articles 12 and 13 at the 2023 Town Meeting to complete the promise of setting us on a path to a clean, safer, renewable energy future, and away from carbon-emitting fossil fuels.

5 minute video explaining Article 12

5 minute video explaining article 13

At the June 21, 2021 Acton, MA Town Meeting, the Building with Clean Energy warrant articles 13 and 14 were approved by voters, representing a first step toward requiring that new construction and major renovation projects use clean energy technologies rather than fossil-fueled systems. Because Acton did not have the legal authority to do this without state legislative approval, there were two warrant articles:

a local bylaw with details of how the change would be managed
a request of the Massachusetts Legislature to permit Acton to activate the local bylaw

10 minute video summary of articles 13 and 14 from 2021

Now, in 2023, the Legislature has given Acton a way to enact this bylaw. There are two steps for the Town Meeting on Tuesday, May 2 beginning at 6:30 PM:

adopt a newly available, stronger energy code, the Specialized Opt-In Stretch Code (Article 12)
modify Acton’s Building with Clean Energy bylaw to conform with the State’s requirements for the new Ten Community Fossil Fuel Free Demonstration Project (Article 13).

Questions and Answers

How do the articles relate to the Climate Emergency warrant article at the Fall 2020 Town Meeting?

At the Fall 2020 Acton Town Meeting, the voters recognized the serious state of global warming by overwhelmingly passing the warrant article, Declaring a Climate Emergency: A Better Future Starting Now. These 2023 warrant articles represent a concrete effort to start implementing the goals outlined in that Climate Emergency declaration. Changing the energy sources for our new buildings from fossil fuels (primarily “natural”/methane gas, oil, and propane) to less-harmful energy sources (electricity, primarily) is a crucial step in ensuring a sustainable and livable environment for future generations.

Why is this being proposed?

In Acton, roughly 41% of all greenhouse gas emissions come from the fossil fuels used to heat our homes and buildings. One action toward achieving Acton’s target of net zero carbon emissions by 2030 is to transition to available clean energy technologies in new buildings.

Why the focus on new buildings?

We are starting with new buildings and major rehab projects in order to stop making things worse. Using fossil fuel technologies in new buildings locks those structures into being long-term greenhouse gas emitters — for the life of the technologies, and likely, for decades — or will require costly retrofits in the future.

Modern “electric” homes — with heat pumps, induction stoves, and other efficient appliances — are great places to live. Compared to mixed-fuel homes (natural gas or oil plus electricity), such homes have lower construction costs and comparable utility costs.

How will this help Acton and Massachusetts reduce emissions?

It is a necessary first step toward meeting Acton’s commitment to net zero emissions by the target date of 2030. It is also one of the easiest emissions-reducing steps, because it is practical and cost-effective to avoid installing fossil fuel infrastructure during new construction and major renovations. Taken together with other efforts, these Building with Clean Energy articles are a key first action toward reducing building-related emissions in the coming years.

Why should we act to reduce carbon emissions?

The two volumes of the federal Fourth National Climate Assessment, released in 2017 and 2018, respectively, highlight the cascading risks of climate change, including disruptions to food, water supply, transportation, public health, and national security, as well as major risks to economies and ecosystems. In 2018, a U.N. special report by the Intergovernmental Panel on Climate Change stated that limiting warming to 1.5°C (2.7°F) above pre-industrial levels will require deep emissions reductions and rapid, unprecedented transitions in all aspects of society. “Every bit of warming matters. Every year matters and every choice matters.”

What’s in the Articles?

Why are there two warrant articles?

The Department of Energy Resources (DOER) was given the responsibility by state legislators to create two programs: a new opt-in Specialized Stretch Energy Code (Article 12) and a Fossil Fuel Free Demonstration Program (Article 13). The DOER decided to structure the Demonstration program so that Towns that wanted to participate had to pass the Specialized Stretch code as a prerequisite.

Acton, along with other towns, such as Arlington, Lexington, Concord, and Brookline, are also taking this two-step approach.

How will this bylaw affect construction projects in Acton, and what would be exempt?

For the construction of new buildings and significant rehabilitation projects, the proposed bylaw would prohibit the installation of gas, oil, and propane piping going into the building. The bylaw would apply only to infrastructure (piping) on the “customer side” of the gas meter. It expressly exempts piping for emergency generators, for central hot water in large buildings, and in some other circumstances. In special situations, in which the owner or developer can prove that application of the bylaw would be financially or technically infeasible, a waiver can be granted.

Will I have to replace my furnace, stove and hot water heater?

NO! The warrant article, “Building with Clean Energy,” does not affect existing buildings. No existing gas or oil infrastructure would be required to be removed unless a home or structure is part of a major renovation project that meets the definition of “significant rehabilitation” (see below). Similarly, there are no restrictions on gas or oil furnace/boiler upgrades, as long as they are not part of major rehabs. However, if your system needs to be replaced, we highly recommend you investigate the clean, efficient option of air source heat pumps or ground source heat pumps.

Learn more and take advantage of Acton’s FREE clean energy coaching here: https://abodeem.com/homeowners/community-programs/acton/

How would waivers and appeals work?

The Acton Building Commissioner would review any requests for waivers. Appeals of any Building Commissioner decision could be made to the Select Board, which would be tasked (prior to bylaw enactment) with generating guidelines for the waiver and appeals process.

How does the article define “significant rehabilitation” for a building renovation?

For all buildings, the construction work area must comprise more than 50% of the building’s floor area.

If I live in a multi-unit condo building and do a “gut rehab” of my entire unit, would the article’s prohibitions apply?

The bylaw would compare the work area of the renovation project to the floor area of the whole building, so it is unlikely that the gut rehab of one unit would exceed 50% of the entire building area. Thus, in most cases the new Acton bylaw would not apply to such configurations.

Building Questions

What alternatives to fossil-fueled systems are available for buildings in Acton?

Electricity is the key: there are cost-effective and energy-efficient electric systems available for heating and cooling, cooking, and domestic hot water for most buildings and applications.

Heat pumps are an effective heating and cooling alternative that uses electricity. Instead of burning fuel to create heat, they move heat into the home in the winter and out of the home in summer, using the same process as refrigerators and air conditioners. In the summer, a heat pump IS an air conditioner.

There are air source heat pumps and ground source heat pumps. The best choice for new construction is very site specific. Generally, air source heat pumps are less expensive to install, and ground source heat pumps are less expensive to operate. Ground source heat pumps are an especially good choice for larger buildings. Ground source heat pumps heat and cool Acton’s new Boardwalk campus and the new North Acton fire station — with no fossil fuel connections needed!

In the kitchen, induction cooking allows for responsive and proficient cooking without fossil fuel. The Switch Is On calls induction cooking a “trifecta of precision, efficiency, and safety.” Here’s a wonderful two page PDF on induction stoves.

In a newly constructed home, could I use gas for cooking?

Many of us love cooking with gas, but it is time to rethink this choice. Alongside the planetary consequences of using “natural” gas, there are significant associated indoor air quality issues. The gas we use today is fracked, releasing harmful vapors as we cook, including toxic formaldehyde! The industry has misled us about the safety of “natural” gas. Children in homes with gas stoves are 42% more likely to develop asthma and allergies. Serious health risks are associated with the gas extraction and transmission process, including significant reproductive impacts. Plus, extraction releases large quantities of unburned methane.

In addition, the “natural” gas used in our area comes primarily from “fracking” extraction of gas, which has many negative impacts, including the release of large quantities of unburned methane. (Note: “natural” gas is 70–90% methane; when released unburned into the atmosphere, methane has 80–85 times the planet-heating impact of carbon emissions.)

There are alternatives to using gas for cooking, including the induction stovetops that are very common in Europe and Asia. Induction cooking is as effective and responsive as gas while being cooler, safer, and more efficient than gas cooktops. The kitchen is the heart of the home. Let’s make it a safe and celebratory gathering space that creates a liveable climate for our children — indoors and out!

Do heat pumps work in really cold weather?

Modern cold-climate air source heat pumps can work in even the coldest of New England temperatures. Check out this video:

Ground source heat pumps work well year-round because they pull thermal energy from below the frost line, where the temperature is always close to 50ºF.

With this proposed bylaw, would the cost of new construction increase?

No. One local company estimates that an all-electric home is $1,700 less expensive to build than a typical house with fossil-fueled systems. A study by the clean energy think tank, RMI, shows that all-electric, single-family new construction is more economical to build and operate. Incentives are part of these calculations.

Would this bylaw make new homes more expensive?

They will not be more expensive to build, and home sale studies have shown many home-buyers consider all-electric homes to be more valuable and attractive.

Would overall heating and cooling costs go up?

Compared to oil and propane, heat pump technology is significantly less expensive to operate and maintain.
Compared to natural gas, overall operating costs for heat pumps in new housing, at current pricing, might be slightly higher in the Boston area, depending on your utility providers, but gas prices are expected to rise more quickly than electricity prices over the coming decades.
The addition of solar panels decreases the effective cost of electricity, and brings heat pump operating costs below those of natural gas.
For a sample comparison, the graph below shows 2021 pricing in Lexington.

Courtesy of Clean Heat Lexington. Click for full size

What about overall costs — for both construction and operation?

RMI analyzed the costs of a new, all-electric home versus those for a new, mixed-fuel home. In the Boston area in 2020, the all-electric home saves nearly $1,600 in costs and 51 tons of CO₂ emissions over a 15-year period.

(click for full-size image)

Policy Questions

Won’t market forces accomplish what this bylaw aims to achieve?

The Massachusetts market will not pivot fast enough to meet critical emissions reductions goals without incentives and reminders. The state has estimated carbon emissions both without high-performance construction (HPC) standards (like heat pumps and insulation), and with HPC standards. The results: by 2050, 1.5 MMT (million metric tons) of emitted CO₂ without HPC standards versus .2 MMT CO₂ if HPC were implemented by 2023. That is a carbon emissions reduction of 87%. In Massachusetts, 51% of homes are heated with natural gas, 27% with heating oil, and 15% with electricity. We need a new energy paradigm for buildings as we move into the future. The U.S. ranks 40^th of 76 countries in the MIT Green Future Index, which states that the U.S is “still struggling to move away from fossil fuels.”

Is this “over-regulation”?

Regulation and incentives work! In 2018, Massachusetts was 8^th in the nation in solar production, an outcome driven largely by state policies. Today, utility business models are wedded to natural gas and many builders turn to the processes and equipment that they know best. Our bylaw is an effort to nudge the utility and building trades forward into the inevitable “green energy” future. The increasing and dramatic impacts of our climate emergency remind us that the need to move forward is urgent, that we are all connected in navigating our rapidly changing climate, and that the solutions must be systemic. The good news is that updated energy codes also improve quality of life: all-electric homes are comfortable, well-functioning, and healthier — and they save us money!

Would this bylaw hurt builders or the real estate industry?

The challenges for builders in this clean energy future are not financial, but involve some shifts in training, and supply relationships. The change for realtors is a straightforward one of learning some new information and communicating it to clients. For builders, the change is not insignificant, but is inevitable, and the number of experienced subcontractors is increasing. This bylaw could actually help usher builders into the coming transition in the trades, and would perhaps give them an advantage over companies that are slower to adapt.

The Acton building company, thoughtforms-corp, is leading the way by showing what is possible in sustainability and high-performance construction. Similarly, in real estate, the transition is shifting attitudes and expectations. A recent study showed a “positive home price premium” of $10,400–$17,000 for sellers of homes with heat pump technology. Boston realtor, LAER Realty Partners, has recently set up a sustainability team, which has said that all-electric homes are attractive to buyers and sellers. The New York Times reports some industry opposition to all-electric homes (change often feels scary!), but also, increasing interest among builders in many states, as well as from groups like the realty think tank, Urban Land Institute.

Would this slow down the creation of new affordable housing?

No. Recent new affordable housing projects in Acton have already been choosing electric heat pumps for heating and cooling because they are less expensive to install. The bylaw gives the Building Commissioner special instructions to take into account the financial challenges that non-profit housing developers face.

Why electrify if electricity is partially generated by fossil fuels?

Electricity isn’t an entirely “clean” fuel yet, but that day is coming. The mix of electricity sources on the Massachusetts grid is getting cleaner every year thanks to state regulations and the changing economics of energy generation. Expectations are that electricity supply in Massachusetts will approach “near-zero carbon” well before the end of the life of a heat pump system installed today.

Electrically powered buildings produce lower emissions than buildings fueled by oil and gas because their efficiency is so high. Most of the energy for heat pumps comes for free from the ground or air: the grid-drawn electricity is used mostly to move the heat energy, not to create it. “Electric” buildings become cleaner each year as the state-mandated electricity grid mix increases the proportion of renewable supply.

In addition, Acton residents can opt up to 100% renewable electricity today through the Town program called Acton Power Choice GREEN. Taking this step is as easy as it is important, and the cost of APC GREEN 100% renewable electricity is a modest increase over APC Standard rates. (Acton Power Choice Green offers a calculator to estimate your comparative costs.)

This short video gives an overview of why electrification is a key strategy for reducing climate-changing emissions.

What if I want emissions-free electricity now?

Acton residents can opt up to 100% renewable electricity today through the Town program called Acton Power Choice GREEN. Taking this step is as easy as it is important, and the cost of APC GREEN 100% renewable electricity is a modest increase over APC Standard rates. (Acton Power Choice GREEN offers a calculator to estimate your comparative costs.)

What about existing buildings?

A successful transition to clean energy in all of our existing buildings will be needed as part of our climate emergency mobilization, and will require a combination of state, federal, and local action and support. Since some of that needed support is not in place yet, this warrant article does not force any building owner to make what might be a financially disadvantageous change.

Building owners considering upgrading their systems may take advantage of some state and federal incentives that encourage this transition. Contact us if you want information on the latest incentives.

Utility Questions

Aren’t companies and utilities moving in a clean energy direction already?

Not so much. During the last five decades, global fossil fuel use has nearly tripled, and the fossil fuel industry remains dedicated to its polluting products despite the Climate Emergency. Although our utilities claim to look toward the future, to date, solar projects in Massachusetts, for example, have happened overwhelmingly at the community and residential level. Utilities are failing to upgrade transmission lines, which slows development of new solar (and other renewable) generation. As recently as 2020, National Grid lobbied against Massachusetts legislation increasing renewable energy requirements.

Can the electrical grid handle the shift to all-electric buildings?

Our bylaw affects a very small number of buildings. Some extra electricity demand would be added in the winter, but our grid is designed to cover the higher peaks of summer, and will have no problem with this small extra load.

If a large number of existing homes transitioned to heat pumps (which is NOT what this bylaw would require, but we do need to do this over the next decade), electrical demand would peak in winter rather than summer. Regional energy sharing would need to prepare for this change. Studies in California indicate that the electrical grid can handle the transition to heat pump technology on a large scale. Plus, the technology comes hand-in-hand with increased efficiencies. However, in the coming years, as we move toward more renewables and advanced electric technologies, the national electrical grid will need to modernize.

What happens during a power outage?

Like fossil fuel systems dependent on forced air and forced hot water, during a power outage heating and cooling would stop. However, the bylaw helps homes to be more resilient in a number of ways.

First, it allows for backup generators, including those that use fossil fuel. Second, the high standards of insulation in all-electric homes mean that comfortable temperatures during a power outage will be maintained longer. Third, new construction can consider power wall batteries, with or without solar panels. (When paired with solar panels, power wall batteries allow homes to go off grid as needed.)

Extreme power outages, such as happened in Texas in February 2021, are unlikely in New England due to regional power sharing, but more extreme climate events are predicted in the future. From the local to the national level, we need to think about energy resiliency.