Even as North Carolina continues to weaken its building energy conservation codes, a new federal rule is poised to spur the construction of thousands of energy-efficient starter homes in the state each year. 

Adopted earlier this spring, the measure requires homes with certain federally-backed mortgages to meet the latest guidance for insulation thickness, window quality, and other energy-saving features — a major improvement over the state’s 2009-era floor for new residential construction. 

The rule is expected to impact more than 1 in 10 new home sales in North Carolina, mostly by lower-income and first-time homebuyers. Government studies show they will pay more for improved efficiency but reap immediate cash-flow benefits from lower monthly utility bills. 

“The requirements are essential for protecting low-income homebuyers and renters,” said Lowell Ungar, federal policy director of the American Council for an Energy-Efficient Economy, “lowering their energy bills, giving them more comfortable and healthier homes, and protecting them in the climate transition.”

The impact extends beyond North Carolina and will lift standards in several states where lawmakers and industry lobbyists have pushed back against energy-saving building code updates.   

Ungar and his colleagues are also working to extend the requirements to the independent regulator of Fannie Mae and Freddie Mac. If they succeed, a large majority of new homes in North Carolina could be built to modern energy-savings standards — even though a 2023 state law prevents any major code updates until the next decade. 

Rob Howard, who builds sustainable homes in the state’s foothills, fought against the law and now serves on the state’s Building Code Council. 

“It’s the first feeling of hope that I’ve had for North Carolina since last year,” he said.

Homebuilders block local improvements 

Reducing energy waste in buildings is a critical component of the clean energy transition. The most cost-effective way to do so is at the point of construction, especially in rapidly-growing North Carolina, where some 90,000 new homes are built each year, about two-thirds of them single-family units. 

Yet the powerful home construction lobby has long resisted stronger requirements for energy-saving features in residential construction, influencing the state legislature, where it is a major campaign donor, and until recently, the state’s Building Code Council, a citizen commission. 

Thus, while model codes are updated every three years, North Carolina’s rules remain outdated. Though the council was poised last year to bring the code in line with 2021 guidelines, lawmakers backed by developers intervened to circumvent the update, overriding a veto from Gov. Roy Cooper, a Democrat. 

This year, the Republican-led legislature relaxed insulation requirements and made other changes to the building code that many experts, including the state fire marshals’ association, argued would make homes less safe. Again, Cooper vetoed the measure, and in a vote last week, lawmakers overrode him.

“The General Assembly has let the homebuilding industry make a quick buck at the expense of North Carolina families who will pay more every month in home energy costs,” Drew Ball, Southeast campaigns director at Natural Resources Defense Council, said in a statement after the vote. “This law rolls back North Carolina’s energy building codes and passes the costs on to consumers.”

‘Let’s set the bar as high as possible’

But state building codes aren’t the only policies that can influence home construction.  

The federal government plays a huge role in promoting homeownership by guaranteeing loans for borrowers who can only make a small down payment or may otherwise risk default.  

In 2007, a sweeping energy law adopted under the George W. Bush administration required any new home purchased with backing from the Department of Housing and Urban Development or the Department of Agriculture to meet the latest model code for energy efficiency. 

It wasn’t until 2015 that the Obama administration tied the loans to the 2009 model energy efficiency code. The Trump administration took no action.

The Biden-Harris administration picked up the torch last year, beginning an examination to make sure the latest model codes would bring more benefits than costs. In May of this year, officials concluded that the 2021 standards wouldn’t negatively affect the affordability and availability of housing.

“As a result of the updated energy standards, energy efficiency improvements of 37% will cut energy costs by more than $950 per year, saving homeowners tens of thousands of dollars over the lifetime of the home,” a press release from the Department of Housing and Urban Development said.

Similarly, last year an independent government lab found that the more stringent standards will add about $5,000 to the cost of the average North Carolina home, but generate a positive monthly cash flow instantly in the form of lower utility bills. 

About 1 in 10 new single-family home loans per year are backed by the Department of Housing and Urban Development or the Department of Agriculture, according to the federal officials. 

The Department of Veterans Affairs must update its lending rules to match those of HUD and USDA, impacting another 3% to 5% of newly built homes, Ungar estimates.

Howard, who’s building a small collection of super-efficient homes in Granite Falls, says just one of the 11 cottages so far is being financed with a loan that would be affected by the new rule. 

“As a small builder who’s focused on attainable housing, I’m going to assume that a certain percentage of my buyers will qualify for the USDA loan programs,” he said. “And so of course, I want them to have the ability to participate in those. But I’ve already made the decision to build to zero-energy ready, which is currently based on the 2021 [model code]. I’m already there.” 

The bigger impact of the new rule will be on large, multi-state, multi-regional builders who focus on starter homes, Howard said. “Those kinds of builders don’t want two different levels that they’re building to. They would rather have one that simplifies their entire construction process.”

With the new rule, then, builders can either adhere to the latest energy efficiency standards so that potential buyers can qualify for federal backing on their loans — or not. 

“Let’s set the bar as high as possible,” said Howard, “and then builders get to choose.” 

If multi-state builders choose to build all of their homes to the 2021 model code, the rule’s impact could extend beyond the roughly 15% of new stock estimated by government officials and advocates.

‘A much broader impact’

If advocates succeed in getting the Federal Housing Finance Agency, the regulator of Fannie and Freddie, to adopt the same standards, the effect would be even greater: the two companies ultimately end up buying over half of mortgages in the country. 

“Now you’re talking about 70% of the loans in this country,” Howard said. “So that’s obviously a much broader impact.”

As they have in North Carolina, the national builder lobby claims the energy efficiency standards will add tens of thousands of dollars to construction costs. They oppose the rule that’s already finalized for the Departments of Agriculture, Housing and Urban Development, and Veterans Affairs, and they object to extending the requirements to Fannie and Freddie. 

“If Fannie and Freddie were forced to comply with the 2021… mandate,” Missouri builder Shawn Woods told Congress this spring, “this would become a de facto national standard and be a massive blow to housing affordability.” 

Unless Republican presidential nominee Donald Trump wins this November, the finalized rule is safe for now, advocates believe. As for the broader requirements on Fannie and Freddie, the director of the Federal Housing Finance Agency said it would study the matter and issue a decision by the end of June. 

“Obviously, they did not do that,” Ungar said.

Even with N.C.’s building code frozen, federal rule poised to boost energy-efficient housing in the state is an article from Energy News Network, a nonprofit news service covering the clean energy transition. If you would like to support us please make a donation.

A federal grant will help four of Ohio’s largest cities collaborate on new voluntary building performance standards and a resource hub to help commercial building owners save energy and cut emissions.

Cincinnati, Cleveland, Columbus, and Dayton will use $10 million in Inflation Reduction Act funding to establish the Ohio High Performance Building Hub, which will connect building owners with technical guidance, financing solutions, incentives, training, and other support.

Clean energy advocates and city sustainability leaders hope the program will offer a new path forward in a state where buildings account for about one-fourth of greenhouse gas emissions but state lawmakers have gutted mandatory energy efficiency measures. The state ranked 44th in a recent state energy efficiency policy report card.

“All four of those cities have ambitious climate goals, and addressing existing buildings is a crucial part of that,” said Nat Ziegler, a program manager with Power a Clean Future Ohio, which is a partner on the grant. They expect lessons learned from the work and the hub can eventually help other cities and towns in Ohio and across the Midwest.

Buildings account for a significant share of greenhouse gas emissions in the four cities participating in the grant: greater than 60% for Cincinnati and from 50% to 55% for Cleveland, Columbus and Dayton. The new program will specifically target emissions from more than 421 million square feet of commercial building space among the four cities.

“This is a great way to really jump-start a lot of that work,” said Erin Beck, assistant director for Sustainable Columbus.

The hub could help building owners navigate funding under the Inflation Reduction Act, as well as through bonds issued by the Ohio Air Quality Development Agency or local port authorities or lending from green banks or more traditional financial institutions.  

Standards vs. codes

Existing building energy codes “apply primarily to new construction and major renovations, which is great. But most buildings already exist, right?” said Amanda Webb, an assistant professor of architectural engineering at the University of Cincinnati, which was the lead recipient of an earlier $2.9 million grant focused on developing technical guidance for the voluntary standards.

Work under both Department of Energy grants focuses on “coming up with a way to help really deliver the benefits of energy efficiency to existing buildings at scale,” Webb said.

The standards will differ from more general guidelines such as the U.S. Green Building Council’s LEED program, which largely emphasize new construction and a broader range of sustainability measures than energy use and emissions. 

Cities will use the technical guidance from the work by Webb’s group and results from outreach to develop standards, rather than codes. The difference is codes are mandatory, with penalties for violations, whereas standards are not.

“The approach that we’re taking with this is definitely much more of a carrot approach” than a stick, said Robert McCracken, who heads up energy management for the Office of Environment & Sustainability in Cincinnati, which is the lead partner on the project.

The reasons are largely legal, as well as political. Over the past decade, leadership in the Ohio General Assembly has generally opposed imposing requirements to cut pollution, and a bill for utilities to provide voluntary energy efficiency programs still has not passed.

As a legal matter, cities generally can’t adopt building codes stricter than those established by the Ohio Board of Building Standards. However, the board doesn’t have authority to set requirements for benchmarking emissions or performance standards for existing buildings. The cities’ grant application said the board confirmed that a delegation of authority won’t be needed, as long as they don’t adopt new construction codes.

Energy efficiency provides its own incentives for building owners, because “it saves money,” said Oliver Kroner, who heads up Cincinnati’s Office of Environment & Sustainability. “People are generally aligned with the [city’s] climate commitments. But there’s sometimes the gap with what you want to do and how to get there.”

Lower costs for building owners can also let them charge lower rents, which can attract tenants. “We frequently receive inquiries from companies who are considering relocating, and they’re interested in the climate effort here,” Kroner said.

Ziegler said many of their organization’s 50 local government members also have shown interest in getting help for cutting building emissions. The independent hub to be set up under the new grant will really help building owners with the “nuts and bolts” for meeting their city’s building performance standards, they said.

Columbus is the only one of the four cities with a benchmarking policy right now, and the plan calls for the others to adopt their own versions as well. Benchmarking will be key for letting the cities track progress in reducing energy use. Based on existing commercial building stock in each city, the team members estimate cutting energy use 45% by 2050, the grant application materials said.

Beck said the Columbus benchmarking program has “been very successful,” noting the city has worked with building owners to help them comply. Audits done as part of the process have also identified “low hanging fruit” for adding energy efficiency through LED lighting, thermostat adjustments and so on, she noted.

Equity issues

Equity concerns also factor into the choice of standards versus codes. Businesses in historically disinvested communities already face a variety of financial and other challenges. 

“We want this to be a benefit rather than yet another burden that’s imposed on them,” Ziegler said.

Webb’s team is also exploring how building performance standards could be tailored up front to address concerns about affordability. Possibilities could include a metric to reflect greater equity needs or measures to ensure tenants as well as owners benefit from savings.

“We have other grants that are focused on workforce development,” Kroner said, adding his hope that many people from underserved communities will be able to work in jobs to help buildings meet building performance standards once they’re adopted.

As work by Webb’s group continues, the four cities and others will gear up for outreach efforts and other work so they’re ready to adopt standards. “There’s going to be a lot of education and outreach in the beginning,” McCracken said.

Ohio cities to collaborate on voluntary program to help commercial buildings cut emissions is an article from Energy News Network, a nonprofit news service covering the clean energy transition. If you would like to support us please make a donation.

A year and a half since Massachusetts introduced an optional new building code aimed at lowering fossil fuel use, climate activists are heartened by how quickly cities and towns are adopting the new guidelines. 

The new code, known as the specialized stretch code, became law in 2023. Since then, 45 municipalities representing about 30% of the state’s population have voted to adopt its guidelines. The code is already active in 33 of these communities and scheduled to take effect over the next year in another 12.

“That is just an astounding statistic to me,” said climate advocate Lisa Cunningham, one of the founders of decarbonization nonprofit ZeroCarbonMA. “The rollout has been, quite frankly, amazing.”

Massachusetts has long been a leader in using opt-in building codes to push for decarbonization of the built environment. In 2009, the state introduced the country’s first stretch code, an alternative version of the building code that includes more stringent energy efficiency requirements. Municipalities must vote to adopt the stretch code, and the vast majority have done so: As of June, just 8.5% of residents lived in the 50 towns and cities without a stretch code. 

The specialized stretch code takes this approach a step farther. The goal is to create a code that will help achieve target emissions reductions from 2025 to 2050, when the state aims to be carbon-neutral. In 2021, the legislature called on the state to create an additional opt-in code that would get close to requiring net-zero carbon emissions from new construction. 

“We want to work towards decarbonizing those buildings, right from the start, as we look to a future in 2050 while we are net-zero in greenhouse gas emissions,” said Elizabeth Mahony, commissioner of the Massachusetts Department of Energy Resources.

At the same time, electrified, energy-efficient homes will mean lower energy costs for residents over time, more comfortable and healthier indoor air, and more stable indoor temperatures when power outages occur, she said. 

The construction industry, meanwhile, has concerns about the measure’s impact on upfront costs. 

Getting to net-zero buildings

The resulting code doesn’t require buildings to achieve net-zero emissions right away, but attempts to ensure any new construction will be ready to go carbon-neutral before 2050.

There are a few pathways for compliance. A newly built home can use fossil fuels for space heating, water heating, cooking, or drying or be built fully electrified. If the new home uses any fossil fuels, however, it must be built to a higher energy efficiency standard, be wired to ready the house for future electrification, and include solar panels onsite where feasible. In all cases, homes must be wired for at least one electric vehicle charging station.

Larger, multifamily buildings must be built to Passive House standards, a certification that requires the dramatic reduction of energy use as compared to similar buildings of the same size and type. Single-family homes can also choose to pursue Passive House certification. 

Decarbonization advocates are pleased with the rollout so far. The state’s major cities, including Boston, Worcester, and Cambridge, were all quick to adopt the code. In most municipalities the vote to adopt the specialized code has been near-unanimous, said Cunningham.

And more communities are considering the specialized code.

“We’re talking to a lot of communities that are contemplating it for their town meetings this fall,” Mahony said. “We know there is a growing sense out there of wanting to do this.” 

 The key to convincing cities and towns that the code is a good idea is for municipal governments to understand and frame the code as a consumer protection measure, rather than an added burden, Cunningham said. The requirements of the specialized code along with state and federal incentives can save on construction costs upfront, and will ensure buildings cost less to operate during their lifetime, offering significant benefits to residents, she said. 

“At the point of construction this is an incremental expense – it’s barely even a blip,” she said. “Then it directly reduces your future electricity bills.”

A troublesome transition?

Many in the construction industry, however, disagree with Cunningham’s take. Emerson Clauss III, a director with the Home Builders and Remodelers Association of Massachusetts, has found the equipment needed to reach the high standards in the code is more expensive than its authors counted on, and supply chain issues are causing even higher prices.  

“It’s had quite a rough start to it,” Clauss said. “It’s adding considerable cost to new housing.” 

He also worries that the high cost of electricity now — Massachusetts electricity prices are the third highest in the country — spells near-term financial trouble for homeowners that feel forced to go all-electric. 

“The idea that it’s going to cost less 20 years from now — what does that do for people who need to get into a house now?” he asked.

Furthermore, the creation of a new optional code, he said, adds another variable for builders already jumping between the basic code and the previous stretch code, as well as learning the new rules in ten communities banning fossil fuels as part of a state pilot program. Even municipal building directors aren’t able to keep up, Clauss said, recalling a confused call with a suburban building inspector who needed 20 minutes to confirm it was OK to install a natural gas line in a new home. 

In Cambridge, one of the first cities to adopt the specialized code, Assistant Commissioner of Inspectional Services Jacob Lazzara noted there was some confusion at the outset, but time and proactive communication from the city helped ease the transition. The city has held trainings, created materials to hand out to builders and design professionals, and fine-tuned internal communications to make sure the staff is all well informed. 

“There was a little bit of shock for everyone at first, but I think we’re in a good place right now,” Lazzara said.

Massachusetts cities are quickly embracing new emission-slashing building code option is an article from Energy News Network, a nonprofit news service covering the clean energy transition. If you would like to support us please make a donation.

A bill introduced in the California legislature proposes to slash hundreds of millions of dollars from programs that help schools replace worn-out HVAC systems, low-income households install batteries, and affordable housing projects deploy solar panels — all for what would amount to a one-time rebate of no more than $50 for customers of the state’s three major utilities.

Lawmakers and Governor Gavin Newsom’s office have crafted the legislation, which they are calling the ​“affordability project,” in response to fast-rising utility rates at the state’s three large investor-owned utilities: Pacific Gas & Electric, Southern California Edison, and San Diego Gas & Electric.

But community groups, environmental advocates, and clean energy industry groups say the cuts will cause immediate and severe harms to those relying on them while doing next to nothing to fulfill their purported goal of reining in the state’s sky-high electricity rates.

“It’s not a way to solve the problem, and you’re hurting programs that are working,” said 

Merrian Borgeson, policy director for California climate and energy at the nonprofit environmental group Natural Resources Defense Council, told Canary Media in an interview.

AB 3121 emerged late Wednesday evening after weeks of backroom negotiations over how best to control rate increases for customers. But the reforms proposed by the bill do little to address the primary drivers of those increases, which come down to the investments utilities are making in their power grids to meet rapidly rising electricity demand, and also to harden them against the risk of sparking deadly wildfires.

Another bill introduced late Wednesday, SB 1003, would call on state agencies to increase oversight over utilities’ wildfire-mitigation spending, which could lead to cost reductions. And another bill, AB 3264, would require the California Public Utilities Commission (CPUC) to assess and analyze total annual energy costs for residential customers, with the goal of finding ways to shift some costs from ratepayers.

“California’s high electricity prices are a decade in the making,” Borgeson said in a Thursday statement. ​“We need an overhaul that targets the root causes of this surge: wildfire spending, capacity constraints, insufficient regulatory oversight, and the need for funding sources beyond consumer-paid utility rates to address the climate crisis. This policy proposal will move the needle on some of these challenges, but it also includes damaging cuts to important programs that benefit vulnerable communities.”

NRDC has estimated that the cuts being proposed would yield only about a $50 one-time rebate for the average residential customer of the state’s three major investor-owned utilities. A report from Politico this week cited an unnamed California lawmaker who estimated the cuts would provide customers as little as $30 each in one-time rebates.

A Wednesday letter signed by NRDC and more than two dozen other groups warned Newsom, California Senate President Pro Tempore Mike McGuire, and Speaker of the Assembly Robert Rivas against cuts to ​“critical programs that advance energy affordability, reliability, and climate resilience for vulnerable communities.”

“Focusing on short-term tactics will not resolve California’s affordability crisis,” the groups wrote. ​“Instead, it will exacerbate it, making our energy system more expensive, polluted, and dangerous — especially for our most vulnerable communities.”

The pushback comes as lawmakers are scrambling to address unfinished business before this year’s legislative session ends at midnight on Saturday — including a June pledge from California Assembly Utilities and Energy Chair Cottie Petrie-Norris, sponsor of AB 3121, to cut the bills of customers of the state’s three big utilities by $10 per month. (Petrie-Norris’s office did not immediately respond to a request for comment on Thursday.)

The high cost of electricity has become a pressing problem for low-income Californians struggling to pay their utility bills, and is threatening to derail the state’s broader electrification efforts by dramatically increasing the costs to consumers of switching from fossil fuels to electricity to power their cars and provide household heating.

In the past 10 years, average electrical rates have risen by 110 percent for residential customers of PG&E, 90 percent for those served by Southern California Edison, and 82 percent for customers of SDG&E, according to data compiled by state regulators. The past three years alone have seen average residential rates jump by 51 percent for PG&E and SCE and 20 percent for SDG&E.

And more rate hikes are looming at PG&E, the state’s biggest utility, which serves about 16 million people in Northern and Central California. In November, the California Public Utilities Commission approved a rate case adding about $32.50 per month to customers’ bills, followed by a further rate hike in March of about $5 to $6 per month starting this spring.

In a July report, the CPUC forecasted average annual electric rate increases of 10.8 percent for PG&E, 6.8 percent for SCE, and 5.6 percent for SDG&E, compared with an assumed inflation rate of 2.6 percent.

This chart from the CPUC’s July report breaks out the proportion of the state’s three big utilities’ ​“revenue requirement,” or how much money they must bring in from ratepayers to cover their costs. The biggest increases are coming from distribution-grid investments, primarily driven by PG&E’s program aimed at burying power lines, clearing vegetation, and installing technology to reduce wildfire risks.

According to reporting from The Sacramento Bee citing anonymous sources familiar with the negotiations, earlier versions of the affordability package included proposals to reduce broader grid expansion costs via ​“securitization” — financing some portion of utility spending through debt, rather than by passing them on to ratepayers.

But those components, which could reduce the profits that utilities earn for investments in their capital infrastructure, were dropped from the bill, the Bee reported last week.

With the potential savings from the wildfire-mitigation cost controls and broader energy cost analysis as yet unclear, the only immediate savings from the legislative package would come from cuts to programs that serve ​“people who don’t have political power,” said Beckie Menten, senior regulatory and policy specialist at the nonprofit Building Decarbonization Coalition.

“We’re really supportive of solutions that address affordability,” she said. But ​“what we’re seeing on the table for the most part are pretty reactive and not very comprehensive of our systemic solutions.”

On the chopping block: School HVAC retrofits and solar and batteries for low-income residents 

AB 3121 proposes to provide utility customers with rebates by clawing back unspent and ​“unencumbered” funds from three programs: California Schools Healthy Air, Plumbing, and Efficiency (CalSHAPE); the Self-Generation Incentive Program (SGIP); and Solar on Multifamily Affordable Housing (SOMAH).

The CalSHAPE program, administered by the California Energy Commission, was created by a law passed during the Covid pandemic to help schools repair HVAC systems to improve health, and it has disbursed 646 grants totaling $421 million in funding for the ventilation upgrades.

Roughly $250 million remains in the program, and many schools were in the process of applying for funding, said Stephanie Seidmon, program director of nonprofit advocacy group Undaunted K12. But AB 3121 would retroactively set the deadline for those applications at July 1, 2024, and return any funds not disbursed to utility ratepayers.

But the one-time rebates per customer that would result aren’t worth the loss of funding for schools that need the money to improve air-conditioning and ventilation systems, Seidmon contended. ​“It’s really important for low-income schools that can’t raise a bond measure to upgrade their HVAC systems, or schools facing these wildfire and heat risks,” she said.

Much of CalSHAPE’s remaining $250 million in funding ​“is for schools that are replacing their HVAC as we’re going to be facing wildfires this fall,” said NRDC’s Bergeson. ​“It’s crazy to me we’d be taking away that money, especially when many of these schools are in disadvantaged communities and were depending on this.”

The SGIP program provides incentives for low-income customers to purchase batteries to provide backup power during power outages. In a March decision, the CPUC allocated $280 million to the program’s current grant cycle, and lawmakers pledged in a 2022 budget and climate law, AB 209, to provide $350 million to the program over the next several years.

Returning unspent portions of those funds to utilities would provide a minimal one-off rebate to individual customers at the cost of undermining a program that ​“helps both rural and disadvantaged communities” obtain batteries that are increasingly valuable in a state experiencing heat- and wildfire-driven grid emergencies, said Edson Perez, California policy lead for clean energy industry trade group Advanced Energy United.

The batteries installed through the program also help store solar power for use in evenings, when grid power tends to be dirtier and more expensive, which ​“helps the grid as a whole,” he said. A May report to the CPUC found that batteries installed through SGIP have reduced utility costs by roughly $27 million, primarily during a September 2022 heat wave that threatened to overwhelm California’s grid.

The SOMAH program has a budget of $100 million and a legislatively mandated goal of installing 300 megawatts of solar by 2032, and is ​“California’s landmark program for multifamily affordable housing access to affordable solar and affordable storage,” said Steve Campbell, western regulatory director for nonprofit Vote Solar.

AB 3121 doesn’t call for reclaiming the entirety of that funding stream. But it would require the CPUC to credit ​“no more than 1/2 of the program funds that are unencumbered as of January 1, 2025,” back to utilities to return to customers as rebates.

SOMAH was created in 2019 and saw a significant slowdown during the Covid pandemic, Campbell said. In the past year, however, applications and projects have picked up steam. 

“When a low-income program starts to work again is the worst time to pull the rug out from underneath it,” he said. 

California electric bill relief plan would gut low-income energy programs is an article from Energy News Network, a nonprofit news service covering the clean energy transition. If you would like to support us please make a donation.

Construction is underway in St. Paul, Minnesota, on a major affordable housing development that will combine solar, geothermal and all-electric appliances to create one of the region’s largest net-zero communities.

Twin Cities Habitat for Humanity broke ground in June on a four-block, 147-unit project on the site of a former golf course that’s being redeveloped by the city and its port authority, which made the decision to forgo gas hookups. 

Affordable housing and Habitat for Humanity builds in particular have become a front line in the fight over the future of gas. The organization has faced criticism in other communities for accepting fossil fuel industry money and partnering with utilities on “net-zero” homes that include gas appliances. It’s also built several all-electric projects using advanced sustainable construction methods and materials.

The scale of the Twin Cities project is what makes it exciting, according to St. Paul’s chief resilience officer Russ Stark. 

“We’ve had plenty of motivated folks build their own all-electric homes, but they’re one-offs,” he said. “There haven’t been many, if any, at scale.”

Stark added that the project, known as The Heights, was made possible by the federal Inflation Reduction Act. 

“I think it’s fair to say that those pieces couldn’t have all come together without either a much bigger public investment or the Inflation Reduction Act, which ended up being that big public investment,” he said.

A vision emerges

Port Authority President and CEO Todd Hurley said his organization bought the property in 2019 from the Steamfitters Pipefitters Local 455, which maintained it as a golf course until 2017. When no private buyers expressed interest in the property, the Port Authority bought it for $10 million.

Hurley said the Port Authority saw potential for light industrial development and had the experience necessary to deal with mercury pollution from a fungicide the golf course staff sprayed to kill weeds.

“We are a land developer, a brownfield land developer, and one of our missions is to add jobs and tax base around the creation of light industrial jobs,” Hurley said.

The Port Authority worked with the city’s planning department on a master plan that included housing, and it solicited developers to build a mix of market-rate, affordable and low-income units. The housing parcels were eventually sold for $20 million to a private developer, Sherman Associates, which partnered with Habitat and JO Companies, a Black-owned affordable and multi-family housing developer.

“Early on, we identified a very high goal of (becoming) a net zero community,” Hurley said. “Everything we have been working on has been steering towards getting to net zero.”

Twin Cities Habitat President and former St. Paul mayor Chris Coleman said the project met his organization’s strategic plan, which calls for building bigger developments instead of its traditional practice of infilling smaller lots with single-family homes and duplexes. The project will be the largest the organization has ever built in the Twin Cities.

Coleman said the Heights offered an opportunity to fill a need in one of St. Paul’s most diverse and economically challenged neighborhoods and “be part of the biggest investment in the East Side in over 100 years.”

The requirement for all-electric homes merged with Habitat’s goal of constructing more efficient and sustainable homes to drive down utility costs for homeowners, he said. Habitat built solar-ready homes and sees the solar shingles on its homes in The Heights as a potential avenue to producing onsite clean energy.

Zeroing in on net zero

Mike Robertson, a Habitat program manager working on the project, said the organization worked with teams from the Minneapolis-based Center for Energy and Environment on energy modeling.

“The Heights is the first time that we’ve dived into doing an all-electric at scale,” Roberston said. “We have confidence that these houses will perform how they were modeled.”

Habitat plans to build the development to meet the Zero Energy Ready Home Program standards developed by the U.S. Department of Energy. Habitat will use Xcel Energy’s utility rebate and efficiency programs to achieve the highest efficiency and go above and beyond Habitat’s typical home standards.

The improved construction only adds a few thousand dollars to the overall costs and unlocks federal government incentives to help pay for upgrades, he said.

The nonprofit will receive free or reduced-cost products from Andersen Windows & Doors and other manufacturers. GAF Energy LLC, a solar roofing company, will donate solar shingles for over 40 homes and roofing materials. On-site solar will help bring down energy bills for homeowners, he said.

Chad Dipman, Habitat land development director, said the solar shingles should cover between half and 60% of the electricity the homes need. Habitat plans to use Xcel Energy incentive programs to help pay for additional solar shingles needed beyond those donated. 

Habitat will install electric resistance heating technology into air handlers to serve as backup heat for extremely cold days. Dipman said that the air source heat pumps will also provide air conditioning, a feature not available in most Habitat properties in Minnesota.  

Phil Anderson, new homes manager at the Center for Energy and Environment, has worked with Habitat on the project. He said the key to reducing the cost of heating and cooling electric homes is a well-insulated, tight envelope and high-performance windows. Habitat will build on its experience with constructing tight homes over the past decade, he said.

“Overall, the houses that we’ve been part of over the last almost ten years have been very tight homes,” Anderson said. “There’s just not a lot of air escaping.”

Habitat’s national office selected The Heights as this year’s Jimmy & Rosalynn Carter Work Project, named after the former president and his wife, two of Habitat’s most famous supporters. The work project begins September 29^th and will receive as visitors Garth Brooks and Trisha Yearwood, who now host the Carters’ program.

Robertson said thousands of volunteers from around the country and the world will help put up the homes. The Heights project “raises a lot of awareness for Habitat and specifically for this development and the decarbonization efforts that we’re putting into it,” he said.

The Heights’s two other housing developers continue raising capital for their projects and hope to break ground by next summer. Habitat believes the project will meet its 2030 completion deadline.

A St. Paul, Minnesota Habitat for Humanity project will offer affordable housing without fossil fuels is an article from Energy News Network, a nonprofit news service covering the clean energy transition. If you would like to support us please make a donation.