Addressing some common concerns
Too much hassle
There is concern that the Stretch Code will cause delays, complications, and additional enforcement costs in the building department. One of the reasons to include the requirement for a HERS rater is to ensure the quality of energy efficiency measures and make sure that problems are solved at an early stage. This should make it easier, not harder, for the building inspector. While the code does add some requirements, it also clarifies and simplifies some existing requirements.
As far as costs to the Town are concerned, the Green Communities program funds training at no cost to code officials and builders. The Town has estimated that the Stretch Code would require, at least in the first year learning period, 200-400 hours of extra time to educate developers and home owners, with a total cost of $8,000 to $12,000. The Green Communities division has indicated that Needham can use part of its grant to pay these costs.
The Stretch Code will make renovations too costly and complicated
The stretch code recognizes that achieving whole-house energy savings would be difficult for this type of project. So the code provides a prescriptive option for these projects which applies only to the systems and parts of the home affected by the project. The goal is to ensure that the homeowner is getting the full benefit of the current energy code. It has three requirements.
- Completion of a one-page thermal bypass checklist. The checklist verifies that a visual inspection of framing areas and insulation has been done.
- New windows, doors or skylights that are installed must be Energy Star v5.0 compliant (u rating of .30 or better for windows, .55 for skylights and .21-.32 for doors, depending on the amount of glass they contain).
- Newly installed ducts passing through unconditioned space must be tested for leakage.
Also, for existing home renovations there are tax credits for the homeowner as well as utility incentives on efficient equipment, appliances, and windows. There are also major incentives available to add insulation and reduce air leakage in existing homes, through the MassSave program sponsored by the gas and electric utility companies.
If increased energy efficiency is such a great idea, let the market take care of it rather than forcing consumers to build more energy efficient houses
The problem is that houses are often built for an unknown future buyer who has had no say in the building process. Builders tend to be more concerned with the upfront cost of a house rather than the operating costs, so the motivation to strive for more energy efficiency is lacking. With no diagnostic testing of energy performance, a home buyer cannot be as confident that all efficiency measures were properly installed. And of course, once the house is built, it is much more difficult to retrofit improved energy performance measures. Inefficient use of energy increases demand and raises the bills for all of us.
Rather than adopting the Stretch Code, we should just wait for the 2012/13 base energy code, which will have similar energy efficiency guidelines.
- The unique aspect of the Stretch Code, as opposed to a base energy code, is the requirement that a HERS rater be involved for new construction. As described above, this is a boon to consumers, adding the guidance and diagnostic tools of an energy expert to make sure the house is performing as it should.
- Adopting the Stretch Code would guarantee a 6-month transition period. If Needham adopts the Stretch Code in November, it will start in January, 2012, but for 6 months (until July, 2012), the Stretch Code will run concurrently with the current base energy code. It will be up to the builders and homeowners to decide which system they want. This gives an 8-month period to work out problems before the Stretch Code goes fully into effect.
- Needham cannot reap the advantages of being a Green Community without adopting the Stretch Code. (Please note that municipalities have the option to rescind their Stretch Code adoption if future Stretch Codes are not acceptable to the Town.)
In addition the predictions are for higher energy costs in the coming months. Consumers shouldn’t have to wait for the advantages of the stretch code, including energy savings.
Homes built to the stretch code will be too tight
The Stretch Code does not require homes to be built any tighter than homes built under the current base energy code. However, the builder may opt to make the house tighter and include additional ventilation features to ensure adequate air exchange. Those who do will be acquiring valuable experience toward meeting the 2012 base code, which will have additional building tightness requirements.
The Stretch Code may encourage the construction of larger houses
The Stretch Code does not encourage larger houses. In fact, houses over 3000 square feet have to meet a stricter energy efficiency standard than smaller houses – a HERS rating of 65 for large house and a rating of 70 for smaller ones.
